Calistoga City Council
May 12, 2026

Mayor
Donald Williams
Vice Mayor
Lisa Gift
Councilmembers
Irais Lopez-Ortega
Scott Cooper
Kevin Eisenberg
AGENDA
City Council - Regular Meeting
Tuesday, May 12, 2026 - 6:00 PM
1307 Washington St., Calistoga
Hybrid
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: 869-7536-9274

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 the 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 5.12 (Page 5)

4. CITY MANAGER’S REPORT

5. PROCLAMATIONS/PRESENTATIONS/ AWARDS

5.1. Council will consider proclaiming May as Mental Health Awareness Month.

Recommended Action: - Consider Making the Proclamation
Staff Report - Proclaiming May as Mental Health Awareness Month - Pdf (Page 6 - 7)

5.2. Council will consider making a proclamation in honor of LGBTQ+ Pride Month and ordering the display of the rainbow flag on June 1, 2026, at 4 pm.

Recommended Action: - Consider Making the Proclamation
Staff Report - Proclamation in honor of LGBTQ+ Pride Month and flag display. - Pdf (Page 8 - 9)

5.3. Updating the City Council on the Capital Improvement Program Schedule Tracking for FY25/26 & long range forecasts.

Recommended Action: - Receive the Presentation
Staff Report - Capital Improvement Program (CIP) Update - Pdf (Page 10 - 20)

6. CONSENT CALENDAR

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

6.2. Consider adopting three resolutions calling and giving notice of a General Municipal Election to be held on Tuesday, November 3, 2026; requesting the election be consolidated with the Statewide General Election and requesting County election services; and adopting regulations pertaining to the Candidate’s Statements provided to voters in the Sample Ballot pamphlet.

Recommended Action: - Consider Adopting the Resolution
Staff Report - Calling and Giving Notice of a General Municipal Election to be Held on November 3, 2026 - Pdf (Page 21 - 30)

6.3. Council will Consider the Construction of a Concrete Pad at the Police Firearms Range Site
Recommended Action: - Consider Adopting the Resolution
Staff Report - Construction of Concrete Pad at Police Firearms Range Site - Pdf (Page 31 - 34)

6.4. Council will Consider the Purchase of a Patrol Vehicle.

Recommended Action: - Consider Adopting the Resolution
Staff Report - Purchase of Police Vehicle - Pdf (Page 35 - 37)

6.5. Council will consider amending the Proclamations and Presentations Policy to allow for three proclamations per Council Meeting.

Recommended Action: Consider approving the policy amendment.

Staff Report - Amending the City's Proclamations and Presentation Policy - Pdf (Page 38 - 41)

7. PUBLIC HEARING

7.1. Consider adopting a resolution approving the Calistoga Police Department to purchase a drone and the necessary parts to convert its 12-gauge shotguns to lesslethal shotguns.

Recommended Action: - Consider Adopting the Resolution
Staff Report - Approval and Purchase of Less Lethal, Approval of Drone Program "Military Equipment" - Pdf (Page 42 - 60)

8. GENERAL GOVERNMENT

8.1. Consider introducing and waiving first reading of an Ordinance amending Sections

8.16.010, 8.16.020, and 8.16.030 and adding Section 8.16.090 to Chapter 8.16, “Garbage and Refuse” of Title 8 of the Calistoga Municipal Code relating to commercial waste collection and disposal.

Recommended Action:

Introduce and waive further reading of an Ordinance of the City Council of the City of

Calistoga amending Sections 8.16.010, 8.16.020, and 8.16.030 and adding Section

8.16.090 to Chapter 8.16, “Garbage and Refuse” of Title 8 of the Calistoga Municipal Code relating to commercial waste collection and disposal.

Staff Report - Introduction and First Reading of an Ordinance Amending Chapter 8.16 of the Calistoga Municipal Code, “Garbage and Refuse” Relating to - Pdf (Page 61 - 70)

8.2. Resolution Initiating General Plan, Zoning Map and Municipal Code Text Amendments to Provide Provisions for Missing Middle Housing.

Recommended Action: - Consider Adopting the Resolution
Staff Report - Resolution Initiating General Plan, Zoning Map and Municipal Code Text Amendments to Provide Provisions for Missing Middle Housing. - Pdf (Page 71 - 163)
ATTACHMENT D - Peer Jurisdiction Examples (Page 71 - 163)

8.3. The Fairgrounds Advisory Committee's Site Analysis Subcommittee requests authorization and funding for a Site Survey of the fairgrounds.

Recommended Action: - Consider Adopting the Resolution
Staff Report - Fairgrounds Advisory Committee Site Analysis Committee Request for Site Survey of the fairgrounds. - Pdf (Page 164 - 169)

8.4. ***THIS ITEM WAS CONTINUED TO A FUTURE MEETING***
Direction on Proposed Adjustments to Community Funding Allocations for FY 2026/27 Budget
Recommended Action: - Consider Discussing the Item and Providing Staff Direction

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 May 5, 2026, by 4:30 p.m.

Yudiana Galvan, City Clerk

From: Douglas Allan
Sent: Sunday, May 10, 2026 8:24:18 PM
To: Donald Williams , Irais Lopez-Ortega Lisa Gift , Kevin Eisenberg , Scott Cooper Subject: Fairgrounds planning process

Mayor Williams and Members of the City Council,
The recent announcement that the city’s five-year concert promotion agreement at the fairgrounds will not be moving forward should prompt serious reflection by the Council regarding the overall approach to the fairgrounds property since its acquisition.

For going on two years, many members of the community have consistently advocated for a thoughtful and professional planning process for this important civic asset — one grounded in experienced real estate, public space, economic development, and event management expertise. Unfortunately, the city’s approach has too often appeared reactive and opportunistic, pursuing individual ideas or proposals without a clearly articulated long-term vision supported by qualified professional guidance.

I do not view the recent collapse of the concert arrangement as a failure of the promoters themselves. In fact, I appreciate their willingness to recognize the operational and financial challenges involved before moving too far down an impractical path. Rather, this episode highlights a larger issue: the continued underestimation of the complexity, cost, and longterm operational realities associated with the fairgrounds property.

The fairgrounds represent one of Calistoga’s most significant civic and economic assets.

Decisions regarding its future deserve a disciplined planning process, transparent community engagement, and leadership informed by professionals with relevant experience in public space planning, development, finance, and operations. The FAC is an important starting point and I recognize that you have implemented and kept this committee active and we need to be tapping into their expertise but the formation of this committee is but one part of a complex process that should be de rigueur for a project of this scope.

I strongly encourage the Council to pause the pattern of reacting to isolated opportunities and instead commit to a comprehensive master planning effort that establishes realistic priorities, operational goals, financial expectations, and community-supported uses for the property before additional major commitments are made.

Respectfully,
Doug Allan
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 Regular Meeting - May 12 2026
Subject: Proclaiming May as Mental Health Awareness Month DESCRIPTION:

Council will consider proclaiming May as Mental Health Awareness Month.

RECOMMENDATION:

Consider Making the Proclamation
SUMMARY:

Mental Health Awareness Month was established in 1949 by Mental Health America to increase awareness of the importance of mental health and wellness in Americans' lives, and to celebrate recovery from mental illness. Mental Health Awareness Month also raises awareness of trauma and the impact it can have on the physical, emotional, and mental well-being of children, families, and communities. Mental health is essential for a person's overall health. Prevention works, treatment is effective, and people can recover from and live with mental disorders, while also living full and productive lives.

The City of Calistoga recognizes the importance of raising awareness of mental health needs.

FINANCIAL IMPACT:

None
CEQA STATUS:

None
ATTACHMENT(S):

Proclamation - Mental Health
APPROVAL(S):

Connie Cardenas, Admin. Services Director Approved - May 01 2026 Mitch Celaya, Interim City Manager Approved - May 01 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - May 04 2026 Item #5.1.

CITY OF CALISTOGA PROCLAMATION
in Honor of Mental Health Awareness Month
Whereas, mental health is essential to the well-being of individuals, families, and the community, yet millions of people continue to experience stigma and barriers that prevent them from seeking the care and support they need; and
Whereas, in California and across the nation, individuals living with serious mental health conditions often face challenges in daily functioning, access to treatment, and overall life expectancy when care is delayed or unavailable; and
Whereas, awareness, early intervention, and access to compassionate, culturally competent services can improve outcomes and affirm that recovery is possible for people of all ages and backgrounds; and
Whereas, fostering a community where residents feel safe, supported, and empowered to seek help is critical to reducing stigma and strengthening the overall health and resilience of our City;
Now, therefore, be it resolved that the City Council of the City of Calistoga hereby proclaims the month of May 2026 as Mental Health Awareness Month, and encourages all residents to promote understanding, support one another, and help eliminate the stigma surrounding mental health.

Signed and sealed, this 12th Day of May, 2026
_________________________
Donald Williams, Mayor
Item #5.1.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Yudiana Galvan, City of Calistoga | City Clerk
Meeting: City Council Regular Meeting - May 12 2026
Subject: Proclamation in honor of LGBTQ+ Pride Month and flag display.

DESCRIPTION:

Council will consider making a proclamation in honor of LGBTQ+ Pride Month and ordering the display of the rainbow flag on June 1, 2026, at 4 pm.

RECOMMENDATION:

Consider Making the Proclamation
SUMMARY:

June is a time to celebrate the contributions and history of the LGBTQ+ community, as well as to recognize the ongoing struggles for equality.

The flag raising on the City's ceremonial flagpole is scheduled for June 1, 2026, 4 pm.

FINANCIAL IMPACT:

None
CEQA STATUS:

This item is exempt.

ATTACHMENT(S):

Proclamation - LGBTQ
APPROVAL(S):

Connie Cardenas, Admin. Services Director Approved - May 01 2026 Mitch Celaya, Interim City Manager Approved - May 04 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - May 04 2026 Item #5.2.

CITY OF CALISTOGA PROCLAMATION
in Honor of LGBTQ+ Pride Month
WHEREAS, The City of Calistoga proudly recognizes June as LGBTQ+ Pride Month, honoring the resilience, contributions, and enduring spirit of lesbian, gay, bisexual, transgender, and queer individuals in our community and beyond; and
WHEREAS, LGBTQ+ individuals contribute to every facet of our society—as leaders, public servants, artists, families, and neighbors—yet they continue to be marginalized, discriminated against, and physically and emotionally attacked for who they are; and WHEREAS, Pride Month traces its roots to the fight for equality and justice, reminding us of the importance of standing against prejudice and working toward a more inclusive and respectful society for all; and
WHEREAS, the City of Calistoga is committed to fostering a welcoming community where diversity is celebrated, and all people are treated with dignity, fairness, and respect.

NOW, THEREFORE, BE IT PROCLAIMED that the Calistoga City Council hereby declares June as LGBTQ+ Pride Month and encourages all residents to recognize, support, and celebrate the LGBTQ+ community.

Signed and sealed, this 12th Day of May, 2026
_________________________
Donald Williams, Mayor
Item #5.2.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Derek Rayner, Public Works Director/City Engineer Meeting: City Council Regular Meeting - May 12 2026
Subject: Capital Improvement Program (CIP) Update
DESCRIPTION:

Updating the City Council on the Capital Improvement Program Schedule Tracking for FY25/26 & long range forecasts.

RECOMMENDATION:

Receive the Presentation
SUMMARY:

Staff has prepared an update to the CIP schedule (see enclosed) and uploaded this onto the City Website. The intent of the presentation is to inform the council and public of CIP project accomplishments and provide forecast updates on future/potential CIP projects.

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):

CIP_Schedule FY25-26
CIP_Presentation
APPROVAL(S):

Connie Cardenas, Admin. Services Director Approved - Apr 29 2026 Mitch Celaya, Interim City Manager Approved - Apr 29 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - Apr 30 2026 Item #5.3.

CITY OF CALISTOGA CAPTIAL IMPROVEMENT PROGRAM (CIP) SCHEDULE FOR FY25/26 Date:

LEGEND
Planning/Procurement/PolicyDesign/PermitBid & ProcureConstructionAwaiting Grant Award or City Funds or Community resolution * Council Priority Project
X Planned Construction Complete and/or Notice of Completion Text Goes into next Fiscal Year Project Complete

STREETS/BIKE/PEDESTRIAN
1 Lake Street (Grant to 5-way) $1.5M 100% Construct
X
2 Overlay Road Design & Construction $35k 10% Design-Construct3 * Vine Trail Fairway Extention (St Helena Calistoga) $0.36M 100% Construct X
4 EV Charging Stations $200K 25% Constuct5 Brannon Flashing Beacon (TDA-3 by 6/30/25) $580K 100% Design-Construct X
6 South Oak Bridge $2.5M 25% Design7 Speed Cushions (Implemetation) $15K 15% Design Construct X

WATER PROJECTS
8 Kimball Intake and Tower/Bypass $2.5M 10% Design9 Relocate Dunaweal Booster $7M 5% Construct 10 Watermain Replacement (Lincoln) $1.73M 100% Construct11 Watermain Replacement (Coastland) $151k 10% Design12 Kimball Dam Raise $2.1M 10% Design13 Brannan Street Water Loop $40k 100% Construct X
14 THM Removal $50K 10% Planning-Design15 WTP Improvements $75K 15% Ongoing16 Conn Creek Waterline Project $2.1M 15% Ongoing17 Maxfield Pathway and Emergency Water Replacement $70K 100% Design-Construct X
18 Automatic Meters - Install 760 Register & meter $500k 20% Construct X

WASTEWATER PROJECTS
19 * Riverside Ponds (POP March 30, 2026) $10M 100% Construct X
20 Palisades Lift Station Replacement Generator $75k 100% Construct X
21 Sewer Main Replacement (Coastland) $151K 10% Design22 Sewer Extension Reimbursement $75K 100% Construct X
23 WWTP Plant Improvements (WAS/RAS Pumps) $185K 20% Construct X

PARKS & BUILDINGS
24 Improvements to Facilities - City Hall paint $100k 100% Construct25 Improvements to Facilities - Paint PD $85k 100% Construct X
4/24/2026
FY 25/26 CIP SCHEDULE
TOTAL

PROJECT
COST
% FUNDS

THIS FY

PHASE &

OBJECTIVE JULY AUGUST SEPTEMBER OCTOBER NOVEMBER DECEMBER JANUARY FEBRUARY MARCH APRIL MAY JUNE Item #5.3.

1 Capital Improvement
Program (CIP) Update
City Council Meeting
Tuesday, May 12, 2026
Item #5.3.

2 Accomplishments FY25/26

1. Brannan Street Flashing Beacon Crossing

2. Complete Road Overlay Designs

3. Conn Creek Waterline (bid/start construction)

4. Speed Cushions

5. Painting Police Department

6. Pavement Projects: Lower Washington, Earl, Eddy, Anna Franklin, Lake Street (Grant/Trail)

7. Update PCI street ranking/reporting

8. Complete Riverside Ponds CDO

9. South Oak Bridge (seeking more grant funding)

10. FEMA Remapping flood zones

11. Replace all manual water meters with auto read

12. 75yr old water/sewer replacements (10% design/finance)

13. Complete Brannan Waterline loop

14. New RAS/WAS replacement pumps WWTP

15. Replace Palisade Lift station generator

16. New Sewer on N. Oak/Grant Street (around Fairgrounds)

17. New Sewer on end of Grant/Stevenson
Item #5.3.

3 Accomplishments FY25/26
Item #5.3.

4 Accomplishments FY25/26
Item #5.3.

5 Accomplishments FY25/26
Item #5.3.

6 Accomplishments FY25/26
Item #5.3.

7 FY26/27 – Planned Projects

1. 20MG Pond Relining

2. Fairgrounds - Water/Sewer replacements (design)

3. Golf Course - Recycle Irrigation Pump Improvements

4. Lincoln Avenue – New Watermains

5. Dwyer Road Pump Station

6. Conn Creek Waterline Replacement

7. Kimball Improvements –
Dam/Reservoir/Supply/Flashboards

8. Final PCI ranking/reporting

9. Recycle Pump Station Improvements

10.EV Charging for Bus/Fleet/Public

11.South Oak Bridge (design/permit/grants)

12.Design replacement of aging Sewer/Water Pipe
Item #5.3.

8 10-Year Long Range CIP
Parks/Blds $47M
Roads $45M
Water $43M
Sewer $25M
Total = $160M
Item #5.3.

9 Thank You – Questions?
City Council
Item #5.3.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Yudiana Galvan, City of Calistoga | City Clerk
Meeting: City Council Regular Meeting - May 12 2026
Subject: Calling and Giving Notice of a General Municipal Election to be Held on November 3, 2026
DESCRIPTION:

Consider adopting three resolutions calling and giving notice of a General Municipal Election to be held on Tuesday, November 3, 2026; requesting the election be consolidated with the Statewide General Election and requesting County election services; and adopting regulations pertaining to the Candidate’s Statements provided to voters in the Sample Ballot pamphlet.

RECOMMENDATION:

Consider Adopting the Resolution
SUMMARY:

Every two years, the City of Calistoga conducts a General Municipal Election to elect officers to represent its residents. The Mayor serves a two-year term, and the four Councilmembers serve fouryear terms. The Councilmember terms are staggered with only two seats up for election every two years to provide continuity and stability on the City Council. The three seats up for election in November are currently held by Mayor Donald Williams and Councilmembers Kevin Eisenberg and Scott Cooper.

All seats are elected “at-large” with all registered voters of the City voting for each office. The office of Mayor is voted on separately from the Council with voters selecting one (1) candidate. The offices of Councilmember are voted on together with voters selecting up to two (2) candidates. Those receiving the highest number of votes are successful.

The City’s General Municipal Election is always held in conjunction with the Statewide General Election in November of every even year pursuant to the Calistoga Municipal Code. The City consolidates with the Napa County Elections Division, which then conducts the elections, tallies the results, and supplies the city with certified election results.

The cost of the election is borne by the City with the exception of the optional Candidate’s Statement. Because the Candidate Statement is optional, the candidate pays the full cost associated with publishing the statement in the Sample Ballot pamphlet. The cost estimate for standard translation of the optional candidate statement is $672, with the potential of additional costs if a candidate chooses translation in multiple languages.

In order to hold an election, and as provided in the California Elections Code and the Calistoga Municipal Code, the City Council is required to adopt resolutions that:

Item #6.2.

1. Calls and gives notice of the holding of a General Municipal Election (Attachment 1);

2. Requests consent from the Napa County Board of Supervisors to consolidate the General Municipal Election with the Statewide General Election and directs the Registrar of Voters to render specific services to the City in the conduct of the election (Attachment 2); and

3. Adopts regulations pertaining to candidate statements (Attachment 3).

Key election dates are noted below, with a more detailed calendar provided. (Attachment 4) Publish the Notice of Election 07/01/26 - 07/15/26
Nomination Period Opens/Closes 07/13/26 - 08/7/26
Extended Nomination Period Closes 08/12/26*
* Only in offices where the incumbent does not file*
Secretary of State Random Alpha Drawing 08/13/26
Start of Vote-by-Mail Period 10/05/26
Last Day to Register to Vote 10/19/26
Election Day 11/03/26
Oath of Office for Newly Elected Officials 12/03/26 - 12/23/26 To run for office, an individual must be a resident and registered to vote in the City of Calistoga.

Voter registration is confirmed prior to the issuance of nomination documents and instructions.

Interested parties are encouraged to check the City's election website for information or to call the City Clerk’s Office at 707-942-2807.

FINANCIAL IMPACT:

The estimated cost of the November 3, 2026, General Municipal Election is approximately $50,000 to be paid to the County of Napa Elections Division from Account Number 101-4133-4402 in FY 26/27.

CEQA STATUS:

This item is exempt.

ATTACHMENT(S):

Reso Calling Election 2026 ATTCH 1
Reso Consolidating Election 2026 ATTCH 2
Reso Candidate Stmt Regs 2026 ATTCH 3
General Elections Calendar 2026 ATTCH 4
APPROVAL(S):

Connie Cardenas, Admin. Services Director Approved - Apr 27 2026 Mitch Celaya, Interim City Manager Approved - Apr 29 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - Apr 30 2026 Item #6.2.

RESOLUTION NO. 2026-XXX

ADOPTED XXXXXX

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

NAPA, STATE OF CALIFORNIA, CALLING FOR THE HOLDING OF A GENERAL MUNICIPAL ELECTION TO BE HELD ON TUESDAY, NOVEMBER 3, 2026, FOR THE

ELECTION OF CERTAIN OFFICERS AND BALLOT MEASURES, IF ANY, AS

REQUIRED BY THE PROVISIONS OF THE LAWS OF THE STATE OF CALIFORNIA

RELATING TO GENERAL LAW CITIES
WHEREAS, under the provisions of the laws relating to the general law cities in the State of California, a General Municipal Election shall be held on November 3, 2026, for the election of Municipal Officers.

NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE

CITY OF CALISTOGA DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

Section 1. That pursuant to the requirements of the laws of the State of California relating to General Law Cities there is called and ordered to be held in the City of Calistoga, California, on Tuesday, November 3, 2026, a General Municipal Election for the purpose of electing a Mayor to a full term of two (2) years and two (2) Members of the City Council to a full term of four (4) years.

Section 2. That the ballots to be used at the election shall be in form and content as required by law.

Section 3. That the City Clerk is authorized, instructed and directed to coordinate with the County of Napa Registrar of Voters to procure and furnish any and all official ballots, notices, printed matter and all supplies, equipment and paraphernalia that may be necessary in order to properly and lawfully conduct the election.

Section 4. That the polls for the election shall be open at seven o'clock a.m. of the day of the election and shall remain open continuously from that time until eight o'clock p.m. of the same day when the polls shall be closed, pursuant to Election Code § 10242, except as provided in §§ 14212, 14401 of the Elections Code of the State of California.

Section 5. That in all particulars not recited in this resolution, the election shall be held and conducted as provided by law for holding municipal elections.

Section 6. That notice of the time and place of holding the election is given and the City Clerk is authorized, instructed and directed to give further or additional notice of the election, in time, form and manner as required by law.

Section 7. That in the event of a tie vote (two or more persons receive an equal and highest number of votes for an office) as certified by the County of Napa Registrar of Voters, shall in accordance with Election Code § 15651(a), resolve the tie vote by lot.

Section 8. That the City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolutions.

Item #6.2.

Resolution No. XXXXX
Section 9. The City Council authorizes the City Clerk to administer said election and all reasonable and actual election expenses shall be paid by the City upon presentation of a properly submitted bill.

PASSED, APPROVED AND ADOPTED this 12th day of May, 2026. 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 #6.2.

RESOLUTION NO. 2026-XXXX

ADOPTED XXXXX

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

OF NAPA, STATE OF CALIFORNIA, REQUESTING THE BOARD OF

SUPERVISORS OF THE COUNTY OF NAPA TO CONSOLIDATE AND RENDER

SPECIFIED SERVICES TO THE CITY RELATED TO THE CONDUCT OF THE GENERAL MUNICIPAL ELECTION TO BE HELD ON NOVEMBER 3, 2026 WHEREAS, the City Council of the City of Calistoga called a General Municipal Election to be held on November 3, 2026, for the purpose of the election of a Mayor to a full term of two (2) years and two (2) Members of the City Council to a full term of four (4) years; and
WHEREAS, it is desirable that the General Municipal Election be consolidated with the Statewide General Election to be held on the same date and that within the city the precincts, polling places (vote centers) and election officers of the two elections be the same, and that the county election department of the County of Napa canvass the returns of the General Municipal Election and that the election be held in all respects as if there were only one election.

NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE

CITY OF CALISTOGA DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

Section 1. That pursuant to the requirements of §10403 of the Elections Code, the Board of Supervisors of the County of Napa is hereby requested to consent and agree to the consolidation of a General Municipal Election with the Statewide General Election on Tuesday, November 3, 2026, for the purpose of electing a Mayor to a full term of two years and two Members of the City Council to a full term of four years.

Section 2. That the county election department is authorized to canvass the returns of the General Municipal Election. The election shall be held in all respects as if there were only one election, and only one form of ballot shall be used.

Section 3. That the Board of Supervisors is requested to issue instructions to the county election department to take any and all steps necessary as prescribed by §10418 of the Elections Code for the holding of the consolidated election.

Section 4. That the City of Calistoga recognizes that additional costs will be incurred by the County by reason of this consolidation and agrees to reimburse the County for any costs.

Section 5. That the City Clerk is hereby directed to file a certified copy of this resolution with the Board of Supervisors and the county election department of the County of Napa.

Section 6. That the City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolutions.

Item #6.2.

Resolution No. XXXX
PASSED, APPROVED AND ADOPTED this the 12th day of MAY, 2026. 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 #6.2.

RESOLUTION NO. 2026-XXX

ADOPTED XXXXX

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

OF NAPA, STATE OF CALIFORNIA, ADOPTING REGULATIONS FOR

CANDIDATES FOR ELECTIVE OFFICE PERTAINING TO CANDIDATE

STATEMENTS SUBMITTED TO THE VOTERS AT AN ELECTION TO BE HELD ON TUESDAY, NOVEMBER 3, 2026
WHEREAS, §13307 of the Elections Code of the State of California provides that the governing body of any local agency shall adopt regulations pertaining to materials prepared by any candidate for a municipal election, including costs of the candidate statement.

NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE

CITY OF CALISTOGA DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

Section 1. GENERAL PROVISIONS. That pursuant to §13307 of the Elections Code of the State of California, each candidate for elective office to be voted for at an Election to be held in the City of Calistoga on Tuesday, November 3, 2026, may prepare a candidate’s statement on an appropriate form provided by the City Clerk. The statement may include the name, age and occupation of the candidate and a brief description of no more than 200 words of the candidate’s education and qualifications expressed by the candidate himself or herself.

The statement shall not include party affiliation of the candidate, nor membership or activity in partisan political organizations. The statement shall be in uniform font and single line spacing with no form of emphasis such as Bolding, Italics, Bullets, Diamonds, Stars, Boxes, Circles, Check Marks, Asterisks, Underlining, unusual spacing, or ALL CAPITAL LETTERS (except in Titles and Acronyms). Or other such formatting that is deemed unacceptable by the Napa County Elections Office.

The statement shall be filed [in typewritten form] in the office of the City Clerk at the time the candidate's nomination papers are filed. In addition, candidates shall submit their statement in electronic format immediately before or during the appointment for filing nomination papers, with the goal of improving efficiency in typesetting the statement and assuring fidelity in reproduction of the statement.

The statement may be withdrawn, but not changed, during the period for filing nomination papers and until 5:00 p.m. of the next working day after the close of the nomination period. The statement is confidential until the close of the nomination period.

Section 2. FOREIGN LANGUAGE POLICY.

A. Pursuant to the Federal Voting Rights Act, candidate statements will be translated into all languages required by the County of Napa. The County is required to translate candidate statements into Spanish.

B. The County will mail separate voter information guides and candidate statements in Spanish to only those voters who are on the county voter file as having requested a voter information guide in Spanish. The County will make the voter Item #6.2.

Resolution No. XXXX
information guides and candidate statements in the required languages available at all polling places (vote centers), on the County’s website, and in the Election Official’s office.

Section 3. PAYMENT.

A. Translations: (1) The candidate shall be required to pay for the cost of translating and printing the candidate statement in the main voter pamphlet into any required foreign language as specified in Section 2 above, pursuant to Federal and/or State law; and (2) The candidate shall be required to pay for the cost of translating and printing the candidate statement in the main voter pamphlet into any foreign language that is not required as specified in Section 2 above, pursuant to Federal and/or State law, but is requested as an option by the candidate.

B. The City Clerk, in coordination with the County Elections Office, shall estimate the total cost of printing, handling, translating, and mailing the candidates statements filed pursuant to this section, including costs incurred as a result of complying with the Voting Rights Act of 1965 (as amended), and require each candidate filing a statement to pay in advance to the City a deposit in the amount of the estimated cost as a condition of having his or her statement included in the voter’s pamphlet. The estimate is just an approximation of the actual cost that varies from one election to another election and may be significantly more or less than the estimate, depending on the actual number of candidates filing statements. Accordingly, the City Clerk is not bound by the estimate and may, on a pro rata basis, bill the candidate for additional actual expense or refund any excess paid, depending on the final actual cost. In the event of underpayment, the City Clerk may require the candidate to pay the balance of the cost incurred. In the event of overpayment, the City Clerk shall prorate the excess amount among the candidates and refund the excess amount paid within 30 days of the election.

Section 4. MISCELLANEOUS.

A. All translations shall be provided by professionally certified translators.

B. The City Clerk shall comply with all recommendations and standards set forth by the California Secretary of State regarding occupational designations and other matters relating to elections.

Section 5. ADDITIONAL MATERIALS. No candidate will be permitted to include additional materials in the voter information guide.

Section 6. The City Clerk shall provide each candidate or the candidate’s representative a copy of this Resolution at the time nominating petitions are issued.

Section 7. That all previous resolutions establishing Council policy on payment for candidate statements are repealed.

Section 8. That this resolution shall apply at the November 3, 2026 General Municipal Election.

Item #6.2.

Resolution No. XXXXX
PASSED, APPROVED AND ADOPTED this the 12th day of MAY, 2026. 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 #6.2.

City of Calistoga
General Municipal Election Calendar
November 3, 2026
July 1 – July 15 Election Official to Publish Notice of Election and/or Ballot Measures July 6 Last Day to Adopt Regulations for Candidate Statements July 13 Opening of Candidate Nomination Period
July 31, 2026 Deadline to File Semi-Annual Campaign Disclosure Statement August 7 – 4:30 PM Close of Candidate Nomination Period August 12 Close of Extended Nomination Period. ONLY for Offices Where the Incumbent Fails to File
August 13 Secretary of State to Determine Order of Names on the Ballot August 17 or August 24 Close of 10-day public review period for Candidate Statements September 7 – October 20 Filing Period for Write-In Candidates September 24 Deadline to File 1st Pre-Election Campaign Disclosure Statement October 5 First Day for Mailing Permanent Vote and Mail Voter Ballots October 19 Last Day to Register to Vote
October 20 Last Day to File for Write-In Candidate
October 22 Deadline to File 2nd Pre-Election Campaign Disclosure Statement October 27 Last Day for Election Official to Publish Notice of Nominees November 3 ELECTION DAY – Polls close at 8 p.m.

November 8 Election Signs Must be Removed
December 3 Last Day for County to Certify Results
December 3 - December 23 City to Declare Results, Reorganize Council and Choose Vice Mayor Item #6.2.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Matt McCaffrey, Police Chief
Meeting: City Council Regular Meeting - May 12 2026
Subject: Construction of Concrete Pad at Police Firearms Range Site DESCRIPTION:

Council will Consider the Construction of a Concrete Pad at the Police Firearms Range Site RECOMMENDATION:

Consider Adopting the Resolution
SUMMARY:

The Calistoga Police Department Range is in need of some infatructure improvements.

ANALYSIS:

The Calistoga Police Department has a range of city-owned property located in the unincorporated area of Napa County. The range consists of some earthen berms, stand-alone targets and some metal storage containers. The range has no place for staff to place equipment on, load/unload magazines, clean their weapons or get shelter from the rain or sun. The first phase of this project will be the construction of a cement pad.

FINANCIAL IMPACT:

The cost of the concrete pad, not to exceed $55,000, will be paid from the COPS Fund via a transfer from account # 141-4700-4799-00000 to the Equipment Replacement Fund account # 114-3000- 3299-00000 and expense account # 114-4970-4821-00000.

CEQA STATUS:

Not Applicable
ATTACHMENT(S):

Resolution - Concrete Pad
Proposal Scope - Calistoga Gun Range Conc Pad (03-23-26) APPROVAL(S):

Connie Cardenas, Admin. Services Director Approved - Apr 24 2026 Mitch Celaya, Interim City Manager Approved - Apr 30 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - Apr 30 2026 Item #6.3.

RESOLUTION NO. 2026-XX

ADOPTED XXXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CALISTOGA AUTHORIZING

THE CITY MANAGER TO ENTER INTO AN AGREEMENT WITH T&S BUILDING

CONTRACTOR FOR THE INSTALLATION OF A CONCRETE PAD FOR THE POLICE

DEPARTMENT RANGE
WHEREAS, the City of Calistoga, Police Department operates a firearms range on City property in the unincorporated area of Napa County; WHEREAS, the property consists of earthen berms, stand-alone targets and some metal storage containers; and
WHEREAS, the range has no place for staff to place equipment on, load/unload magazines, clean their weapons or get shelter from the rain or sun; and WHEREAS, the first phase of this project will be the construction of a cement pad; and
WHEREAS, the cost of the concrete pad will be paid from the COPS Fund via a transfer from account # 141-4700-4799-00000 to the Equipment Replacement Fund account # 114-3000-3299-00000 and expense account # 114-4970-4821-00000.

NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Calistoga, that the City Manager is hereby authorized to enter into a contract with T & S West General Engineering & Building Contractor to construct the cement pad for a cost not to exceed $55,000.

BE IT FURTHER RESOLVED that all terms, conditions, and covenants of said Agreement be, and the same are, hereby approved, ratified, and confirmed.

PASSED, APPROVED AND ADOPTED this 12th day of May 2026. 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:

ABSENT:

ABSTAIN:

ATTEST: APPROVED:
_________________________ ___________________________
Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #6.3.

T & S West
P O Box 1592 Linden, CA 95236 Office: (209) 942-1360 Fax: (209) 942-1368 CSLB # 939001 Expires 10/31/2026, A & B Licences, DIR# 1000011948 Expires 06/30/2026 U

BID PROPOSAL
Project Description: City of Calistoga - Police Department Concrete Pad at Police Gun Range
Date: March 23, 2026
Contractor: T & S WEST
T & S West (T & S) is pleased to submit a proposal for the above-referenced project. Scope based on job walk with Sg. Rudy Alaniz on 03/06/26.

Proposal: Bid with Prevailing Wage Rates and Bond Included ITEM DESCRIPTION Quantity UNIT UNIT PRICE TOTAL PRICE
1 Concrete Pad 1 LS $ 55,000.00 $ 55,000.00
ESTIMATE TOTAL $ 55,000.00
Scope- Build 20’ x 30’ Concrete Pad in Remote Location
Inclusions/Clarifications:

1. Excavation & Grading
a. Excavate up to 8” for new CLII Agg Base and Concrete Section b. Compact Subgrade
c. Place and compact 4” of Class II Aggregate Base

2. Concrete
a. Pour 4”, 5.5 sack concrete w/rebar at 12” off center in each direction.

Notes:
- This proposal is based on performing all work in one move-in for all operations, during normal working hours 7am-4pm, Monday through Friday, unless otherwise stated above. We would be happy to discuss alternatives for scheduling if other requests are needed. - Owner to provide staging area directly adjacent for work. - The owner must ensure that work areas are clear and that heavy equipment can access the site for delivery and operations before mobilization and throughout the project. - Bid subject to work areas being accessible to personnel, material, and equipment. - Owner expressly acknowledges that Contractor is a licensed contractor authorized to perform work provided in this Contract and that the Contractor is not an engineer or a design consultant.

Item #6.3.

T & S West
P O Box 1592 Linden, CA 95236 Office: (209) 942-1360 Fax: (209) 942-1368 CSLB # 939001 Expires 10/31/2026, A & B Licences, DIR# 1000011948 Expires 06/30/2026 Proposals made by Contractor with respect to work to be performed are made solely for the consideration of Owner and Owner’s design engineer or design consultant, who shall be solely responsible for determining whether any such work proposed by Contractor is, or will be, adequate to satisfy the needs and or purposes of the Owner. Except as expressly provided in this Contract, no warranty or representation of any kind or nature with respect to any such proposal.

Warranty with respect to fitness for any purpose or use is expressly disclaimed to the fullest extent of the law.

Exclusions:
• This proposal specifically excludes: shop drawings; engineering or architectural services; as-built plans; engineered survey; all permits and fees; inspection fees; costs for testing, handling, and/or removing any hazardous/contaminated materials.
• Items of work not specifically mentioned above and in proposal.

Travis Collins
T & S West
209.942.1360 Office
805.215.8694 Cell
[email protected]
Acceptance of Proposal: The above prices, specifications and conditions are satisfactory and are hereby accepted. You are authorized to do the work as specified. Payment will be made as outlined above. I understand and agree to the terms and conditions on the following page(s) of this proposal.

Authorized Owner Signature ______________________________________ Date ______________________________________
Item #6.3.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Matt McCaffrey, Police Chief
Meeting: City Council Regular Meeting - May 12 2026
Subject: Purchase of Police Vehicle
DESCRIPTION:

Council will Consider the Purchase of a Patrol Vehicle.

RECOMMENDATION:

Consider Adopting the Resolution
SUMMARY:

Police vehicle #291 is nearing 70,000 miles and begining to show signs of needing major repairs.

ANALYSIS:

Vehicle #291 is a 2019 Ford Interceptor police package with almost 70,000 miles on it. These are almost 100% "city miles", which are much harder on a vehicle than "freeway miles". Additionally, the City of Calistoga is only 2.6 square miles with approximately 31 miles of drivable roadway. This means that vehicles reach the five-year mark before they reach the 70,000-mile mark, when most vehicles are retired. Recently, we were told the vehicle would need suspension work in excess of $2,000, and it is anticipated these types of repairs will become more commonplace, making the vehicle available less and less for officers' use and lowering their confidence in the vehicle's reliability.

There has been a shortage of Ford Police Interceptor vehicles in California, and we have difficulty locating a replacement vehicle. Instead, the plan is to replace #291 with the Admin Vehicle, which is a Police Package Interceptor, and replace the Admin Vehicle with a used non-police package vehicle at a significant savings.

FINANCIAL IMPACT:

Not to exceed $50,000 to be paid from the COPS Fund via a transfer from account # 141-4700- 4799-00000 to the Equipment Replacement Fund account # 114-3000-3299-00000 and expense account # 114-4970-4821-00000.

CEQA STATUS:

Not Applicable
ATTACHMENT(S):

Resolution - Vehicle Replacement
Item #6.4.

APPROVAL(S):

Connie Cardenas, Admin. Services Director Approved - Apr 21 2026 Mitch Celaya, Interim City Manager Approved - Apr 30 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - Apr 30 2026 Item #6.4.

RESOLUTION NO. 2026-XX

ADOPTED XXXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CALISTOGA THE

PURCHASE OF A REPLACEMENT VEHICLE FOR THE POLICE DEPARTMENT WHEREAS, the City of Calistoga, Police Department maintains a fleet of vehicles for use by employees to help accomplish the mission of the Police Department;
WHEREAS, Vehicle #291 is nearing the end of its reliability and usefulness with almost 70,000 miles and five years of use; and
WHEREAS, the Police Department has been unable to find a suitable replacement vehicle at nearby dealerships; and
WHEREAS, the Police Department has an Admin vehicle which is a higher standard “Police Package” that can be rotated in, to replace vehicle #291; and WHEREAS, the Police Department will replace the Police Package Admin vehicle with a less expensive, used, non-Police Package vehicle at a price not to exceed $50,000; and
WHEREAS, the funds for this purchase will come from the Police Impact Fees Fund; and
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Calistoga, that the Chief of Police is hereby authorized to purchase a replacement vehicle for the Police Department, not to exceed $50,000, to be paid from the COPS Fund via a transfer from account # 141-4700-4799-00000 to the Equipment Replacement Fund account # 114-3000-3299-00000 and expense account # 114-4970- 4821-00000.

BE IT FURTHER RESOLVED that all terms, conditions, and covenants of said Agreement be, and the same are, hereby approved, ratified, and confirmed.

PASSED, APPROVED AND ADOPTED this 12th day of May 2026. 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:

ABSENT:

ABSTAIN:

ATTEST: APPROVED:
_________________________ ___________________________
Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #6.4.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Yudiana Galvan, City of Calistoga | City Clerk
Meeting: City Council Regular Meeting - May 12 2026
Subject: Amending the City's Proclamations and Presentation Policy DESCRIPTION:

Council will consider amending the Proclamations and Presentations Policy to allow for three proclamations per Council Meeting.

RECOMMENDATION:

Consider approving the policy amendment.

SUMMARY:

Council adopted the City's Proclamations and Presentations Policy on July 9, 2024. This Policy was brought before Council again on March 31, 2026 for the purpose of discussing potential updates.

Council voted to amend the policy to allow for up to three proclamations per Council Meeting to better align with Council's commitment to community recognition and engagement.

FINANCIAL IMPACT:

None
CEQA STATUS:

None
ATTACHMENT(S):

Amended Proclamations and Presentations Policy
APPROVAL(S):

Connie Cardenas, Admin. Services Director Approved - May 01 2026 Mitch Celaya, Interim City Manager Approved - May 01 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - May 04 2026 Item #6.5.

Revised 3/31/26
CITY COUNCIL POLICY: PROCLAMATION, PRESENTATIONS AND
AWARDS
PURPOSE:

The purpose of this policy is to establish guidelines and procedures for the issuance of presentation time and proclamations during Regular City Council Meetings. To preserve as much time as possible for conducting business of municipal concern, there shall only be one presentation, one proclamation and one award presented per meeting.

Proclamations and Presentations will be scheduled on a first-come, first-served basis. The City Clerk has discretion regarding the scheduling of presentations and proclamations. Any exception to this policy shall only be made with the approval of the Mayor in conjunction with the City Manager.

PROCLAMATIONS
ELIGIBILITY:

Requests for proclamations shall establish that an identified organization, individual, or event warrants acknowledgment by the City to honor or highlight the following:
• Extraordinary achievement or outstanding community service to the City • Fundraising events or milestone anniversaries of local non-profit organizations • Art, civic or cultural celebrations directly related to the City • Public awareness campaigns that directly affect the community Regardless of whether a proclamation qualifies under the above guidelines, the City will not issue proclamations related to matters of ideological or religious beliefs, individual conviction, or political and legislative issues that may suggest an official City position or endorsement.

However, this prohibition shall not be interpreted as preventing· the City from recognizing cultural events or holidays celebrated by religious groups in the City or circumstances regarding human success, hardship or grief impacting a community within the City. Proclamations will not recognize any group whose policies or objectives advocate violence, hatred or any other position contrary to the well-being of the citizens of Calistoga.

PROCEDURES:

All requests for a proclamation shall be made to the City Clerk at least six weeks before the proposed meeting date via email or hand delivery and shall include a digital, editable, one-page sample of the proclamation that can be used as a template by the City Clerk’s Office to prepare the document, not to exceed 200 words. The City Clerk will determine if the request is eligible and will confer with the Council if a request is to be denied for any reason. If there are multiple eligible proclamation requests made for the same meeting, the one submitted first will be approved and the second will have the option to reschedule. will be agendized on the consent calendar. Up to three proclamations may be scheduled per Council meeting; additional requests will be scheduled for a future meeting in coordination with the requestor. The request shall Item #6.5.

Revised 3/31/26
include:
• Applicant’s first and last name, phone number and email address. • A brief summary of the event or organization and its direct tie to the Calistoga Community and information relevant to the eligibility requirements. • Specific meeting date or month the event is to be proclaimed.

The City retains the right to modify, edit or otherwise amend the proclamation to meet document space or Policy requirements. The applicant is required to be present during the Regular City Council Meeting and will be presented with a Proclamation Certificate. The applicant will have the option to speak during this time, limited to three minutes. If the applicant is not present, the proclamation will not be discussed by Council and the certificate will be mailed.

The City reserves the right to deny a proclamation request or cancel the proclamation presentation at any time at the discretion of the City Manager in conjunction with the Mayor. No proclamation shall be used as part of an advertisement or commercial promotion without the express permission of the City Manager in conjunction with the Mayor.

PRESENTATIONS & AWARDS:

DEPARTMENTAL PRESENTATIONS & AWARDS:

Departmental presentations and/or awards will be placed on the agenda by request of the City Manager or the Council, the City Clerk will have scheduling discretion. Departmental presentations shall be limited to five minutes per topic and ten minutes for Council questions.

With the prior approval of the City Manager, staff may use up to an additional five minutes for their presentation. Staff shall utilize this time to make any other annual departmental announcements such as employee service awards or similar items. No single presentation, including questions, will extend beyond a total of twenty minutes. The City Clerk will be responsible for time management. If there is to be presentation aids, such as PowerPoint or handouts they shall be turned in to the City Clerk via email 14 days before the meeting for approval and inclusion into the agenda.

PRESENTATIONS BY COMMUNITY MEMBERS
ELIGIBILITY:

Any requests for presentations shall establish that:
• The topic or information being presented is of direct municipal concern to the City of Calistoga or Napa County.
• The presenter has verified that all the information to be presented to the Council is true and accurate.
• The Council and Community will benefit greatly by knowing more about the presenter's topic, project or concern.

Item #6.5.

Revised 3/31/26
Regardless of whether a presentation qualifies under the above guidelines, the City will not issue presentation time to requests related to matters of ideological or religious beliefs, individual conviction, or political and legislative issues that may suggest an official City position or endorsement or to any group whose policies or objectives advocate violence, hatred or any other position contrary to the well-being of the citizens of Calistoga. The City reserves the right to deny a presentation request or cancel the presentation at any time at the discretion of the City Manager in conjunction with the Mayor.

PROCEDURES:

Any requests for presentation time by a community member or organization shall be made to the City Clerk at least six weeks before the proposed meeting date via email or hand delivery. If a presentation request is submitted for a meeting date where a departmental presentation has already been scheduled, the request will be denied. The presenter may request another date or use the three-minute public comment time during the Council Meeting.

The request shall include:
• Applicant's first and last name, phone number and email address. • A brief summary of the event or organization and its direct tie to the Calistoga Community.
• Specific meeting date requested for the presentation. • If there is to be presentation aids, such as PowerPoint or handouts they shall be turned in to the City Clerk via email 14 days before the meeting for approval and inclusion into the agenda.

Presentations by a community member or an organization shall be limited to five minutes per topic and an additional ten minutes for Council questions. No single presentation by a community member or organization, including Council questions will extend beyond a total of fifteen minutes. The City Clerk will be responsible for the time management of the presentation.

Item #6.5.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Matt McCaffrey, Police Chief
Meeting: City Council Regular Meeting - May 12 2026
Subject: Approval and Purchase of Less Lethal, Approval of Drone Program "Military Equipment"
DESCRIPTION:

Consider adopting a resolution approving the Calistoga Police Department to purchase a drone and the necessary parts to convert its 12-gauge shotguns to less-lethal shotguns.

RECOMMENDATION:

Consider Adopting the Resolution
SUMMARY:

The Calistoga Police Department seeks to convert its 12-gauge shotguns to less-lethal shotguns and to purchase a drone. This change triggers 7070, 7071 & 7072 of the California Government Code, which requires Council approval and a public hearing. Additionally, Calistoga City Ordinance

2.14.070 requires City Council approval for any purchase, acquisition, or allocation of any funds for "military equipment". Additionally, the Police Department asks for the Council's approval to move forward with the implementation of a drone program. The department will return at a later meeting when a funding source has been identified.

ANALYSIS:

The Calistoga Police Department (CPD) currently has ten (10) 12-gauge pump shotguns that are outfitted with 12-gauge shotgun rounds that fire 00 Buck (Double-Aught 0.33 inches) and rifled slug lead rounds. The CPD would like to transition these shotguns to less-lethal platforms that fire "bean bag" rounds to give officers one more less-lethal option at their disposal.

The drone the department seeks to purchase would be used primarily for crime scene documentation, search and rescue, and the monitoring of large crowds during special events.

FINANCIAL IMPACT:

The initial cost for equipment for the shotgun transition would be approximately $1,200, training $900, ammunition $1,100, with an ongoing annual cost of approximately $500.These costs will be absorbed by the Department's existing budget.

Once the Council approves the Police Department to move forward with the implementation of a drone program, the department will return with quotes and funding sources identified.

CEQA STATUS:

Not Applicable
Item #7.1.

ATTACHMENT(S):

MILITARY WEAPONS RESOLUTION
City Ord Military Equipment
Military Weapons
308 Control Devices and Techniques
707-Military Equipment
APPROVAL(S):

Connie Cardenas, Admin. Services Director Approved - Mar 24 2026 Mitch Celaya, Interim City Manager Approved - Apr 13 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - Apr 14 2026 Item #7.1.

RESOLUTION NO. 2026-XX

ADOPTED XXXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CALISTOGA AUTHORIZING THE POLICE DEPARTMENT TO CONVERT THEIR 12 GAUGE SHOTGUNS TO A LESS-LETHAL PLATFORM THAT FIRE BEAN BAG ROUNDS.

WHEREAS, the City of Calistoga, Police Department possesses ten (10) 12- Gauge shotguns.

WHEREAS, Theses shotguns use so far has been for the firing of 12-gauge shot gun rounds that fire 00 Buck (Double-Aught 0.33 inches) and rifled slug lead rounds.

WHEREAS, the Police Department seeks to convert their 12-gauge shotguns to less-lethal shotguns that would fire “bean bag” rounds.

WHEREAS, This change triggers 7070, 7071 & 7072 of the California Government Code which requires council approval and a public hearing.

WHEREAS, Additionally Calistoga City Ordinance 2.14.070 requires City Council approval for any purchase, acquisition, or allocation of any funds for "military equipment"
WHEREAS, the Police Department is asking the council to approve the funding to convert the shotguns, purchase the less-lethal ammunition and train staff in the use of this platform.

NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Calistoga that the Police Department is authorized convert the shotguns, purchase the less-lethal ammunition and train staff in the use of this platform.

BE IT FURTHER RESOLVED that all terms, conditions, and covenants of said Agreement be, and the same are, hereby approved, ratified, and confirmed.

PASSED, APPROVED AND ADOPTED this 12th day of May, 2026. 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:

ABSENT:

ABSTAIN:

ATTEST: APPROVED:
_________________________ ___________________________
Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #7.1.

§ 2.14.070. Acquisition, possession, use, and reporting of military equipment.

In conformance with the requirements of Government Code Sections7070, 7071, and 7072, the Chief of Police will develop a policy for the approval, acquisition, and reporting requirements of military equipment. This policy shall be approved by the City Council pursuant to Government Code Section 7071. The military equipment policy will minimally provide guidance for the following:
(Ord. 756 § 3, 2022)
A. Approval by City Council for any purchase, acquisition, or allocation of any funds for military equipment defined in Government Code Section 7070; B. Maintaining a list of equipment qualifying as military equipment defined in Government Code Section 7070(c);
C. Submission of an annual report to the City Council for each type of military equipment approved within one year of approval for renewal of approval and annually to occur before May 1st of each subsequent year for as long as the military equipment is available for use per Government Code Section 7072; and D. Hold at least one well-publicized community engagement meeting within 30 days of submitting and publicly releasing the annual report. The purpose of the public hearing is to allow for public questions regarding the funding, acquisition, and use of military equipment.

City of Calistoga, CA
Downloaded from https://ecode360.com/CA1828 on 2026-02-05 Item #7.1.

1 Purchase and Implementation of
Less Lethal "Military Equipment"
City Council
March 31, 2026
Item #7.1.

2 Legal Requirements
• The Calistoga Police Department seeks to
convert their 12-gauge shotguns to less-lethal
shotguns
• This change triggers 7070, 7071 & 7072 of the
California Government Code which requires
council approval and a public hearing.
• Additionally, Calistoga City Ordinance

2.14.070 requires City Council approval for
any purchase, acquisition, or allocation of any
funds for "military equipment"
Item #7.1.

3 12 Gauge Shotgun
Item #7.1.

4 Drag Stabilized Bean Bag Round
Item #7.1.

5 Item #7.1.

6 Conclusion
Questions?
Item #7.1.

Policy
308
Calistoga Police Department
Calistoga PD Policy Manual
Control Devices and Techniques
308.1 PURPOSE AND SCOPE
This policy provides guidelines for the use and maintenance of control devices that are described in this policy.
308.2 POLICY
In order to control subjects who are violent or who demonstrate the intent to be violent, the Calistoga Police Department authorizes officers to use control devices in accordance with the guidelines in this policy and the Use of Force Policy.
308.3 ISSUING, CARRYING AND USING CONTROL DEVICES
Control devices described in this policy may be carried and used by members of this department only if the device has been issued by the Department or approved by the Chief of Police or the authorized designee.

Only officers who have successfully completed department-approved training in the use of any control device are authorized to carry and use the device.

Control devices may be used when a decision has been made to control, restrain or arrest a subject who is violent or who demonstrates the intent to be violent, and the use of the device appears reasonable under the circumstances. When reasonable, a verbal warning and opportunity to comply should precede the use of these devices.

When using control devices, officers should carefully consider potential impact areas in order to minimize injuries and unintentional targets.
308.4 RESPONSIBILITIES
308.4.1 SHIFT COMMANDER RESPONSIBILITIES
The Shift Commander may authorize the use of a control device by selected personnel or members of specialized units who have successfully completed the required training. 308.4.2 RANGEMASTER RESPONSIBILITIES
The Rangemaster shall control the inventory and issuance of all control devices and shall ensure that all damaged, inoperative, outdated or expended control devices or munitions are properly disposed of, repaired or replaced.

Every control device will be periodically inspected by the Rangemaster or the designated instructor for a particular control device. The inspection shall be documented. 308.4.3 USER RESPONSIBILITIES
All normal maintenance, charging or cleaning shall remain the responsibility of personnel using the various devices.

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Calistoga Police Department
Calistoga PD Policy Manual
Control Devices and Techniques
Any damaged, inoperative, outdated or expended control devices or munitions, along with documentation explaining the cause of the damage, shall be returned to the Rangemaster for disposition. Damage to City property forms shall also be prepared and forwarded through the chain of command, when appropriate, explaining the cause of damage. 308.5 BATON GUIDELINES
The need to immediately control a suspect must be weighed against the risk of causing serious injury. The head, neck, throat, spine, heart, kidneys and groin should not be intentionally targeted except when the officer reasonably believes the suspect poses an imminent threat of serious bodily injury or death to the officer or others.

When carrying a baton, uniformed personnel shall carry the baton in its authorized holder on the equipment belt. Plainclothes and non-field personnel may carry the baton as authorized and in accordance with the needs of their assignment or at the direction of their supervisor. 308.6 TEAR GAS GUIDELINES
Tear gas may be used for crowd control, crowd dispersal or against barricaded suspects based on the circumstances. Only the Shift Commander, Incident Commander or Crisis Response Unit Commander may authorize the delivery and use of tear gas, and only after evaluating all conditions known at the time and determining that such force reasonably appears justified and necessary.

When practicable, fire personnel should be alerted or summoned to the scene prior to the deployment of tear gas to control any fires and to assist in providing medical aid or gas evacuation if needed.
308.7 OLEORESIN CAPSICUM (OC) GUIDELINES
As with other control devices, oleoresin capsicum (OC) spray and pepper projectiles may be considered for use to bring under control an individual or groups of individuals who are engaging in, or are about to engage in violent behavior. Pepper projectiles and OC spray should not, however, be used against individuals or groups who merely fail to disperse or do not reasonably appear to present a risk to the safety of officers or the public. 308.7.1 OC SPRAY
Uniformed personnel carrying OC spray shall carry the device in its holster on the equipment belt.

Plainclothes and non-field personnel may carry OC spray as authorized, in accordance with the needs of their assignment or at the direction of their supervisor. 308.7.2 PEPPER PROJECTILE SYSTEMS
Pepper projectiles are plastic spheres that are filled with a derivative of OC powder. Because the compressed gas launcher delivers the projectiles with enough force to burst the projectiles on impact and release the OC powder, the potential exists for the projectiles to inflict injury if they strike the head, neck, spine or groin. Therefore, personnel using a pepper projectile system should not intentionally target those areas, except when the officer reasonably believes the suspect poses an imminent threat of serious bodily injury or death to the officer or others.

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Calistoga Police Department
Calistoga PD Policy Manual
Control Devices and Techniques
Officers encountering a situation that warrants the use of a pepper projectile system shall notify a supervisor as soon as practicable. A supervisor shall respond to all pepper projectile system incidents where the suspect has been hit or exposed to the chemical agent. The supervisor shall ensure that all notifications and reports are completed as required by the Use of Force Policy.

Each deployment of a pepper projectile system shall be documented. This includes situations where the launcher was directed toward the suspect, whether or not the launcher was used.

Unintentional discharges shall be promptly reported to a supervisor and documented on the appropriate report form. Only non-incident use of a pepper projectile system, such as training and product demonstrations, is exempt from the reporting requirement. 308.7.3 TREATMENT FOR OC SPRAY EXPOSURE
Persons who have been sprayed with or otherwise affected by the use of OC should be promptly provided with clean water to cleanse the affected areas. Those persons who complain of further severe effects shall be examined by appropriate medical personnel. 308.8 POST-APPLICATION NOTICE
Whenever tear gas or OC has been introduced into a residence, building interior, vehicle or other enclosed area, officers should provide the owners or available occupants with notice of the possible presence of residue that could result in irritation or injury if the area is not properly cleaned. Such notice should include advisement that clean up will be at the owner’s expense.

Information regarding the method of notice and the individuals notified should be included in related reports.
308.9 KINETIC ENERGY PROJECTILE GUIDELINES
This department is committed to reducing the potential for violent confrontations. Kinetic energy projectiles, when used properly, are less likely to result in death or serious physical injury and can be used in an attempt to de-escalate a potentially deadly situation. 308.9.1 DEPLOYMENT AND USE
Only department-approved kinetic energy munitions shall be carried and deployed. Approved munitions may be used to compel an individual to cease his/her actions when such munitions present a reasonable option.

Officers are not required or compelled to use approved munitions in lieu of other reasonable tactics if the involved officer determines that deployment of these munitions cannot be done safely. The safety of hostages, innocent persons and officers takes priority over the safety of subjects engaged in criminal or suicidal behavior.

Circumstances appropriate for deployment include, but are not limited to, situations in which:
(a) The suspect is armed with a weapon and the tactical circumstances allow for the safe application of approved munitions.
(b) The suspect has made credible threats to harm him/herself or others.

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Control Devices and Techniques
(c) The suspect is engaged in riotous behavior or is throwing rocks, bottles or other dangerous projectiles at people and/or officers.
(d) There is probable cause to believe that the suspect has already committed a crime of violence and is refusing to comply with lawful orders.
308.9.2 DEPLOYMENT CONSIDERATIONS
Before discharging projectiles, the officer should consider such factors as:
(a) Distance and angle to target.
(b) Type of munitions employed.
(c) Type and thickness of subject’s clothing.
(d) The subject’s proximity to others.
(e) The location of the subject.
(f) Whether the subject’s actions dictate the need for an immediate response and the use of control devices appears appropriate.

A verbal warning of the intended use of the device should precede its application, unless it would otherwise endanger the safety of officers or when it is not practicable due to the circumstances.

The purpose of the warning is to give the individual a reasonable opportunity to voluntarily comply and to warn other officers and individuals that the device is being deployed.

Officers should keep in mind the manufacturer’s recommendations and their training regarding effective distances and target areas. However, officers are not restricted solely to use according to manufacturer recommendations. Each situation must be evaluated on the totality of circumstances at the time of deployment.

The need to immediately incapacitate the subject must be weighed against the risk of causing serious injury or death. The head and neck should not be intentionally targeted, except when the officer reasonably believes the suspect poses an imminent threat of serious bodily injury or death to the officer or others.
308.9.3 SAFETY PROCEDURES
Shotguns specifically designated for use with kinetic energy projectiles will be specially marked in a manner that makes them readily identifiable as such.

Officers will inspect the shotgun and projectiles at the beginning of each shift to ensure that the shotgun is in proper working order and the projectiles are of the approved type and appear to be free from defects.

When it is not deployed, the shotgun will be unloaded and properly and securely stored in the vehicle. When deploying the kinetic energy projectile shotgun, the officer shall visually inspect the kinetic energy projectiles to ensure that conventional ammunition is not being loaded into the shotgun.

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Calistoga PD Policy Manual
Control Devices and Techniques
Absent compelling circumstances, officers who must transition from conventional ammunition to kinetic energy projectiles will employ the two-person rule for loading. The two-person rule is a safety measure in which a second officer watches the unloading and loading process to ensure that the weapon is completely emptied of conventional ammunition. 308.10 TRAINING FOR CONTROL DEVICES
The Training Manager shall ensure that all personnel who are authorized to carry a control device have been properly trained and certified to carry the specific control device and are retrained or recertified as necessary.
(a) Proficiency training shall be monitored and documented by a certified, control-device weapons or tactics instructor.
(b) All training and proficiency for control devices will be documented in the officer’s training file.
(c) Officers who fail to demonstrate proficiency with the control device or knowledge of this agency’s Use of Force Policy will be provided remedial training. If an officer cannot demonstrate proficiency with a control device or knowledge of this agency’s Use of Force Policy after remedial training, the officer will be restricted from carrying the control device and may be subject to discipline.
308.11 REPORTING USE OF CONTROL DEVICES AND TECHNIQUES
Any application of a control device or technique listed in this policy shall be documented in the related incident report and reported pursuant to the Use of Force Policy.

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Policy
707
Calistoga Police Department
Calistoga PD Policy Manual
Military Equipment
707.1 PURPOSE AND SCOPE
The purpose of this policy is to provide guidelines for the approval, acquisition, and reporting requirements of military equipment (Government Code § 7070; Government Code § 7071; Government Code § 7072).
707.1.1 DEFINITIONS
Definitions related to this policy include (Government Code § 7070):

Governing body – The elected or appointed body that oversees the [Department/Office].

Military equipment – Includes but is not limited to the following:
• Unmanned, remotely piloted, powered aerial or ground vehicles. • Mine-resistant ambush-protected (MRAP) vehicles or armored personnel carriers. • High mobility multipurpose wheeled vehicles (HMMWV), two-and-one-half-ton trucks, five-ton trucks, or wheeled vehicles that have a breaching or entry apparatus attached. • Tracked armored vehicles that provide ballistic protection to their occupants. • Command and control vehicles that are either built or modified to facilitate the operational control and direction of public safety units. • Weaponized aircraft, vessels, or vehicles of any kind. • Battering rams, slugs, and breaching apparatuses that are explosive in nature. This does not include a handheld, one-person ram.
• Firearms and ammunition of_.50 caliber or greater, excluding standard-issue shotguns and standard-issue shotgun ammunition.
• Specialized firearms and ammunition of less than_.50 caliber, including firearms and accessories identified as assault weapons in Penal Code § 30510 and Penal Code § 30515, with the exception of standard-issue firearms.
• Any firearm or firearm accessory that is designed to launch explosive projectiles. • Noise-flash diversionary devices and explosive breaching tools. • Munitions containing tear gas or OC, excluding standard, service-issued handheld pepper spray.
• Area denial electroshock devices, microwave weapons, water cannons, long-range acoustic devices (LRADs), acoustic hailing devices, and sound cannons. • Kinetic energy weapons and munitions.
• Any other equipment as determined by a governing body or a state agency to require additional oversight.

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Calistoga Police Department
Calistoga PD Policy Manual
Military Equipment
707.2 POLICY
It is the policy of the Calistoga Police Department that members of this [department/office] comply with the provisions of Government Code § 7071 with respect to military equipment. 707.3 MILITARY EQUIPMENT COORDINATOR
The Chief of Police should designate a member of this [department/office] to act as the military equipment coordinator. The responsibilities of the military equipment coordinator include but are not limited to:
(a) Acting as liaison to the governing body for matters related to the requirements of this policy.
(b) Identifying [department/office] equipment that qualifies as military equipment in the current possession of the [Department/Office], or the equipment the [Department/ Office] intends to acquire that requires approval by the governing body. (c) Conducting an inventory of all military equipment at least annually. (d) Collaborating with any allied agency that may use military equipment within the jurisdiction of Calistoga Police Department (Government Code § 7071). (e) Preparing for, scheduling, and coordinating the annual community engagement meeting to include:

1. Publicizing the details of the meeting.

2. Preparing for public questions regarding the [department/office]’s funding, acquisition, and use of equipment.
(f) Preparing the annual military equipment report for submission to the Chief of Police and ensuring that the report is made available on the [department/office] website (Government Code § 7072).
(g) Establishing the procedure for a person to register a complaint or concern, or how that person may submit a question about the use of a type of military equipment, and how the [Department/Office] will respond in a timely manner. 707.4 MILITARY EQUIPMENT INVENTORY
The Calistoga Police Department does not currently use, possess, or allocate funds for Military Equipment defined in Government Code section § 7070 (c). or currently participate in the US Department of Defense program.
[Department/Office]
707.5 APPROVAL
The Chief of Police or the authorized designee shall obtain approval from the governing body by way of an ordinance adopting the military equipment policy. As part of the approval process, the Chief of Police or the authorized designee shall ensure the proposed military equipment policy is submitted to the governing body and is available on the [department/office] website at least 30 days prior to any public hearing concerning the military equipment at issue (Government Code § Copyright Lexipol, LLC 2025/07/21, All Rights Reserved.

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Calistoga PD Policy Manual
Military Equipment
7071). The military equipment policy must be approved by the governing body prior to engaging in any of the following (Government Code § 7071):
(a) Requesting military equipment made available pursuant to 10 USC § 2576a. (b) Seeking funds for military equipment, including but not limited to applying for a grant, soliciting or accepting private, local, state, or federal funds, in-kind donations, or other donations or transfers.
(c) Acquiring military equipment either permanently or temporarily, including by borrowing or leasing.
(d) Collaborating with another law enforcement agency in the deployment or other use of military equipment within the jurisdiction of this [department/office]. (e) Using any new or existing military equipment for a purpose, in a manner, or by a person not previously approved by the governing body.
(f) Soliciting or responding to a proposal for, or entering into an agreement with, any other person or entity to seek funds for, apply to receive, acquire, use, or collaborate in the use of military equipment.
(g) Acquiring military equipment through any means not provided above. 707.6 COORDINATION WITH OTHER JURISDICTIONS
Military equipment should not be used by any other law enforcement agency or member in this jurisdiction unless the military equipment is approved for use in accordance with Government Code section 7071, and authorized under that law enforcement agency's policies on the use of their military equipment.

Law Enforcement agencies responding to this jurisdiction that conduct any law enforcement investigation, or mutual aid upon request of the Calistoga Police Department shall adhere to their approved policy as approved by their governing body in accordance with Government Code section 7072.
707.7 ANNUAL REPORT
The Chief of Police or the authorized designee should submit a military equipment report to the governing body for each type of military equipment approved within one year of approval, and annually thereafter for as long as the military equipment is available for use (Government Code section 7072).

The Chief of Police or the authorized designee should also make each annual military equipment report publicly available on the department website for as long as the military equipment is available for use. The report shall include all information required by Government Code section 7072 for the preceding calendar year for each type of military equipment in department inventory. 707.8 COMMUNITY ENGAGEMENT
Within 30 days of submitting and publicly releasing the annual report, the Calistoga Police Department shall hold at least one well-publicized and conveniently located community Copyright Lexipol, LLC 2025/07/21, All Rights Reserved.

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Military Equipment
engagement meeting, at which the [Department/Office] should discuss the report and respond to public questions regarding the funding, acquisition, or use of military equipment. 707.9 POLICY COMPLIANCE
Government Code section § 7070 requires that this policy specify the mechanisms to be used by the department to ensure compliance with this policy. Complaints regarding violations of this policy are subject to investigation and discipline in accordance with policy 1020, and other policies of the department related to officer discipline.
707.10 PUBLIC COMPLAINTS, QUESTIONS, AND INVESTIGATION
Government Code section § 7070 requires that this policy specify the procedures by which the members of the public may register complaints, submit questions about the use of each specific type of military equipment subject to this policy. and the procedures by which the department will respond to such matters.

Pursuant to California Government Code section § 7070(d)(7), members of the public may register complaints or concerns or submit question about the use of each specific type of Military Equipment in this policy by any of the following means.

1. Via email to the Chief of Police

2. Via phone call to: (707) 942-2810

3. Via mail sent to: Calistoga Police Department
Attn: Military Equipment Use Coordinator
1235 Washington Street, Calistoga CA 94515
The department is committed to responding to complaints, concerns and/or questions received through any of the above methods in a timely manner. Complaints regarding violations of this policy are subject to investigation and discipline in accordance with policy 1020, and other policies of the department related to officer discipline.

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Item #7.1.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Derek Rayner, Public Works Director/City Engineer Meeting: City Council Regular Meeting - May 12 2026
Subject: Introduction and First Reading of an Ordinance Amending Chapter 8.16 of the Calistoga Municipal Code, “Garbage and Refuse” Relating to Commercial Waste Collection and Disposal
DESCRIPTION:

Consider introducing and waiving first reading of an Ordinance amending Sections 8.16.010,

8.16.020, and 8.16.030 and adding Section 8.16.090 to Chapter 8.16, “Garbage and Refuse” of Title 8 of the Calistoga Municipal Code relating to commercial waste collection and disposal.

RECOMMENDATION:

Introduce and waive further reading of an Ordinance of the City Council of the City of Calistoga amending Sections 8.16.010, 8.16.020, and 8.16.030 and adding Section 8.16.090 to Chapter 8.16, “Garbage and Refuse” of Title 8 of the Calistoga Municipal Code relating to commercial waste collection and disposal.

SUMMARY:

City staff and Upper Valley Disposal Services (“UVDS”) have been working together for several years to address ongoing problems with the shared commercial refuse enclosure behind the fire station, located at 1113 Washington Street. An audit by UVDS confirmed that the enclosure is being regularly used by non-rate-paying businesses that are not subscribed to any refuse or recycling services. This unauthorized use causes the trash, recycling, and compost containers to overflow regularly, requiring the hauler or staff to clean up waste inside, outside, and around the enclosure, which is located immediately adjacent to the Napa River. This additional cleanup is not covered under current UVDS service fees, businesses that are paying to use the enclosure are charged additional fees for this clean up.

Public Works staff have also observed a growing trend of illegal disposal of waste in this facility as well as parks, streetside receptacles, and commercial bins over the last few years. These practices create operational inefficiencies, increase costs, and place an unfair burden on customers who already pay for service. Because the City’s franchise fee is calculated from UVDS’s service revenue, businesses that dispose of waste without subscribing to service reduce the revenue the City is entitled to receive.

The proposed ordinance would ensure that all commercial waste generators properly manage their solid waste, either by subscribing to a collection service or by self-hauling waste in compliance with applicable documentation and reporting requirements. This approach would help reduce illegal dumping and establish a fair and consistent system. Yountville and the City of Napa have long-standing mandatory collection ordinances, and staff have prepared a similar ordinance with support from the Upper Valley Waste Authority (UVA).

Item #8.1.

ANALYSIS:

Non-rate-paying businesses appear to be using shared commercial refuse enclosures without authorization, contributing to overfilled containers, additional cleanup, and illegal dumping. Chapter

8.16 of the Calistoga Municipal Code, “Garbage and Refuse”, regulates the storage, handling, and disposal of garbage and refuse within the City, but it does not currently establish comprehensive regulations for how commercial and business establishments must manage nonrecyclable waste, including by either using the City-contracted collection program or documenting lawful self-hauling.

The proposed ordinance addresses that unauthorized activity by amending Section 8.16.030, “Use of Service Provided by City-Contracted Collection Program; Exceptions.” As amended, Section

8.16.030 would require commercial and business establishments to subscribe to and use the Citycontracted collection program unless they self-haul in compliance with Municipal Code Section

8.16.030(D). Self-haulers would also be required to maintain documentation verifying lawful disposal.

The amendments also modernize the terminology used to describe “refuse.” Chapter 8.16 currently uses a combination of traditional terms such as “garbage,” “refuse,” and “rubbish,” along with more specific terms such as “recyclable” and “compostable.” The amendments update that terminology to reflect the source-separated collection terms now used under state law and Chapter 8.18, the City’s Mandatory Organic Waste Disposal Reduction Ordinance. Accordingly, Section 8.16.010, “Definitions,” has been revised to add definitions for solid waste, organic waste, and nonorganic recyclables, and those terms are used throughout the Ordinance.

In addition to the collection service and terminology updates, the ordinance amends Section

8.16.020, “Prohibitions on Disposal and Burning Fires,” to consolidate and clarify existing provisions governing disposal of waste in public places, burial of waste, and limited permitted burning. As amended, Section 8.16.020 would continue to allow limited agricultural and certain nonagricultural burning only with a burn permit issued by the Calistoga Fire Department and in compliance with Bay Area Air Quality Management District open-burning rules.

Finally, the ordinance adds Section 8.16.090, “Violations,” to expressly state that violations of Chapter 8.16 are enforceable under the City’s general penalty provisions in Section 1.08.020 of the Municipal Code and through civil fines, penalties, and injunctive relief.

FINANCIAL IMPACT:

Calistoga is a member of the Upper Valley Waste Management Agency (UVWMA) JPA, which negotiates and administers the franchise agreement with UVDS on behalf of member jurisdictions, including collection services, billing, enforcement, and oversight. As such, implementing a commercial mandatory refuse and recycling service ordinance falls under the existing franchise framework - with no new city expenses, as all operational costs are handled by UVWMA and UVDS, funded through franchise fees included in the franchise agreement. Increased costs related to illegal dumping will be reduced. The city will have occasional staff time/costs as necessary to enforce the new ordinance and coordinate as necessary with UVA if there are commercial properties not complying with the ordinance.

CEQA STATUS:

The Ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that the Ordinance will not have the potential for causing a significant effect on the environment. The Item #8.1.

Ordinance is also categorically exempt pursuant to CEQA Guidelines sections 15307 and 15308 as an action taken by a regulatory agency for the protection of the environment and natural resources.

ATTACHMENT(S):

1. Draft Ordinance
APPROVAL(S):

Derek Rayner, Public Works Director/City Engineer Approved - Apr 29 2026 Connie Cardenas, Admin. Services Director Approved - Apr 29 2026 Mitch Celaya, Interim City Manager Approved - Apr 29 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - Apr 30 2026 Item #8.1.

4913-8224-3995 v6
ORDINANCE NO. XXX

ADOPTED XXXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CALISTOGA AMENDING CALISTOGA MUNICIPAL CODE SECTIONS 8.16.020 AND 8.16.030; AND ADDING SECTION 8.16.090 TO CHAPTER 8.16, “GARBAGE AND REFUSE” OF TITLE 8 OF THE CALISTOGA MUNICIPAL CODE
WHEREAS, the City Council of the City of Calistoga desires to make and enforce laws for the general health, safety, and welfare of the public by ensuring the proper collection and disposal of solid waste, organic waste, and nonorganic recyclables generated by commercial properties within City limits; and WHEREAS, unregulated or inconsistent garbage collection practices can lead to public nuisances, including illegal dumping, pest infestations, unsanitary conditions, and environmental degradation; and
WHEREAS, the City Council desires to keep all commercial garbage collection rates as low as possible; and
WHEREAS, increasing the number of commercial accounts will aid in keeping all commercial garbage collection rates as low as possible and ensure that some businesses are not inadvertently subsidizing other businesses; and WHEREAS, the State of California frequently imposes new rules and regulations related to garbage and refuse including those related to solid waste, organic waste, and nonorganic recyclables; and
WHEREAS, implementing and enforcing those rules and regulations necessitates working with all commercial and business establishments in the City; and
WHEREAS, the proposed ordinance establishes requirements for commercial and business establishments within the City to ensure the lawful collection and disposal of solid waste, organic waste, and nonorganic recyclables through the Citycontracted collection program or, where expressly authorized, by self-hauling in compliance with this Code; and
WHEREAS, the proposed ordinance supports the City’s environmental goals, enhances enforcement of solid waste regulations, and reduces nuisances associated with improper waste disposal; and
WHEREAS, the City Council conducted a duly noticed public hearing on the ordinance on [Date], received public comment, and found that adoption of the ordinance is exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Sections 15061(b)(3) (common sense exemption), 15307 (actions by regulatory agencies for protection of natural resources), and 15308 (actions by regulatory agencies for protection of the environment).

Item #8.1.

4913-8224-3995 v6

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

SECTION 1; Recitals
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 2; Section 8.16.010 of Chapter 8.16 “Garbage and Refuse”, of Title 8 of the Calistoga Municipal Code is hereby amended to read in its entirety as follows:
“8.16.010 Definitions
A. "City" means the City of Calistoga.

B. "City-contracted collection program(s)" means a person, business or entity contracted by the City to collect, process, recycle, compost and/or dispose of waste.

C. "Commercial and business establishments" shall mean and include all hotels, motor courts, restaurants, offices or office buildings, stores, warehouses, factories and all other premises used for other than dwelling purposes.

D. "Compostable" means (1) all materials in a product, item, or packaging will break down, or otherwise become part of usable compost (e.g., soilconditioning material, mulch) in a safe and timely manner, as defined by the City-contracted collection program(s), (2) item is certified by either BPI or other third-party product certification recognized by the City, to ensure that the item is free of harmful chemicals, including but not limited to fluorinated chemicals that may have been used in foodware manufacture, and (3) item is made entirely of natural fiber as defined in this chapter.

1. "Compostable" includes entirely natural fiber-based items except as otherwise specified in this chapter.

2. Currently "compostable" shall not include products made from corn or potato.

3. "Compostable" shall not include items composed wholly or partially of plastic of any kind, including any form of polylactic acid (PLA), and/or plastic labeled "biodegradable" or "compostable," as these are not biodegradable by City-contracted collection program(s).

4. "Compostable" shall not include lined or coated takeout coffee or other hot drink cups as they are currently not compostable by Citycontracted collection program(s).

E. "Natural fiber" means plant or animal-based, nonsynthetic fiber that is compostable, including but not limited to products made from uncoated paper, sugarcane, bamboo, wheat stems/stalk, hay, wood, etc. Natural fiber shall not include items composed wholly or partially of plastic of any kind.

F. “Nonorganic recyclables” shall have the meaning set forth in Section

8.18.020 of this Code.

G. “Organic waste” shall have the meaning set forth in Section 8.18.020 of this Code.

Item #8.1.

4913-8224-3995 v6
H. "Recyclable" shall include material that can be sorted, cleaned, and reconstituted by the City-contracted collection program(s) for the purpose of using the altered form in the manufacturing of a new product.

1. "Recyclable" and/or "recycling" shall not include burning, incinerating, converting, or otherwise thermally destroying solid waste.

2. Currently "recyclable" includes plastic items with a recycling code of 1 and/or 2 only.

3. "Recyclable" shall not include items that are composed wholly or partially of polylactic acid (PLA).

4. "Recyclable" shall not include lined or coated takeout coffee or other hot drink cups as they are currently not recyclable by City-contracted collection program(s).

5. "Recyclable “shall include glass bottles and jars, aluminum/tin/bimetal cans, bottles and trays, unlined paper products that are free of oils and/or food, and cardboard that is not coated.

I. “Solid waste” shall have the meaning set forth in Section 8.18.020 of this Code.

SECTION 3; Section 8.16.020 of Chapter 8.16, “Garbage and Refuse”, of Title 8 of the Calistoga Municipal Code is hereby amended to read in its entirety as follows:
“8.16.020 Prohibitions on Disposal and Burning Fires
A. No person shall deposit any ashes in any wooden vessel, 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 solid waste, organic waste, or nonorganic recyclables.

D. No person shall burn any solid waste, organic waste, or nonorganic recyclables, 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 Chapter 15.36 and shall be applied for, issued, maintained, and subject to suspension or revocation in accordance with Section 106 of the California Fire Code, as adopted by Chapter 15.36 of this 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.

Item #8.1.

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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 during fire season, periods of extreme fire danger or upon any violation of Burn Permit conditions or 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.

SECTION 4: Section 8.16.030 of Chapter 8.16, “Garbage and Refuse”, of Title 8 of the Calistoga Municipal Code is hereby amended to read in its entirety as follows:
“8.16.030 Use of Service Provided by City-Contracted Collection Program; Exceptions.

A. All persons, owners, tenants, or occupants of a residential dwelling unit and all Commercial and business establishments within the City shall deposit all solid waste, organic waste, and nonorganic recyclables accumulated from their operations in suitable watertight containers with suitable handles, and with tight-fitting covers and shall not keep, accumulate, or permit to be kept or accumulated any solid waste, organic waste, and nonorganic recyclables, except in such containers; and no such container shall be loaded to such an extent that the weight of the container and its contents exceeds 100 pounds. All containers shall be provided and maintained on the premises where the solid waste, organic waste, and nonorganic recyclables are produced, in a place easily accessible to the contractor for the City-contracted collection program, but where it will not be a public nuisance or otherwise offensive. Nothing in this section shall prevent lawful on-site composting to the extent permitted under existing laws, this Code and regulations.

B. All persons, tenants, owners, or occupants of a residential dwelling unit will have the option to take the service provided by the City-contracted collection program.

C. Commercial and business establishments located within the City shall subscribe to and thereafter use regularly, the City-contracted collection program and shall comply with the following requirements:

1. Subscribe to the City-contracted collection program within seven days of the occupancy of the premises. Any establishment required to subscribe to the Citycontracted collection program may discontinue service for one or more months when the premises are vacant or the occupant is traveling out of town provided Item #8.1.

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the establishment submits written notice of such vacancy to the City and the contractor for the City-contracted collection program at least 30 days prior to vacancy.

2. Remove solid waste, organic waste, and nonorganic recyclables not less than weekly except when prevented by disruptions due to strikes, severe and unusual weather conditions which prevent collection or official holidays interrupting the normal seven-day collection cycle.

D. Commercial and business establishments may collect, transport, and dispose of their own solid waste, organic waste, and nonorganic recyclables in lieu of subscribing to the City-contracted collection program, provided that all such self-hauling is conducted in compliance with this code and the following requirements:

1. Any vehicle used for self-hauling must be capable of safely hauling solid waste, organic waste, and nonorganic recyclables in a sanitary manner so that such matter will not spill, leak, drip, blow, scatter, or drop from the vehicle.

2. Any solid waste, organic waste, and nonorganic recyclables must be removed not less than once per week.

3. Solid waste, organic waste, and nonorganic recyclables must be disposed of at disposal, recycling, or composting facilities lawfully permitted to accept such waste.

4. Any self-hauling of organic waste and nonorganic recyclables shall be conducted in compliance with Section 8.16.080 of this Code.

5. Weekly receipts documenting their disposal of solid waste, organic waste, and nonorganic recyclables from any licensed or permitted landfill or other licensed or permitted disposal facility shall be maintained by the commercial and business establishment and available upon request to the City Public Works Director or designee. Failure to provide proof of weekly disposal shall constitute a public health and safety nuisance and a violation of this chapter.

6. If any damages and clean-up costs arise from any solid waste, organic waste, and nonorganic recyclables spilling, leaking, dripping, blowing, dropping or scattering during the course of the commercial and business establishment’s self-hauling activity, the commercial or business establishment shall be liable to the City for such activity.

7. Any commercial and business establishment electing to self-haul under this subsection shall use its own vehicles and personnel for collection and transport.” Item #8.1.

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SECTION 5: Section 8.16.090 is hereby added to Chapter 8.16, “Garbage and Refuse”, of Title 8 of the Calistoga Municipal Code to read in its entirety as follows:
“8.16.090 Violations
Any violation of this chapter is hereby declared to be unlawful and a public nuisance.

Any person violating any provision of this chapter shall be guilty of a misdemeanor, punishable in accordance with Section 1.08.020 of this Code. In addition, any person, commercial and business establishment, or other entity violating any provision of this chapter may be subject to administrative citations, civil fines, civil penalties, abatement, injunctive relief, and any other remedy available to the City at law or in equity. The remedies set forth in this section are cumulative and shall not preclude the City from pursuing any other remedy or relief to which it may be entitled under law or equity.” SECTION 6: 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. It also finds the Ordinance is exempt from the requirements of CEQA pursuant to CEQA Guidelines Sections 15307 and 15308 as an action by a regulatory agency taken to protect the environment and natural resources.

SECTION 7: 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 8: 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 9: Publication
Publication. The City Clerk is directed to cause this Ordinance to be published in the manner required by law.

Item #8.1.

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THIS ORDINANCE was introduced with the first reading waived at the City of Calistoga City Council meeting on the Xth day of INSERT MONTH 2026, and was passed and adopted at a regular meeting of the Calistoga City Council on the Xst day of MONTH by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
____________________________
Donald Williams, Mayor
ATTEST: APPROVED AS TO FORM:
____________________________ _________________________________ Yudiana Galvan, City Clerk Michelle Marchetta Kenyon, City Attorney Item #8.1.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Andrew Amelung, Senior Planner
Meeting: AMENDED AGENDA City Council Regular Meeting - May 12 2026 Subject: Resolution Initiating General Plan, Zoning Map and Municipal Code Text Amendments to Provide Provisions for Missing Middle Housing.

DESCRIPTION:

Resolution Initiating General Plan, Zoning Map and Municipal Code Text Amendments to Provide Provisions for Missing Middle Housing.

RECOMMENDATION:

Consider Adopting the Resolution
SUMMARY:

Consider adopting a Resolution that establishes direction, based on recommendations from the City of Calistoga Housing Advisory Committee and the Planning Commission, for staff to prepare an Ordinance Amendment to Chapter 17 of the Municipal Code, General Plan Amendment, and Amendment to the Zoning Map to establish provisions for Missing Middle Housing development within specific locations and zoning districts in the City of Calistoga.

ANALYSIS:

The Calistoga City Council has identified the implementation of Missing Middle and Workforce Housing as a top priority in its 2025-2026 Operating and Capital Improvement Budget and in the General Plan Sixth Cycle Housing Element (2023-2031). Under this direction, staff has reviewed Missing Middle Housing approaches and land-use policies with the Housing Advisory Committee and the Planning Commission and has prepared a draft Missing Middle Housing Resolution of Intent for the City Council's consideration.

This staff report addresses the need for Missing Middle Housing in Calistoga and reviews the City of Calistoga's Base Zoning Districts for General Plan Conformity, with various forms and scale of this potential housing type reviewed within recommended zoning districts. It covers a city-wide profile and review of some of the limitations presented by environmental conditions, as well as limitations of the existing infrastructure and available public services, and summarizes why certain locations and zoning districts are not recommended as appropriate for this type of housing.

The report then provides an overview of a draft resolution presented for consideration, as well as staff's recommendation to adopt a Missing Middle Housing Combining District, which incorporates the recommendations made by the Planning Commission and Housing Advisory Committee. Finally, it provides an opportunity for the City Council to discuss and further elaborate upon these recommendations as needed in order to make a motion on the Resolution, which may be amended as determined by the City Council.

Item #8.2.

Background
On March 25, 2026, the Planning Commission made a motion to approve recommendations on the implementation of a Missing Middle Housing Combining District within the City of Calistoga. These recommendations were based on previous recommendations made by the Housing Advisory Committee (HAC) at their March 9, 2026 meeting on terms, form, scale, location, definition, and purpose statement. These recommendations were the result of three previous discussions on Missing Middle concepts and ideas that took place at the December 15, 2025, January 26, 2026, and February 9, 2026 HAC meetings, which also included an overview of the need for Missing Middle Housing in Calistoga, as well as a General Plan Conformity analysis, and overview of each base zoning district. For the March 25, 2026 Planning Commission meeting, a profile of the city's environmental sensitivities that could prevent any form of a streamlined development process within certain sensitive areas and zoning districts was also included. The overview of what Missing Middle Housing is, its key concepts and ideas, and the need for it in Calistoga can be reviewed in ATTACHMENT A- Missing Middle Housing - Concepts & Ideas. The analysis on General Plan Conformity and each base zoning district, as well as the environmental profile, can be found in ATTACHMENT B - Missing Middle Housing - General Plan Conformity, Base Zoning Districts, and Environmental Review.

Housing Advisory Committee &
Planning Commission Recommendations
Recommended Term
Throughout the January 26, 2026 Housing Advisory Committee staff report on Missing Middle Housing - Key Concepts & Ideas, the term "Missing Middle Housing" was used as this was the term coined by Daniel Parolek in his 2020 book Missing Middle Housing - Thinking Big and Building Small to Respond to Today's Housing Crisis. In addition to this, staff also presented the option of simply referring to it as "Middle Housing" in the December 15, 2025 staff report on Missing Middle Housing - Definition & Purpose Statement. The Sixth Cycle Housing Element adopted by the City of Calistoga also refers to the term "Workforce Housing" in addition to "Missing Middle Housing" throughout some of its goals, objectives, policies, and action items.

A recently proposed California state assembly bill, AB 1751 - Missing Middle Townhome Ownership Act, specifically uses the term "Missing Middle", so as the state moves forward with legislation using this term, this may present a significant reason to continue with this term, however the assembly bill is only a proposal at this point and has not been adopted.

At the March 9, 2026 Housing Advisory Committee, the committee recommended continuing the use of the term "Missing Middle", and at the March 25, 2026, Planning Commission meeting, the Commission unanimously upheld the Housing Advisory Committee's recommendation on term. At the Planning Commission meeting, staff mentioned further terms and definitions that may need to be established should the Resolution of Intent be adopted by the City Council, including a definition for the term "walkability". Various associated terms regarding missing middle housing Recommended Form
Keeping in mind the purpose statements of the General Plan and Land-Use Element, while also taking into consideration the guidelines of what Missing Middle Housing is, the Housing Advisory Committee provided recommendations on the form that this housing type may take in Calistoga.

Item #8.2.

At the March 9, 2026 Housing Advisory Committee, the committee recommended Option 11:

Alternative Options, including (11.a) make no specific limitations on form; (11.b) prefer to focus on scale of structures; and (11.c) identify unwanted or prohibited forms such as (stacked) fourplexes and/or three-story multiplexes.

At the March 25, 2026 Planning Commission meeting, the Commission upheld the Housing Advisory Committee's recommendation on form. An emphasis on scale and proportion to adjacent structures was discussed, as well as the prohibition of stacked triplexes, fourplexes and multiplexes, especially those that exceed two stories in height.

Recommended Scale
At the March 9, 2026 Housing Advisory Committee, the committee chose the option on housing scale presented as "additional recommendations on scale" including number: (8.a) emphasis on scale and proportion to adjacent structures; (8.b) take a thoughtful approach to parking; and (8.c) limit structures to 2-stories.

At the March 25, 2026 Planning Commission meeting, the Commission upheld the Housing Advisory Committee's recommendation on scale, while also placing emphasis on maintaining community character per the General Plan Vision Statement and the Land Use Element Purpose Statement.

Recommended Location
At the March 9, 2026 Housing Advisory Committee, the committee continued the item on location in order to follow further recommendations made at the March 25, 2026 Planning Commission Meeting and to review the City Council Staff Report for the April 21, 2026 meeting, and provide additional comments at the April 20, 2026 Housing Advisory Committee, At the March 25, 2026 Planning Commission meeting, the Commission recommended the Airport (A) District as a preferred or priority location, and allowing Missing Middle Housing options in the DC, CC, R-3, and R-2 Zoning Districts, while also exploring Missing Middle Housing options in specific locations of the R-1 Zoning District (to be determined), and excluding Missing Middle Housing options in the MHP Zoning District in order to protect the affordable housing stock in this district, and in the RR and RR-H Zoning District through a streamlined approach, due to environmental and infrastructure limitations. Any Missing Middle Housing options in the RR and RRH Zoning District would have to undergo a discretionary and environmental review process without any provisions provided by the adoption of a Missing Middle Housing Ordinance.

Recommended Definition and Purpose Statement
At the March 9, 2026 Housing Advisory Committee, the committee continued the items on definition and purpose statement and alternatively make comments on the City Council Staff Report for the April 21, 2026 meeting in regard to the draft language for the definition and purpose statement.

At the March 25, 2026 Planning Commission meeting, the Commission recommended staff's draft definition and purpose statements as revised:

Recommended Definition:

Missing Middle Housing is a range of small-scale, single-unit clustered or multi-unit residential building types that are compatible in form, scale, and character with single-family homes and neighborhoods in appropriate locations within the City of Calistoga. These housing types include smaller single-unit duplexes, side-by-side triplexes and fourplexes, cottage courtyards, townhouses, and live-work units up to two stories in height as they may be designated specific Item #8.2.

zoning districts, including but not limited to the Airport (A), Downtown Commercial (DC), Community Commercial (CC), Multi-Family Residential (R-3), Two-Family Residential (R-2), and specific areas of the One-Family Residential (R-1) Zoning Districts.

Proposed Purpose Statement:

The purpose of Missing Middle Housing in Calistoga is to provide housing options that are compatible in scale and size with surrounding structures and uses, limited to two stories in height, that are intended provide a path to home ownership for Calistoga's workforce and avoid negative impacts on existing environmental conditions, while also complimenting the character of existing residential and commercial districts throughout Calistoga as described in the Calistoga General Plan.

Proposed Process for Adopting a Missing Middle Combining District Staff has prepared a Missing Middle Housing Combining District Implementation Plan Outline that proposes the potential timeline and course of events required to implement the recommended adoption of a Missing Middle General Plan Overlay and Municipal Code Combining District, which can be reviewed in ATTACHMENT C - Implementation Outline.

Alternative Approaches to the Missing Middle Combining District While staff is recommending the adoption of a Missing Middle Combining District as a potential path for a streamlined process for allowing this type of residential use in specific locations of the city where a ministerial process may be possible, and where environmental conditions will not trigger discretionary review, an alternative approach would be pursuing amendments to the development standards of each individual zoning district within the city that allows residential use, along with the appropriate General Plan Amendments and comprehensive rezoning of the Calistoga Zoning Map required through such a process.

This alternative approach is more aligned with a General Plan update and the associated environmental review process, which requires a considerable amount of time and resources to implement. While this may be the appropriate path in order to further explore the options of adopting city-wide Missing Middle Housing residential uses in all zoning districts, it will not address the immediate need of this housing type for the existing workforce that wishes to pursue it.

In addition to this alternative approach, staff has also prepared a brief summary of neighboring jurisdictions and their approach to implementing Missing Middle and/or Workforce Housing in similar forms and scale, which can be found in ATTACHMENT D - Peer Jurisdiction Examples.

Conclusion
The City Council may now discuss and further elaborate on the recommendations of the Housing Advisory Committee and Planning Commission, and make a motion to approve, amend, or deny the Draft Resolution, that will provide staff with direction to prepare a new chapter of the Calistoga Municipal Code - Chapter 17 Zoning (Proposed Section 17.62). This Resolution shall outline the intended guidelines of a Missing Middle Housing General Plan Overlay and Municipal Code Combining District, and allow for the environmental review according to the Guidelines of CEQA, and bring forward a proposed Ordinance Adoption and General Plan Amendment, including amendments to the Calistoga Zoning Map for consideration before the Planning Commission and City Council per the direction set forth in the Resolution.

FINANCIAL IMPACT:

Depending on the approach taken, financial impacts could be limited to those incurred through an in-house process, including staff time taken to prepare reports, analysis, and findings, as well as Item #8.2.

organize workshops and community outreach, conduct community inventory and assessments, perform geospatial analysis and create new zoning maps, prepare draft ordinance amendments and associated adoption and implementation documents. These tasks and assignments will primarily be the responsibility of the Planning and Building Department's Senior Planner. Additional costs included with an inhouse process include the CEQA review and analysis to be completed by the City's Environmental Consultants, as well as legal review to be completed by the City Attorney's Office.

An alternative approach would be to work with Opticos Design, Inc. as lead consultants to perform the "Deep Dive" analysis for implementing Missing Middle Housing policies. As explained in Attachment B, staff met with representatives from Opticos on October 20, 2026, where they explained their two basic services provided for local jurisdictions: 1) an initial scan of community's current standards, needs, and opportunities for Missing Middle Housing; and 2) a deep dive into the detailed aspects of the ordinance, regulations, and existing community and neighborhood conditions to determine the precise level of regulation modifications that may be available or appropriate to what extent they can feasibly occur.

By working with a team of outside consultants on implementation and adoption of Missing Middle Housing, the City of Calistoga can expect a more precise and calibrated result in the final Municipal Code and General Plan Amendment (including Zoning Map revisions), which is expected to be completed in a shorter amount of time, while an in-house approach will result in a simpler version of amendments to the Municipal Code and General Plan, which will most likely take more time than working with third-party consultants.

Staff estimates the amount of time to complete this process in-house could range between 9-12 months or longer if significant delays occur, while working with Opticos Designs, Inc. is expected to be an approximately 6-9 month process, however this timeframe is also subject to unexpected or unforeseen delays. The Director of Planning and Building estimates the cost of working with Opticos Design, Inc. to be approximately $80,000-$100,000, which has already been reserved in the 2025- 2026 Planning and Building Department Budget, and also factored into the 2026-2027 Planning and Building Department Budget.

CEQA STATUS:

The Resolution qualifies for exemption from the California Environmental Quality Act (CEQA) under Section 15061(b)(3) (the Common Sense Exemption) as the ordinance will have no physical impact on the environment.

ATTACHMENT(S):

DRAFT RESOLUTION - Missing Middle Housing
ATTACHMENT A - Missing Middle Housing Concepts & Ideas
ATTACHMENT B - Missing Middle General Plan, Zoning, and Environmental Review ATTACHMENT C - Implementation Outline
ATTACHMENT D - Peer Jurisdiction Examples
ATTACHMENT E - MMH Resolution Presentation
APPROVAL(S):

Connie Cardenas, Admin. Services Director Approved - May 01 2026 Item #8.2.

Mitch Celaya, Interim City Manager Approved - May 04 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - May 04 2026 Item #8.2.

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CITY OF CALISTOGA

CITY COUNCIL
Resolution No. CC 2026-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CALISTOGA INITIATING

GENERAL PLAN AND ZONING MAP AND MUNICIPAL CODE TEXT AMENDMENTS

TO THE CALISTOGA MUNICIPAL CODE TO PROVIDE PROVISIONS FOR MISSING

MIDDLE HOUSING GUIDELINES AND REGULATION, DIRECTING THE

PREPARATION OF DRAFT ORDINANCE AMENDMENTS AND THE APPROPRIATE

ENVIRONMENTAL REVIEW PURSUANT TO THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT (CEQA)
WHEREAS, the Calistoga City Council has identified the implementation of Missing Middle and Workforce Housing as a top priority in its 2025–2026 Operating and Capital Improvement Budget; and
WHEREAS, the General Plan Sixth Cycle Housing Element (2023–2031) identifies Missing Middle Housing as a priority housing type needed to address Calistoga’s workforce housing gap, and sets forth goals, objectives, policies, and action items supporting its implementation; and
WHEREAS, the Housing Advisory Committee’s 2026 Work Plan identifies Missing Middle Housing implementation as Work Plan Goal Number 4; and WHEREAS, a 2026 study conducted by Bay Area Economics (BAE) confirms that Calistoga’s housing market is characterized by a significant gap between high-cost singlefamily homes and age-restricted mobile home parks, with virtually no for-sale housing options in between, and that there is a demonstrated need and desire among Calistoga’s workforce to live within the city; and
WHEREAS, Missing Middle Housing is a range of small-scale, single-unit clustered or multi-unit residential building types that are compatible in form, scale, and character with single-family homes and neighborhoods, including smaller single-family units, duplexes, side-by-side triplexes and fourplexes, cottage courtyards, townhouses, and live-work units, which have been effectively absent from the housing market since the adoption of modern zoning codes in the 1950s; and
WHEREAS, the General Plan’s Vision Statement calls for Calistoga to remain a walkable, small town made up of a vibrant, eclectic main street set within pedestrianoriented neighborhoods of modestly-sized homes, and the Land Use Element’s purpose is to preserve, protect, and enhance Calistoga’s current quality of life as a walkable, small town with a complementary mixture of buildings and land uses; and Item #8.2.

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WHEREAS, the Calistoga Planning and Building Department presented a staff report to the Housing Advisory Committee on March 9, 2026 regarding Missing Middle Housing recommendations, and the Housing Advisory Committee adopted a unanimous motion recommending: (1) retention of the term “Missing Middle Housing”; (2) no specific limitations on housing form, with a preference for emphasizing scale and proportion to adjacent structures and a prohibition on stacked fourplexes and multiplexes; and (3) a preference for two-story structures with a thoughtful approach to parking; and WHEREAS, the Calistoga Planning and Building Department presented a staff report to the Planning Commission on March 25, 2026 regarding Missing Middle Housing recommendations, incorporating the Housing Advisory Committee’s motions together with an analysis of base zoning districts, environmental constraints, infrastructure limitations, and fire safety considerations; and
WHEREAS, at its March 25, 2026 regular meeting, the Calistoga Planning Commission voted 4–0 (one member absent) to adopt a unified motion recommending the City Council take certain actions with respect to a Missing Middle Housing Combining District for the City of Calistoga; and
WHEREAS, the Calistoga Municipal Code currently includes three active combining districts — Planned Development (PD), Visitor Accommodations (VA), and Airport (A) — and the adoption of a new Missing Middle Housing Combining District (MMH-CD) as a new chapter of Title 17 (Zoning) is the recommended approach, as it allows the overlay to be incorporated into the Municipal Code without amending all underlying base zoning districts and ordinances; and
WHEREAS, the proposed Missing Middle Housing Combining District will require an amendment to the Calistoga General Plan, an amendment to Title 17 (Zoning) of the Calistoga Municipal Code to add new Chapter 17.62, and an amendment to the Calistoga Zoning Map, all of which are legislative acts subject to public notice and hearing requirements before the Planning Commission and City Council pursuant to California Government Code Section 65853; and
WHEREAS, the proposed Zoning Ordinance amendment, General Plan Amendment, and Zoning Map Amendment shall be subject to the appropriate environmental review pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) and the CEQA Guidelines (14 Cal. Code Regs. Section 15000 et seq.) prior to final City Council action; and WHEREAS, the City Council finds that initiating these proceedings is in the public interest and is consistent with the City’s General Plan goals, objectives, policies, and action items, including but not limited to those contained in the Land Use Element, Housing Element, and Community Identity Element;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Calistoga as follows:

Item #8.2.

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SECTION 1. INITIATION OF GENERAL PLAN AND MUNICIPAL CODE AMENDMENTS.

The City Council hereby initiates and directs City staff to prepare for future consideration amendments to Title 17 (Zoning) of the Calistoga Municipal Code to add new Chapter

17.62 (Missing Middle Housing Combining District), and to prepare the associated General Plan Amendment and Zoning Map Amendment, in order to establish a Missing Middle Housing Combining District (-MMH-CD) for the City of Calistoga.

SECTION 2. PLANNING COMMISSION RECOMMENDATIONS.

The City Council hereby receives and acknowledges the following unanimous recommendations of the Calistoga Planning Commission, made at its March 25, 2026 regular meeting (4–0, one member absent), and directs that the following recommendations be incorporated as guiding principles in the preparation of the draft ordinance:
(a) Term. The housing type addressed by this combining district shall be referred to as “Missing Middle Housing.”
(b) Form. No specific limitations on housing form are prescribed at this stage. The draft ordinance shall emphasize scale and proportion to adjacent structures.

Stacked fourplexes and multiplexes shall be identified as prohibited or disfavored forms within the combining district.
(c) Scale. Missing Middle Housing structures shall be limited to a maximum height of two (2) stories, consistent with the General Plan’s Vision Statement and the Land Use Element’s purpose of maintaining Calistoga as a walkable, small town of modestly-sized homes. Scale and proportion to adjacent structures shall be emphasized, and a thoughtful approach to parking shall be incorporated.

Community character as described in the General Plan shall be maintained. (d) Location. The Missing Middle Housing Combining District shall be applicable in the following base zoning districts: Airport Commercial (A), Downtown Commercial (DC), Community Commercial (CC), Multi-Family Residential/Office (R-3 and R-3-VA), Two-Family Residential (R-2), and select areas of the OneFamily Residential (R-1) Zoning District, as more specifically identified through the ordinance drafting process. The Airport (A) Zoning District is identified as a priority and preferred location. The combining district shall not apply to the Mobile Home Park (MHP) Zoning District, in order to protect the existing affordable housing stock within that district, nor to the Rural Residential (RR) or Rural Residential-Hillside (RR-H) Zoning Districts, due to significant environmental sensitivities, limited infrastructure, and fire safety concerns in those areas. (e) Definition. The following definition shall guide the drafting of the combining district ordinance: Missing Middle Housing is a range of small-scale, single-unit clustered or multi-unit residential building types that are compatible in form, scale, and character with single-family homes and neighborhoods in appropriate locations within the City of Calistoga. These housing types include smaller singlefamily units, duplexes, side-by-side triplexes and fourplexes, cottage courtyards, townhouses, and live-work units up to two stories in height, within zoning districts Item #8.2.

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including but not limited to the Airport (A), Downtown Commercial (DC), Community Commercial (CC), Multi-Family Residential (R-3), Two-Family Residential (R-2), and specific areas of the One-Family Residential (R-1) Zoning Districts.
(f) Purpose Statement. The following purpose statement shall guide the drafting of the combining district ordinance: The purpose of Missing Middle Housing in Calistoga is to provide housing options that are compatible in scale and size with surrounding structures and uses, limited to two-story structures, that are intended to provide a path to home ownership for Calistoga’s workforce and to avoid negative impacts on existing environmental conditions, while also complementing the character of existing residential and commercial districts throughout Calistoga as described in the Calistoga General Plan.

SECTION 3. DIRECTION TO STAFF.

The draft ordinance amending Title 17 (Zoning) of the Calistoga Municipal Code to add Chapter 17.62 (Missing Middle Housing Combining District), together with the associated General Plan Amendment and Zoning Map Amendment, shall, at a minimum, address the following:
(a) A statement of purpose and findings supporting the establishment of the Missing Middle Housing Combining District, consistent with the definition and purpose statement set forth in Section 2(e) and 2(f) above; (b) The geographic boundaries and applicability criteria for the combining district, including identification of specific eligible areas within the R-1 Zoning District and confirmation of the priority status of the Airport (A) Zoning District; (c) The relationship of the combining district to underlying base zoning districts, including which regulations are modified, supplemented, or replaced; (d) Permitted, conditionally permitted, and prohibited housing types and uses within the combining district, consistent with Section 2(b) above, including the prohibition of stacked fourplexes and multiplexes;
(e) Development standards, design guidelines, and performance criteria applicable within the combining district, including form, scale, height, setbacks, lot coverage, parking, and frontage standards, consistent with the two-story maximum and community character standards set forth in Section 2(c) above; (f) Consideration of fire safety requirements, including Wildland-Urban Interface (WUI) compliance standards, emergency access provisions, fire flow requirements, and coordination with the Calistoga Fire Department, as nonnegotiable baseline requirements that cannot be reduced through density bonuses or development incentives;
(g) Infrastructure adequacy standards to ensure that development within the combining district is served by adequate water, wastewater, stormwater, and public road infrastructure; and
(h) Procedural requirements for project review within the combining district, including determination of ministerial versus discretionary review pathways.

Item #8.2.

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SECTION 4. PUBLIC OUTREACH AND COMMUNITY ENGAGEMENT.

Prior to or concurrent with the preparation of the draft ordinance, the Director is authorized to conduct public outreach and community engagement activities, including but not limited to Housing Advisory Committee review, community workshops, stakeholder meetings, and consultation with property owners and interested parties, to inform the development of the Missing Middle Housing Combining District regulations.

SECTION 5. ENVIRONMENTAL REVIEW.

The Director is directed to conduct the appropriate environmental review under CEQA prior to the Planning Commission and City Council hearings on the proposed Zoning Ordinance amendment, General Plan Amendment, and Zoning Map Amendment. No final action to adopt an ordinance establishing the Missing Middle Housing Combining District shall be taken until environmental review is completed in accordance with CEQA and the CEQA Guidelines.

SECTION 6. PLANNING COMMISSION REFERRAL.

Upon completion of the draft ordinance and environmental review, the Director shall schedule a public hearing before the Planning Commission to consider the proposed Zoning Ordinance amendment, General Plan Amendment, and Zoning Map Amendment, and to provide a recommendation to the City Council, in accordance with Calistoga Municipal Code Chapter 17 and Government Code Section 65853.

SECTION 7. GENERAL PLAN CONSISTENCY.

The City Council finds that initiating the preparation of these amendments is consistent with the goals, policies, and objectives of the City of Calistoga General Plan, including but not limited to the Land Use Element purpose of preserving Calistoga as a walkable, small town with a complementary mixture of buildings and land uses; the General Plan Vision Statement calling for modestly-sized homes in pedestrian-oriented neighborhoods; and Housing Element goals, objectives, policies, and action items supporting the development of workforce and Missing Middle Housing.

SECTION 8. EFFECTIVE DATE.

This Resolution shall take effect immediately upon its adoption.

PASSED AND ADOPTED by the City Council of the City of Calistoga at a regular meeting thereof held on the 12th day of May, 2026, by the following vote:

Item #8.2.

4929-9666-7303 v1
AYES:

NOES:

ABSENT:

ABSTAIN:

ATTEST: APPROVED:

Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov

ATTACHMENT A
Missing Middle Housing Concepts & Ideas
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: 707 942-2831
www.calistogaca.gov
What is Missing Middle Housing?
The term "Missing Middle Housing" was first coined by Daniel Parolek in 2010, and in his 2020 book Missing Middle Housing - Thinking Big and Building Small to Respond to Today's Housing Crisis, the key concepts and ideas behind Missing Middle Housing are described in detail. This report outlines those key concepts and ideas within an abbreviated context.

Missing Middle Housing is a range of clustered or multi-unit housing types in scale with single-family homes and neighborhoods. It's called "Missing" because we do not zone for these housing types and they have not been built at scale since the adoption of modern zoning codes in the 1950s.
• Examples includes:
o Duplexes
o Triplexes & Fourplexes
o Bungalow Courtyards
o Courtyard Apartments
o Townhouses
o Multiplexes
o Live-Work Buildings
• The key point is that they are built on a "House Scale" o Height of 2.5 stories maximum
o 2-story structures are preferred
o Typical width is 55-75 feet
o Typical depth is 45-60 feet
o These dimensions can vary based on parcel and neighborhood • Missing Middle characteristics include:

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: 707 942-2831
www.calistogaca.gov
o Focus on sense of community
o Distributed among single-family homes
o Smaller footprints
o Walkable context
o Lower perceived density
o Lives like a single-family home
o Can be rental or for-sale homes
o Thoughtful approach to parking - less dependency on cars o Simple construction
o Maximizes affordability without compromising quality
When thinking about Missing Middle Housing, form and scale are more important than the number of units, and a shift away from metrics like density is the main point.

Parameters on form and scale formulate "Missing Middle" zoning policy, and it is important to think of "form" rather than "use" in terms of development and regulations.

It is important to note that in the context of Calistoga, "Missing Middle" and "Workforce" housing can be thought of as synonymous, as they are both oriented to meet the growing need for middle-income housing, especially in terms of affordability.

Changing Demographics & Preferences
A growing demand for Missing Middle Housing has occurred since the recession (2007- 2009) due to a growing preference for livability, walkability, and affordability.

Demographic projections show that this demand will continue to increase between 2018 and 2040.

In the past, the baby boom created an unprecedented demand for single-family housing, with more children, larger households, and greater access to finance and housing options.

Households are expected to change over the next few decades, with an increased number of smaller households without children. These smaller households do not always need the Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: 707 942-2831
www.calistogaca.gov
space that a traditional single-family home provides, and they often cannot afford a single-family home that is both livable and walkable. Unfortunately, this is resulting in a decrease in homeownership, which is expected to drop nationwide from 64.3 percent to

62.6 percent by 2040. With more practical, livable, and affordable options, this projection can be mitigated.

Affordable Solution
The lack of affordable housing is widespread, especially in walkable areas with transit services, and the need for housing options for those with lower average monthly incomes is equally widespread. Addressing these issues in the past has been a difficult balance between subsidized and market-rate housing development. Without government subsidies, market-rate housing dominates, while government housing is often focused on density metrics.

Adding small-scale housing is an overlooked solution, which can often be more affordable by design. These units address affordability through:
• A reduced need for government subsidies
• Natural market adjustments to changes in zoning codes • Allowing local governments to retain control
• Sharing land cost through smaller units (especially through cottage courtyards) Understanding Barriers
There is a long list of barriers for Missing Middle and Workforce Housing, which can include:
• Planning & Zoning Barriers
o Most older Missing Middle Housing types were built before zoning codes o There is a lack of zoning districts that allow them
o Current multi-family metrics hinder Missing Middle development Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: 707 942-2831
www.calistogaca.gov
o Ineffective mapping of zones
o Dominance of single-family housing
o Density based zoning prevents smaller units
o Parking requirement challenges
o Impact fees are often not proportionate to development • Community Opposition
o General opposition to change and multi-family housing o Prevention of development projects
o Missing Middle housing can serve as a middle ground
o Only happens through policy changes for all needs
• Developer Constraints
o Missing Middle housing model not easily classified by industry standards o Perceived cost inefficiencies for building small
o Small projects get overlooked on investment in regulatory environment o Solutions take creative thinking
o There is a history of a "condominium dilemma" among developers Missing Middle Housing can vary a lot in terms of form and scale, however the key concept is that it is focused on smaller units and footprints in walkable, livable areas that create a single-family home feeling in a cluster or multi-unit structure. The demand for it has resulted from a mismatch between available housing and what people want and need.

Cities are struggling with affordability, while developers are modeled to build either "McMansions" or large, urban, housing projects, while communities can often be opposed to any change. Most cities' regulatory systems are barriers to delivering housing choices that middle-income earners want and need.

In addition to Daniel Parolek's concepts and ideas outlined above, another way to think of Missing Middle Housing is in terms of what used to be referred to as a "starter" home.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: 707 942-2831
www.calistogaca.gov
According to Freddie Mac's Economic & Housing Research Group's report titled Housing Supply: A Growing Deficit, entry-level homes were 40 percent of new home construction in the early 1980s, which has declined to around 7 percent by 2020 (U.S. Census Bureau data as analyzed by Freddie Mac). While there are various factors that have contributed to this decline, including economic and geopolitical constraints that are beyond what the City of Calistoga can control, one major contribution to the decline that is within Calistoga's reach is the City's ability control its Zoning Ordinance. The City can take measures to reduce what Edward Glaeser (Harvard University) and Joseph Gyourko (University of Pennsylvania) coined as the "zoning tax" in their research article Zoning's Steep Price, which basically outlines the price premium imposed by land-use regulations above and beyond the true value of the land and the costs of physical construction. Before doing so, it is important for the City to identify where these changes in land-use regulations would be possible and beneficial to the community, and to also determine where it would not be appropriate in order to protect environmental sensitivities and ensure that any housing development is within the capacity and means of the City.

Understanding the role and characteristics of Missing Middle Housing can help the City Council determine how it chooses to define Missing Middle Housing within Calistoga and exactly what its specific purpose will be.

The Need for Missing Middle Housing
The City Council and the Housing Element have made the pursuit of Zoning Ordinance and General Plan Amendments that allow for Missing Middle Housing a priority. These proposed ordinance adoptions are intended to allow for a more streamlined process to build middle-sized housing units intended for working residents and employees within the City of Calistoga. In addition to these goals and objectives, there is a growing demand for this housing type and a number of key data points that support its need.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: 707 942-2831
www.calistogaca.gov
The California Department of Finance E-5 Housing and Population Rates shows that Calistoga's housing market is comprised primarily of high-cost single-family homes, lower-cost mobile homes, income-restricted multifamily rental units, and some smaller multifamily properties. Single-family homes make up 53 percent of the City's housing stock, while mobile homes make up another 24 percent and multifamily units comprise the remaining 23 percent.

According to a 2026 study conducted by Bay Area Economics (BAE) using Costar data on rental units and Redfin data on for-sale units, with few exceptions, single-family home prices in Calistoga are far above what lower- and middle-income households can afford, with a median sale price of about $1.15 million between July 2024 and July 2025. Mobile homes offer a much more affordable option, with a median sale price of $199,000 during the same period. However, total ownership costs in mobile home parks include space rent, and most mobile homes in Calistoga are located in age-restricted communities and therefore are not available to the broader population. The BAE study goes on to state that for-sale housing options priced between these two extremes are almost nonexistent.

Multi-family rental housing is limited to smaller properties, with newer construction focused on income-restricted affordable housing, with the most recent market-rate rental property identified in Costar's database being built nearly 20 years ago. The BAE study estimates that the average monthly rent for a new market-rate rental unit would be $3,201, with an estimated average annual household income of $137,500 needed to afford a new market-rate rental unit.

Questions have been raised by members of the Housing Advisory Committee and the public, based on current economic and housing market trends, as to whether more housing is actually needed at the moment, as the population is not growing and home prices are decreasing. It is important to keep in mind that these figures focus on the existing single-family housing market, which has been supported by higher-income earners (including those who live and work outside of Calistoga) and home prices that Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: 707 942-2831
www.calistogaca.gov
have been well above what the local workforce can afford. There is currently not a significant housing stock of "Missing Middle" options in Calistoga and Napa Valley.

While it is true that a portion of the existing workforce commutes into and out of Calistoga, according to data from the 2023 U.S. Census - American Community Survey, out of approximately 2,275 housing units in the City of Calistoga, 36.8 percent of them, or 836 occupied units, are currently paying rent. Of these renting households who choose to live, work, and rent in Calistoga, 213 of them, or 25.5 percent, are paying rents higher than $2,500 per month, typically for older units, with 153 household units paying rents higher than $3,000 per month.

These household units alone, which make a significant contribution to Calistoga's overall economy and character, demonstrate that there is a will and a desire from the workforce to live in this city. With a greater variety in housing options, including smaller, more affordable and livable units that complement the community, and with greater access to finance options that can be supported through state programs and Calistoga's Measure D Fund, these vital members of the community can have the options to build equity, further invest in the community at a later point, and accumulate long-term generational wealth as established members of the community.

To make this possibility a reality, a viable and feasible path forward needs to be established, which begins with determining what the physical features of this housing type will be in Calistoga and clearly establishing its purpose, which will help ensure its successful implementation as intended.

Questions have also been raised about increasing vacancy rates on rental units within the city, and while U.S. Census Bureau data shows us that the State of California's rental vacancy rate of 4.8 percent for 2024 is much better than the Quarter 4 national vacancy rate of 7.2 percent, there is limited updated data points for the City of Calistoga. We can see that the 2020 Decennial Census Demographic and Housing Characteristics placed Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: 707 942-2831
www.calistogaca.gov
homeowner vacancy rates as separate from overall vacancy, with a rental unit rate of approximately 5.0 percent, and according to the Census Bureau's American Community Survey 5-Year Estimates (2019 and 2023), the vacancy rate for all vacancy in Calistoga, including seasonal, recreational, and occasional-use units, was approximately 7.9 percent.

Regardless of what the rental vacancy rate is in Calistoga, it is important to note that the purpose of Missing Middle Housing in Calistoga will likely focus on a path towards home ownership and away from rental units for middle-income earners who typically earn between 120-160 percent Average Median Income (AMI). This income level is beyond the threshold to qualify for affordable housing per state guidelines and requirements, and with financial incentives adopted that will follow the approval of changes to the Zoning Ordinance and General Plan, Measure D funding and state financing options may help Calistoga residents make this transition from rental units to home ownership.

Conclusion
If implemented within a context that is consistent with the Calistoga General Plan, through a form and scale that complements Calistoga’s unique character, Missing Middle Housing can serve as an appropriate land-use planning approach that can provide realistic housing options to Calistoga’s essential workforce that earn too much to qualify for statemandated affordable housing and too little to have a feasible path for home ownership at existing market-rate housing prices.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov

ATTACHMENT B
Missing Middle Housing
General Plan Conformity, Base Zoning Districts, and Environmental Review Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Missing Middle Housing & General Plan Conformity
The key characteristic of Missing Middle Housing is that it focuses on a sense of community and is distributed among existing single-family homes in a walkable context.

As discussed, this housing type can take many forms depending on the neighborhood that it is built in, so an important aspect is to preserve the character and sense of community of the various zoning districts of the City of Calistoga. This is also reflected in the first paragraph of the General Plan's Vision Statement and the purpose of the General Plan's Land Use Element, which states the following:

The General Plan Vision Statement
Calistoga will remain a walkable, small town, made up of a vibrant, eclectic main street set within pedestrian-oriented neighborhoods of modestly-sized homes and surrounded by wineries, vineyards and other agricultural lands. The temperate climate, the Palisades, Napa River and its creeks frame our physical identity.

The Land Use Element Purpose Statement
The purpose of the Land Use Element is to shape the future physical development of Calistoga and to preserve, protect and enhance Calistoga's current quality of life, so that the city can remain a walkable, small town with a complementary mixture of buildings and land uses in a pleasant environmental setting. The Land Use Element is the central chapter of the General Plan.

Keeping in mind these aspects of the General Plan and the guidelines of what Missing Middle Housing is, the City Council can determine which form(s) this housing type may take in Calistoga. The City Council may also decide which forms are appropriate in different locations and zoning districts of the city.

The exact location(s) where Missing Middle Housing may occur has been discussed with some debate at previous City Council meetings and amongst some members of the Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
community. Designations on where these housing units may be allowed, and through which review process (ministerially or discretionary), remains to be determined, however according to the goals set forth by the Council, a streamlined process is preferrable.

Restrictions on feasibility and streamlining include access to adequate infrastructure and utilities and public services, environmentally sensitive areas, flood zones, and compatibility with surrounding uses while maintaining the character of the City and its communities.

The Adoption of a Missing Middle Housing Overlay & Combining District Staff is recommending the adoption of a new Missing Middle Housing Combining Zoning District, also referred to as an overlay, for the implementation of Missing Middle Housing.

It is important to remember that, while the City of Calistoga has no specific definition of a "rezone" in its General Plan or Municipal Code, the process of adopting a new Combining District does involve additional uses in existing zones and requires an Amendment to the General Plan and Zoning Map.

Various general plans and land-use designations often refer to several types of overlays that serve different purposes. Some are more restrictive in use under special geographical and/or physical circumstances, while others allow additional uses based on geography and location.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
When these overlays get adopted into a zoning ordinance, they are then often referred to as combining districts. They can serve a variety of purposes, including special regulations for life safety precautions or environmental protections, as well as the allowance of additional uses in specified areas to help serve a community or economic need. The Calistoga General Plan defines Overlay and Combining Zone as follows:

General Plan Definition - Overlay:

A land use designation on the Land Use Map, or a zoning designation on a zoning map, that modifies the basic underlying designation in some specific manner.

General Plan Definition - Combining Zone:

A special purpose zone that is superimposed over the regular zoning map. Combining zones are used for a variety of purposes, such as airport compatibility, flood plain or wetlands protection, historic designation, or special parking regulations. Also called "overlay zone."
The Calistoga Municipal Code includes three existing combining districts that exist in Calistoga, which include Planned Development (PD) Combining Districts (originally based on the Silverado Trail PD Overlay (PD-1) and the Calistoga Hills PD Overlay (PD-2)), the Visitor Accommodations (VA) Combining District (based on the Visitor Accommodation Overlay), and the Commercial Airport (A) Combining District (based on the Gliderport Character Area Overlay). A fourth combining district is listed in the municipal code was designated for a Design District (DD), however this combining district was repealed by Ordinance 714.

Other overlays included in the Calistoga General Plan, but not formally recognized as combining districts, include the Entry Corridor Overlays (Entry Corridor 1: Downvalley Foothill Boulevard; Entry Corridor 2: Downvalley Silverado Trail; Entry Corridor 3: Lincoln Avenue at Foothill Boulevard; Entry Corridor 4: Lincoln Avenue / Silverado Trail; Entry Corridor 5: Upvalley Foothill Boulevard; Entry Corridor 6: Petrified Forest Road;), the Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Character Area and Gateway Overlays, the Downtown Character Area Overlay; the Foothill Character Area Overlay, the Lower Washington Character Area Overlay, the Resort Character Area Overlay, and the State Highway 29 Character Area Overlay.

The key difference in analysis for Calistoga in terms of the General Plan Overlays and the Municipal Code Combining Districts is that ministerial permits generally follow the guidelines of the Municipal Code, while discretionary permits also require General Plan Conformity with review of applicable overlay guidelines depending on location.

The major benefit of adopting a new overlay and combining district is that it can be easily implemented and incorporated into the Calistoga Municipal Code as a new chapter without having to amend and revise all of the base zoning districts and ordinances where it may apply.

Some members of the public have raised questions regarding how combining districts work and whether or not this is a form of rezoning their existing single-family (R-1) zoning districts. In this case, a Missing Middle Housing Combining District will not change any of the allowable uses in place in the Base Zoning District (R-1, R-2, R-3, etc.), nor does it require any existing use that is established to change, however it will allow additional uses to be allowable under certain circumstances and in select locations where the City deems those uses appropriate.

Each combining district serves a unique purpose, and by reviewing some examples the City Council and the Community can have a better understanding of how they function in terms of land-use planning.

Once it was determined that the Calistoga General Plan and Zoning Ordinance provided the provisions needed for establishing a new overlay and Missing Middle Housing Combining District, and that this would provide the most efficient path s to a streamlined process for Missing Middle and Workforce Housing, staff began a peer review of other Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
jurisdictions in the region that were also pursuing Missing Middle Housing amendments to their ordinances and general plans. This review included actions taken by Sonoma County, the City of Rohnert Park, the City of Healdsburg, the City of Sacramento, and the City of Santa Rosa.

In addition to this, on October 20, 2025, staff met with representatives from Opticos Design, Inc. - an urban design and architecture firm founded and run by Opticos principal Daniel Parolek, author of Missing Middle Housing - Thinking Big and Building Small to Respond to Today's Housing Crisis. Opticos provided an overview of the two main services they provide for local jurisdictions: 1) a Missing Middle Housing Initial Scan, which is an analysis of barriers and opportunities in a city's existing zoning code and general plan; and 2) a Missing Middle Deep Dive, which provides in-depth analysis and will physically test Missing Middle building types on actual lots, run financial feasibility analysis, design opportunity sites, and deliver a concrete set of zoning policy recommendations. They also provided four examples of work they have completed for local jurisdictions, which include the City of Novato, the City of Healdsburg, the County of Maui, and the City of Santa Rosa.

After researching and reviewing land-use housing policy and available data within this peer group of local jurisdictions, staff was able to confirm that the Missing Middle Housing Combining District approach was the most appropriate path for Calistoga's goals and needs, and that the most relevant example of implementation and adoption was the City of Santa Rosa. While Santa Rosa is a much larger city than Calistoga, the same approach could be scaled down and simplified to meet these goals and needs.

Base Zoning Districts and Missing Middle Housing
The total land area of Calistoga that allows residential development, aside from areas specifically zoned and developed through Planned-Development projects, makes up approximately 45.7 percent of the 2,240 acres, or 3.5 square miles, that the City of Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Calistoga is comprised of. These Base Zoning Districts include the Downtown Commercial (DC) Base Zoning District, the Community Commercial (CC) Base Zoning District, the Multi-Family Residential / Office (R-3 & R3-VA) Base Zoning District, the Two-Family Residential (R-2) Base Zoning District, the One-Family Residential (R-1 and R-1-10) Base Zoning District, the Rural Residential (RR) and Rural Residential-Hillside (RR-H) Base Zoning Districts, and the Mobile Home Park (MHP) Base Zoning District. When you include the Airport Commercial (A) Base Zoning District, the total area of Calistoga with potential for Missing Middle Housing is approximately 47.2 percent of the land within the city limits.

Base Zoning Districts where a Missing Middle Housing Combining District may be located include the following:

Downtown Commercial (DC) Base Zoning District
According to the Calistoga Municipal Code's purpose and intent for the Downtown Commercial (DC) Base Zoning District, it is intended to implement the Downtown Commercial land use designation of the General Plan, and it provides an area for a broad range of uses that generate high pedestrian traffic. Mixed residential-commercial uses are an important component of the DC Zoning District to ensure an economically and socially vibrant downtown that is intended for, and enjoyed by, residents and visitors alike. Except for visitor accommodations and live-work units, all newly constructed floor area located above the first-floor commercial use is encouraged to be for resident-serving commercial uses and/or separate residential units.

The DC Zoning District development standards require a minimum lot area of 5,000 square feet and are limited to an 80 percent maximum lot coverage. The minimum lot width is 30 feet, and setbacks range from 5 to 20 feet depending on proximity to adjacent residential structures, with no required setback when commercial structures are in proximity to other commercial structures. A principal building height limit of 30 feet is in place, which can also be reduced to 25 feet or 15 feet depending on proximity to adjacent Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
residential structures. There is a 2-story limit in place, however 3-story structures may be built with a Use Permit (See Attachment A).

Created by Andrew Amelung, Senior Planner, City of Calistoga There are approximately 110 parcels currently within the DC Base Zoning District with an average size of approximately 11,579 square feet. Most of these parcels are currently developed to a certain extent, and this zoning district makes up approximately 1.3 percent of the area zoned for residential use.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
The Missing Middle Housing form that staff believes is most aligned with the current regulations and the General Plan's vision would be the work-live unit, with commercial space on the first floor and a mix of resident offices and/or separate residential units on the second and, at certain times when determined appropriate by the Planning Commission, the third floor.

Community Commercial (CC) Base Zoning District
According to the Calistoga Municipal Code's purpose and intent for the Community Commercial (CC) Base Zoning District, it is intended to implement the Community Commercial land use designation of the General Plan. It provides areas at the edge of the downtown commercial core and at several intersections for activities that are similar to those in the Downtown Commercial District, but because of their size or relatively low pedestrian traffic generation, these parcels are appropriate for the CC Zoning District.

These uses predominantly provide for the day-to-day needs of residents, and because of their operational characteristics and space needs (storage, size, parking, etc.) are considered appropriate for the CC district.

The CC Zoning District is also intended to provide a transition between the more intense activities in the DC Zoning District and the less intense activities in the residential districts adjacent to commercial areas. Therefore, mixed residential-commercial uses are appropriate in the CC Zoning District. Except for visitor accommodations and live-work units, all newly constructed floor area located above the first floor is encouraged to be for resident-serving commercial uses and/or separate residential units.

In order to maintain and enhance Calistoga's small-town character, development in the CC district shall be guided by relevant policies of the General Plan's Community Identity Element and the character areas, gateway overlays and entry corridors of the Land Use Element.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
The CC Zoning District development standards require a minimum lot area of 5,000 square feet and are limited to a 60 percent maximum lot coverage. The minimum lot width is 50 feet, and setbacks range from 5 to 20 feet depending on proximity to adjacent residential structures, with no required setback when commercial structures are in proximity to other commercial structures. A principal building height limit of 30 feet is in place, which can also be reduced to 25 feet or 15 feet depending on proximity to adjacent residential structures. There is a 2-story limit in place, however 3-story structures may be built with a Use Permit (See Attachment A).

Created by Andrew Amelung, Senior Planner, City of Calistoga Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
There are approximately 103 parcels currently within the CC Zoning District with an average size of approximately 30,343 square feet, and this zoning district makes up approximately 3.2 percent of the area zoned for residential uses.

Similar to the DC Zoning District, staff believes the work-live unit can be an appropriate housing type in these locations, in addition to a wide variety of other housing types including side-by-side triplexes, cottage courtyards, townhouses, and courtyard apartments.

Multi-Family Residential / Office (R-3 & R3-VA) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the Multi-Family Residential / Office (R-3) Base Zoning District, it is intended to increase the diversity and affordability of housing stock in Calistoga by providing housing close to downtown services and to provide convenient access to professional office uses for residents and businesses, while ensuring that care is taken to preserve the character of existing neighborhoods. Within this base zoning district another combining district occurs in specifically zoned areas known as the Visitor Accommodation (VA) Combining District.

The purpose of this combination district is to allow for transient occupancy use of certain properties located in an R-3, residential/professional office, multi-family residential district, to encourage transient occupancy use in a manner compatible with surrounding land uses.

The R-3 and R-3-VA Zoning District development standards require a minimum lot area of 10,000 square feet on corner lots and 9,000 square feet on interior lots, and a limitation of 40 percent maximum lot coverage. The minimum lot width for corner and interior lots are 100 feet and 90 feet respectively, with a minimum lot depth of 120 feet. Setbacks can range from 5 feet to 20 feet depending on various factors such as front, rear, interior side, streetside corner or streetside reverse parcels, etc. Primary structures are limited in height to 25 feet, while accessory structures are limited to 15 feet (See Attachment A).

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
There are approximately 174 parcels currently within the R-3 and R-3-VA Zoning Districts with an average size of approximately 15,110 square feet, and this zoning district makes up approximately 0.7 percent of the area zoned for residential uses.

Created by Andrew Amelung, Senior Planner, City of Calistoga The R-3 and R-3-VA Zoning Districts can accommodate a wide range of recommended Missing Middle Housing types depending on the site and sensitive receptors including children and schools, daycare centers, healthcare facilities, the elderly and individuals with illnesses.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Two-Family Residential (R-2) Base Zoning District
According to the Calistoga Municipal Code's purpose and intent for the Two-Family Residential (R-2) Base Zoning District, it is intended to allow the development of singlefamily units, duplexes, and special-needs residential uses that are consistent with the Calistoga General Plan and State law, in a manner that provides generous private open spaces and setbacks. Together with compatible accessory uses, other uses that are compatible with single-family residential neighborhoods are allowed under certain circumstances.

Created by Andrew Amelung, Senior Planner, City of Calistoga Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
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The R-2 Zoning District development standards require a minimum lot area of 10,000 square feet on corner lots and 9,000 square feet on interior lots, and a limitation of 40 percent maximum lot coverage. The minimum lot width for corner and interior lots are 100 feet and 90 feet respectively, with a minimum lot depth of 100 feet. Setbacks can range from 15 feet to 20 feet depending on various factors such as front, rear, interior side, streetside corner or streetside reverse parcels, etc. Primary structures are limited to 25 feet in height (See Attachment A).

There are approximately 43 parcels currently within the R-2 Zoning District with an average size of approximately 15,010 square feet, and this zoning district makes up approximately 0.3 percent of the area zoned for residential uses.

Given the intention of this zoning district, staff believes duplexes and side-by-side triplexes may be the most suitable Missing Middle Housing types in these locations.

One-Family Residential (R-1 and R-1-10) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the One-Family Residential (R-1 and R-1-10) Base Zoning Districts, it is intended to allow the development of single-family and special needs residential uses that are consistent with the Calistoga General Plan and State law, in a manner that provides generous private open spaces and setbacks. Together with compatible accessory uses, other uses that are compatible with single-family residential neighborhoods are allowed under certain circumstances.

The R-1 Zoning District development standards require a minimum lot area of 10,000 square feet on corner lots and 9,000 square feet on interior lots, and a limitation of 40 percent maximum lot coverage. The minimum lot width for corner and interior lots are 100 feet and 90 feet respectively, with a minimum lot depth of 100 feet. Setbacks can range from 15 feet to 20 feet depending on various factors such as front, rear, interior side, streetside corner or streetside reverse parcels, etc. Primary structures are limited in height to 25 feet (See Attachment A).

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
There are approximately 868 parcels currently within the R-1 Zoning District with an average size of approximately 12,241 square feet, however this figure is skewed by some large, undeveloped parcels, with the average developed R-1 Zoning District parcel falling more in the range of 50 by 100 feet or 5,000 square feet. This zoning district makes up approximately 10.9 percent of the area zoned for residential use.

Created by Andrew Amelung, Senior Planner, City of Calistoga Staff believes single-family cottage communities and bungalows, with allowances and incentives for Accessory Dwelling Units (ADUs) may be the most appropriate middle-sized Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
and middle-income housing types for this zoning district, in addition to the expansion of ADUs and duplex options, especially in compliance with continuously changing State ADU laws.

Rural Residential (RR) and Rural Residential-Hillside (RR-H) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the Rural Residential (RR) Base Zoning District, it is intended to allow the development of single-family residences on large lots that serve as a buffer between the agricultural lands around the city and the urbanized parts of Calistoga, along with light agricultural uses that are consistent with the rural residential land use designation of the Calistoga General Plan.

Together with compatible accessory uses, other uses are allowed under certain circumstances to offset the cost of preserving large lots in agricultural production.

According to the Calistoga General Plan:

Rural Residential Land Use Designation
Lands designated Rural Residential serve as a buffer between the agricultural lands around the city and the urbanized part of Calistoga. The intent of this land use designation is to establish a limit to the urbanized parts of Calistoga. This area currently contains a mixture of agriculture and large-lot residential use. Farming, including grapes, is expected to remain a major land use. There could also be new residential subdivisions and some economic development related to wineries.

The Rural Residential - Hillside (RR-H) Base Zoning District is intended to provide for the development of hillside areas in a manner that will preserve the environmental and scenic benefits of these areas and protect development on the hillsides and in surrounding areas, and to promote hillside environmental goals and policies, establish densities and open space areas consistent within adopted areas, maintain an environmental balance consistent with existing vegetation, soils, geology, slopes and drainage patterns to protect the natural topography, avoid development that would result in an unacceptable hazard Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
from fire, flood, land slide or other natural disasters, avoid development that results in high public maintenance costs, and provide flexible design so that development is concentrated in areas with the greatest environmental carrying capacity.

Created by Andrew Amelung, Senior Planner, City of Calistoga The RR Zoning District has a minimum lot area of 20,000-80,000 square feet depending on availability of public services, while the RR-H Zoning District has a minimum lot area of 40,000-200,000 square feet depending on slope determination and available public services. Both the RR and RR-H Zoning Districts have a maximum lot coverage of 30 percent. Within the RR Zoning District, the minimum lot width is 100 feet and the Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
minimum lot depth is 200 feet, while within the RR-H Zoning District, lot dimension standards are to be determined through a proposed Preliminary and Final Development Plan. Setbacks in the RR Zoning District can range from 10 feet to 20 feet depending on various factors such as front, rear, interior side, streetside corner or streetside reverse parcels, etc., while additional environmental setbacks from water courses can range from 35 feet to 150 feet depending on slope. Primary structures are limited in height to 25 feet (See Attachment A).

There are approximately 198 parcels in the RR and RR-H Zoning Districts with an average size of 128,260 square feet, or 2.94 acres. These two zoning districts make up approximately 26.0 percent of the area zoned for residential uses.

Staff believes the RR and RR-H Zoning Districts present a significantly large portion of land available for the development of Missing Middle Housing. Given its purpose as a buffer between rural areas and developed areas, housing types on the smaller scale of the spectrum, like smaller single-family units and cottage courtyards may be more appropriate in this area. Also, given the distance between these areas and Calistoga's downtown, a mixed-use commercial aspect that allows for small grocery stores and pharmacies may be a solution to accommodate walkability and reduce traffic and dependency on automobiles.

This area does contain a number of environmental sensitivities including biological resources and natural habitat, potential cultural and tribal cultural resources, prime farmland with state provisions for protection, and flood zones. It also has limited access to utilities and public services, and the cost of providing these services may eliminate any aspect of affordability associated with development and housing projects. In order to maintain the streamlined intent of this ordinance, the appropriate environmental review under the guidelines of CEQA may be the preferred path to avoid individual CEQA analysis for each development project, which will drive up costs and further prolong the Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
development review process, as well as inhibit any potential feasibility of development in selected areas of this zoning district deemed appropriate for Missing Middle Housing.

Mobile Home Park (MHP) Base Zoning District
According to the Calistoga Municipal Code's purpose and intent for the Mobile Home Park (MHP) Base Zoning District, its intent is to: 1) establish standards for the development and construction of mobile home parks; 2) assure, through use permit review, that a mobile home park is compatible with surrounding uses; 3) protect local mobile home residents from potential development resulting from the transition of existing parks to conventional housing or other uses; and 4) to articulate City policy that affordable housing shall be safeguarded from economic forces that may result in the removal of housing stock that currently provides for the combination of persons with different economic means. This zoning district makes up approximately 3.3 percent of the area zoned for residential use.

Development and performance standards for the MHP Zoning District are unique and distinguished from other zoning districts within the City of Calistoga and should be treated differently. The California Department of Housing and Community Development (HCD) has assumed most oversight for development and regulations within Mobile Home Parks. The MHP Zoning District already addresses one need for Missing Middle Housing in its own unique way. Currently there are rising threats to property owners that live within this district, especially in terms of rental agreements for space needed to rent purchased properties, and the issue should be addressed accordingly but separately from this subject and agenda item.

Fortunately, past leadership within the City of Calistoga had the foresight to adopt Calistoga Municipal Code Section 2.22 Mobile Home Rent Stabilization (Ordinance Number 493), which provides measures to secure stable space rent for retired and senior citizens living on fixed incomes. Through the implementation of regulations that limit Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
aggressive term-space rental practices within the Mobile Home Parks, this ordinance may need to be updated and amended accordingly, but again, separately.

Created by Andrew Amelung, Senior Planner, City of Calistoga Airport Commercial (A) Base Zoning District
According to the Calistoga Municipal Code's purpose and intent for the Airport (A) Zoning District (Base/Combining), also referred to as the Airport Commercial Land Use Designation in the General Plan, is to limit use and development of the glider airport property to airport related uses. This has been in place to protect the long-term viability Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
of the airport, its safety and compatibility with adjacent land uses. Uses that are currently allowed in the A Zoning District include taxi service, glider operations, airport repairs and maintenance, accessory structures and uses related to these uses, including office space, and eating establishments if clearly subordinate and incidental to airport uses. At the time of its initial designation, the airport overlay and zoning district made up roughly 43 acres, and it currently consists of approximately 33 acres that are dedicated to airport use.

According to current parcel data recorded with the Napa County Assessor's Office, this zoning district makes up approximately 1.5 percent of the total area within Calistoga with the potential for future zoning of residential uses.

A major concern over this zoning district is that it is based on the Calistoga Gliderport, an airport that is no longer in operation. According to the General Plan:

Gliderport Character Area Overlay
These properties are currently underutilized and are anticipated to be redeveloped in the future. Redevelopment presents an opportunity to add to the excitement and vitality of the downtown area and improve area access and circulation. It is expected that redevelopment efforts will result in a vibrant and synergistic mix of uses that complement current uses in the downtown area and serve as a catalyst for further redevelopment and improvement of other properties in the City.

The General Plan goes on to state that any changes should be accompanied by a projectspecific land use plan and supporting reports, and that a Planned Development (PD) zoning overlay approach (combining district) may be utilized for future development of properties within this character area. In the same sense, a Missing Middle Housing Combining District may also be the appropriate path for the redevelopment of this district as it may be one of the best possible locations to provide this housing type in the City.

Staff believes all of the recommended housing types associated with Missing Middle Housing could be developed in this district depending upon how ordinance amendments Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
are developed and are adopted, however it should be noted that in previous environmental studies sensitive species have been identified on portions of the site, and any development that takes place in this location will need to adequately address any potential impacts on these species.

Created by Andrew Amelung, Senior Planner, City of Calistoga Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Other Base Zoning Districts
Other base zoning districts within the city that do not have a specific residential element include the Light Industrial (I) Base Zoning District, the Public/Quasi-Public (P) Base Zoning District, and Planned Development (PD) Combining Districts.

Created by Andrew Amelung, Senior Planner, City of Calistoga At this point, staff does not recommend exploring Missing Middle Housing options within these zoning districts, as their purpose and intended uses do not align with residential development, however the Planning Commission may still discuss options in these areas.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Environmental Limitations on Missing Middle Housing
As discussed in the RR and RR-H Zoning District discussion in the above section, there are environmental limitations based on CEQA Guidelines, that also apply to other zoning districts throughout the City. These limitations include the following considerations.

Biological Resources and Natural Habitat
The City of Calistoga contains areas include biological areas and naturally occurring ecological habitats that affect the RR and RR-H Zoning Districts, as well as other zoning districts with the City.

According to the Napa County Vegetation Layer, based on a 2004 edition vegetation map produced using the Manual of California Vegetation classification system (Thorne et al. 2004) as one of the input layers for land use decisions and policy, these areas have been identified based on the research of a University of California, Davis (UCD) group that was engaged to produce the maps. The earlier map used black and white digital orthophoto quadrangles from 1993, with a pixel resolution of 3 meters. This image was delineated using a heads-up digitization technique produced by ASI (Aerial Services Incorporated).

The resulting polygons were the provided vegetation and landcover attributes following the classification system used by California State Department of Fish and Wildlife mappers in the Manual of California Vegetation. That effort included a brief campaign in which surveyors drove accessible roads and verified or corrected the dominant vegetation of polygons adjacent to roadways or those visible using binoculars.

The map was updated using a 2016 edition of 1 meter color aerial imagery taken by the National Agriculture Imagery Program (NAIP) as the base imagery. Similar methods were applied to the previous mapping effort, in order to preserve the capacity to assess change in the region over time.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
The Vegetation classification systems used here follow California's Manual of California Vegetation and the National Vegetation Classification System (MCV and NVCS). The NVCS uses Alliance and Association as the two most taxonomically detailed levels. This map uses those levels. The system used to map these layers has its limitation and margin for error based on actual ground conditions, however they provide an adequate and scientifically backed system for identifying environmentally sensitive locations.

The following map depicts how this research and how these mapping techniques apply to the City of Calistoga:

Created by Andrew Amelung, Senior Planner, City of Calistoga Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
These areas and vegetation classifications should be considered, and environmentally sensitive areas should be excluded as potential locations for a proposed Missing Middle Housing Combining District.

California Prime Farmland Protection & the LESA Model
Prime Farmland is considered farmland with the best combination of physical and chemical features able to sustain long-term agricultural production. This land has the soil quality, growing season, and moisture supply needed to produce sustained high yields. For environmental review purposes under CEQA, the categories of Prime Farmland, Farmland of Statewide Importance, and Unique Farmland constitute "agricultural land" under Public Resources Code Section 21060.1.

Important Farmland in California is classified and mapped according to the California Department of Conservation's (DOC) Farmland Mapping and Monitoring Program (FMMP). Authority for the FMMP comes from Government Code Section 65570(b) and Public Resources Code Section 612. Government Code Section 65570(b) requires the Department of Conservation to collect or acquire information on the amount of land converted to or from agricultural use for every mapped county and to report this information to the Legislature.

The Land Evaluation and Site Assessment (LESA) Model is a point-based approach for rating the relative importance of agricultural land resources based upon specific measurable features. The California LESA Model was developed to provide lead agencies with an optional methodology to ensure that potentially significant effects on the environment of agricultural land conversions are quantitatively and consistently considered in the environmental review process. The California Agricultural LESA Model evaluates measures of soil resource quality, a given project's size, water resource availability, surrounding agricultural lands, and surrounding protected resource lands. For a given project, the factors are rated, weighted, and combined, resulting in a single Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
numeric score. The project score becomes the basis for making a determination of a project's potential significance.

Created by Andrew Amelung, Senior Planner, City of Calistoga Any conversion of Prime Farmland in the Rural Residential Zoning District will be subject to CEQA and the Department of Conservations LESA Model, and these areas should be avoided as potential locations for Missing Middle Housing development in order to maintain a streamlined approach.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Historical Cultural Resources
Under CEQA, a project may have a significant effect on the environment if it causes a substantial adverse change to a historical resource. A resource is generally considered a historical resource if it is listed in or eligible for the California Register of Historical Resources (CRHR), listed in a local register, or determined significant by a lead agency. If a project may affect a historical resource, an EIR is typically required unless mitigation reduces impacts to a less-than-significant level. Mitigation can include documentation, preservation in place, or adaptive reuse.

Created by Andrew Amelung, Senior Planner, City of Calistoga Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
The properties identified in Appendix A of the Calistoga General Plan have been identified as primary, potentially primary, and secondary historic resources. While development is possible on historic properties, it may or may not require a CEQA analysis depending on the determination of a qualified historic architect in a cultural resource study. In order to keep Missing Middle Housing as streamlined as possible, these areas should be avoided when proposing a Missing Middle Housing Combining District.

Potential Tribal Cultural and Historical Resources
In 2017, the California State Water Resources Control Board formally identified and defined Tribal Beneficial Uses — a regulatory category that explicitly recognizes the cultural, spiritual, ceremonial, and subsistence relationships between California Native American tribes and the state's water resources. This regulatory framework establishes, at the level of state law, that California watercourses are not merely hydrological features but culturally significant landscapes for tribal communities.

Alfred Kroeber's Handbook of the Indians of California, published by the Bureau of American Ethnology, remains the foundational ethnographic reference for California tribal groups. A product of decades of fieldwork and systematic documentation, the Handbook provides detailed accounts of tribal territories, subsistence practices, and village locations across the state.

Throughout the Handbook, Kroeber consistently situates village locations relative to named rivers, creeks, springs, and lake margins. For virtually every tribal group documented — from the Yurok and Karuk along the Klamath and Trinity Rivers in the north, to the Cahuilla near springs and desert waterholes in the south — permanent settlement locations are described in terms of their proximity to water.

The application of a 300- to 500-foot sensitivity buffer around mapped watercourses and riparian oak woodland, especially in undeveloped areas and the Rural Residential Zoning District, is supported by a convergence of archaeological site distribution data, Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
ethnographic documentation of Native California settlement patterns, ecological evidence of riparian resource use, state regulatory frameworks, and direct tribal consultation findings. While no single published study establishes 300-500 feet as a fixed regulatory standard, this threshold is consistent with — and more conservative than — distances established in the archaeological sensitivity literature, and it has been widely applied and accepted in California CEQA practice.

Created by Andrew Amelung, Senior Planner, City of Calistoga Development can be possible in areas with tribal cultural resources as long as the appropriate measures are taken, however the CEQA and tribal consultation process can Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
often slow down project implementation and hinder feasibility, and avoiding areas with potential tribal cultural resources would be the best approach to streamlining the process.

Flood Zones and Hazards
FEMA conducted a detailed flood risk field study for the City of Calistoga and Napa County, with field investigations running from January through June 2024. The study covered the Napa River, Ritchie Creek, Biter Creek, Simmons Canyon Creek, Cyrus Creek, Blossom Creek, Garnett Creek and several other waterways.

Created by Andrew Amelung, Senior Planner, City of Calistoga Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
The formal adoption of the updated maps is currently underway and staff is working with other departments as well as local, state, and federal agencies to implement the updated maps, however they are not currently available at this point. The following maps shows FEMA's National Flood Hazard Layer as has been implemented in Calistoga up to this point.

Similar to cultural and tribal cultural resources, the development of Missing Middle Housing within a flood zone is possible, however it requires a much greater level of review and associated costs and can render potential projects infeasible. It may be appropriate to avoid these areas when determining the location of a Missing Middle Combining District.

Limitations on Infrastructure and Public Services
The Calistoga Department of Public Works is currently reviewing the proposed Missing Middle Combining District at a conceptual level and will be providing further comments ahead of the April 21, 2026 City Council meeting. It has identified ten (10) specific areas within the Rural Residential Zoning District, each one facing a unique situation regarding access to water and wastewater connections as well as public road access.

These conditions and restraints will be further elaborated upon before bring a draft resolution to the City Council to obtain clear direction to proceed with an ordinance adoption and general plan amendment.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Created by Andrew Amelung, Senior Planner, City of Calistoga Zone Pavement Water Sewer Storm Drain Flooding
1 Poor PCI NA NA NA Minor Flooding
2 Very Poor PCI A NA NA Major Flooding
3 Very Poor PCI AWM NA NA Major Flooding
4 No City Streets AWM NA NA Major Flooding
5 No City Streets AWM NA NA Major Flooding
6 No City Streets AWM AWM NA Major Flooding
7 Kortum Canyon Ranch
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
8 No City Streets NA AWM NA Moderate Flooding
9 No City Streets AWM AWM NA Moderate Flooding
10 No City Streets AWM AWM NA Moderate Flooding
PCI: Pavement Condition Index
A: Available
NA: Not Available
AWM: Available with Mitigations
NF: Not in Flood Zone
These conditions and restraints will be further elaborated upon before bring a draft resolution to the City Council to obtain clear direction to proceed with an ordinance adoption and general plan amendment.

Key Fire Department Considerations
The Fire Department has reviewed the key issues introduced in this staff report regarding the introduction of a Missing Middle Combining District in Calistoga, and has raised some life safety concerns that it wishes to address in terms of any density increases across residential and commercial zones. Life and safety standards must remain non-negotiable baseline requirements and cannot be reduced through density bonuses or development incentives.

On the physical side, the Department's primary concerns are emergency access and water supply. The Department recommends minimum fire lane widths and clearances, approved turnaround provisions for any dead-end drives that may be proposed with Missing Middle development projects, and fire flow analysis at the planning stage for all overlay projects — particularly in the Rural Residential (RR and RR-H) Zoning Districts where infrastructure is limited. It also calls for hydrant spacing consistent with the 2025 California Fire Code and on-site water storage where public systems fall short.

Given Calistoga's wildfire risk environment, the Department places significant emphasis on Wildland-Urban Interface (WUI) compliance, including ignition-resistant construction, Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
ember-resistant venting, defensible space enforcement, and evacuation modeling for larger clustered developments in fire hazard severity zones. For taller and mixed-use structures proposed in the Downtown and Community Commercial zones, it recommends NFPA 13 sprinkler systems, enhanced fire alarm requirements, and early consultation on residential-over-commercial configurations. It also flags the need for aerial ladder truck funding through development impact fees. Finally, the Department requests formal participation in drafting the combining district ordinance and a mandatory Fire Department review component for all overlay applications.

Created by Andrew Amelung, Senior Planner, City of Calistoga Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov

APPENDIX A
CMC Zoning & Development Standard Summary Tables
Base Zoning District - Lot Density
Rural Residential 1 Primary Dwelling Unit / 20,000-80,000 sq. ft. (depending on available public services)
Rural Residential Hillside
Determined by
Slope Determination & Minimum Lot Size
(as determined by Planning Commission)
One-Family Residential 1 Primary Dwelling Unit / 6,000-7,000 sq. ft.

Two-Family Residential 1 Primary Dwelling Unit / 4,500-5,000 sq. ft.

Multifamily Residential /
Office
Determined by
Minimum Usable Open Space Square Footage
& Dimensions per Dwelling Unit
Mobile Home Park Maximum 8 Units per Acre
Downtown Commercial
Determined by
Limitations on Multifamily Residential
Development above the First Floor
Confined by Maximum Lot Coverage, Setbacks,
and Building Height
Community Commercial
Determined by
Limitations on Multifamily Residential
Development Confined
by Maximum Lot Coverage, Setbacks, and
Building Height
Planned Development
Proposed by PD Applicant and
Determined based on General Plan Conformity
by the Planning Commission and City Council
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Public & Quasi Public No Residential Development Allowed Light Industrial No Residential Development Allowed
Airport District No Residential Development Allowed
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Base Zoning District - Maximum Lot Coverage
Rural Residential 30%
Rural Residential Hillside 30%
One-Family Residential 40-50%
Two-Family Residential 40%
Multifamily Residential / Office 40%
Mobile Home Park Parkwide: Approximately 59.5%
Home Site Coverage: 50%
Downtown Commercial 80%
Community Commercial 60%
Planned Development
Proposed by PD Applicant and
Determined based on General Plan
Conformity by the Planning Commission
and City Council
Public & Quasi Public Maximum FAR: 0.80
Light Industrial 40%
Airport District Not Specified
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Base Zoning District - Lot Area Standards
Rural Residential 20,000-80,000 sq. ft.
(depending on available public services)
Rural Residential Hillside
40,000-200,000 sq. ft.
(depending on slope determination and
available public services)
One-Family Residential Corner Lot: 7,000 sq. ft.

Interior Lot: 6,000 sq. ft.

Two-Family Residential Corner Lot: 10,000 sq. ft.

Interior Lot: 9,000 sq. ft.

Multifamily Residential / Office Corner Lot: 10,000 sq. ft.

Interior Lot: 9,000 sq. ft.

Mobile Home Park Parkwide up Minimum: 15 Acres
Home Site Area Minimum: 3,500 sq. ft.

Downtown Commercial 5,000 sq. ft.

Community Commercial 5,000 sq. ft.

Planned Development
Proposed by PD Applicant and
Determined based on General Plan
Conformity by the Planning Commission
and City Council
Public & Quasi Public Not Specified
Light Industrial 20,000 sq. ft.

Airport District 45 Acres
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Base Zoning District - Lot Dimension Standards
Rural Residential Lot Width: 100 feet
Lot Depth: 200 feet
Rural Residential Hillside
To be determined through the proposed
Preliminary and Final Development Plan,
Slope Determination, and Lot Size
One-Family Residential
Corner Lot Width: 70 feet
Interior Lot Width: 60 feet
Lot Depth: 100 feet
Two-Family Residential
Corner Lot Width: 100 feet
Interior Lot Width: 90 feet
Lot Depth: 100 feet
Multifamily Residential / Office
Corner Lot Width: 100 feet
Interior Lot Width: 90 feet
Lot Depth: 120 feet
Mobile Home Park
Parkwide Width: 500 feet
(dedicated park street frontage)
Parkwide Depth: Approximately 1,306 feet
Site Width: 50 feet
Site Depth: 70 feet
Downtown Commercial Lot Width: 30 feet
Community Commercial Lot Width: 50 feet
Planned Development
Proposed by PD Applicant and
Determined based on General Plan
Conformity by the Planning Commission
and City Council
Public & Quasi Public Not Specified
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Light Industrial Lot Width: 100 feet
Lot Depth: 200 feet
Airport District Minimum Lot Dimensions: None
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Base Zoning District – Building Height Limits
Rural Residential 25-foot limit
Rural Residential Hillside
Discretionary with
35-foot limit Citywide and
25-foot limit on Additions
One-Family Residential 25-foot limit
Two-Family Residential 25-foot limit
Multifamily Residential / Office Primary Structure: 25-foot limit Accessory Structure: 15-foot limit
Mobile Home Park 25-foot limit
(maximum 2 stories)
Downtown Commercial
Principal Building:
30-foot limit
If Adjacent to Residential District:
25-foot limit
Accessory Structures:
15-foot limit above grade
2 Stories Maximum
3 Stories Allowed with Use Permit
Community Commercial
Principal Building:
30-foot limit
If Adjacent to Residential District:
25-foot limit
Accessory Structures:
15-foot limit above grade
2 Stories Maximum
3 Stories Allowed with Use Permit
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Planned Development
Proposed by PD Applicant and
Determined based on General Plan
Conformity by the Planning Commission
and City Council
Public & Quasi Public
30-foot limit,
Unless
Adjacent to Residential District and
within 50 feet of a Residence, then
Height shall not Exceed
Residential District Maximum
Light Industrial
30-foot limit,
Unless
Adjacent to Residential District and
within 50 feet of a Residence, then
Height shall not Exceed
Residential District Maximum
Airport District 30-foot limit
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Base Zoning District – Required Yard Setbacks
Rural Residential
Front Yard: 20 feet
Interior Yard: 10 feet
Streetside Corner Yard: 15 feet
Streetside Reverse Corner Yard: 20 feet
Rear Yard: 20 feet
Rural Residential Hillside
Front Yard: 20 feet
Interior Yard: 10 feet
Streetside Corner Yard: 15 feet
Streetside Reverse Corner Yard: 20 feet
Rear Yard: 20 feet
One-Family Residential
Front Yard: 20 feet
Interior Yard if Height is under 15 feet: 5 feet
Interior Yard if Height is over 15 feet: 15 feet
Streetside Corner Yard: 15 feet
Streetside Reverse Corner Yard: 20 feet
Rear Yard: 20 feet
Two-Family Residential
Front Yard: 20 feet
Interior Yard if Height is under 15 feet: 5 feet
Interior Yard if Height is over 15 feet: 15 feet
Streetside Corner Yard: 15 feet
Streetside Reverse Corner Yard: 20 feet
Rear Yard: 20 feet
Multifamily Residential /
Office
Front Yard: 15 feet
Interior Yard if Height is under 15 feet: 5 feet
Interior Yard if Height is over 15 feet: 15 feet
Streetside Corner Yard: 15 feet
Streetside Reverse Corner Yard: 15 feet
Rear Yard - One Story: 10 feet
Rear Yard - Two Story: 15 feet
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Mobile Home Park
Parkwide Street Exterior Front Yard: 30 feet
Parkwide Non-Street Exterior Front Yard: 20
feet
Home Site Front Yard: 10 feet
Parkwide Street Exterior Side Yard: 30 feet
Parkwide Non-Street Exterior Side Yard: 20
feet
Home Site Side Yard: 5 feet
Home Site Side Yard Abutting Parking: 10 feet
Distance Between Structures: 10 feet
Parkwide Street Exterior Rear Yard: 30 feet
Parkwide Non-Street Exterior Rear Yard: 20
feet
Downtown Commercial
Front Yard without
Residential District Across Street: 0 feet
Front yard with
Residencial District Across Street: 20 feet
Interior Side Yard
not Adjacent to Residencial District: 0 feet
Interior Side Yard
Adjacent to Residencial District: 5 feet
Street Side Yard
not Across Residencial District: 0 feet
Street Side Yard
Across Residencial District: 15 feet
Rear Yard
not Adjacent to Residential District: 0 feet
Rear Yard
Adjacent to Residential District: 10 feet
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Community Commercial
Front Yard without
Residential District Across Street: 10 feet
Front yard with
Residencial District Across Street: 20 feet
Interior Side Yard
not Adjacent to Residencial District: 0 feet
Interior Side Yard
Adjacent to Residencial District: 5 feet
Street Side Yard
not Across Residencial District: 10 feet
Street Side Yard
Across Residencial District: 20 feet
Rear Yard
not Adjacent to Residential District: 0 feet
Rear Yard
Adjacent to Residential District: 10 feet
Planned Development
Proposed by PD Applicant and
Determined based on General Plan
Conformity by the Planning Commission and
City Council
Public & Quasi Public
Front Yard: 20 feet
Side and Rear Yard
not Adjacent to Residential District: 0 feet
Side and Rear Yard
Adjacent to Residential District: 20 feet
Light Industrial
Setbacks Specified by Use Permit;
No Less than Adjacent Residential District
Setbacks
Airport District
All Setbacks
Adjacent to Residential District: 30 feet
All Setbacks
Adjacent to Commercial District: 25 feet
All Setback Not Adjacent
to Residential or Commercial Districts: 0 feet
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov

ATTACHMENT C
Missing Middle Housing Combining District
Implementation Outline
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: (707) 942-2827
Fax: (707) 942-2831
www.calistogaca.gov

ATTACHMENT C
Missing Middle Housing Implementation Outline
Overview
If the City Council approves the Resolution of Intent at its May 12, 2026 meeting, staff anticipates completing the Missing Middle Housing Combining District ordinance, General Plan Amendment, Zoning Map Amendment, and associated CEQA environmental review within a specified implementation window throughout the remainder of 2026, with formal adoption targeted for late 2026 or early 2027. November 2026 through February 2027 is reserved as a contingency period for additional review and revision if needed, with all final adoptions completed no later than December 2026.

Given the work already completed through the Housing Advisory Committee and Planning Commission review process — including parcel-level zoning analysis, environmental constraint mapping, infrastructure assessment, housing market data, inter-departmental consultation, and a full public hearing record — much of the analytical groundwork equivalent to an initial diagnostic scan has been accomplished in-house. This will allow staff to move directly into ordinance drafting and community engagement and outreach without a lengthy pre-drafting phase.

PHASE 1 — Authorization & Initiation
Step 1. City Council Adoption of Resolution of Intent
The City Council considers and adopts the Resolution of Intent directing staff to prepare the Missing Middle Housing Combining District ordinance, General Plan Amendment, and Zoning Map Amendment, incorporating the recommendations of the Housing Advisory Committee and Planning Commission.

Step 2. Project Initiation & Workplan Finalization
Staff finalizes the internal project workplan, confirms the scope of work with the City’s environmental review consultants, and establishes the detailed project schedule for the May–September core implementation window.

Staff identifies GIS mapping tasks, community survey instruments, and zoning analysis work to be completed inhouse by the Senior Planner.

PHASE 2 — Community Outreach & Engagement
Step 3. Community Outreach & Workshop(s)
Staff hosts one or more public community workshops to present the MMH concept, the proposed combining district approach, and the eligible zoning districts. Workshops provide residents, property owners, and community Item #8.2.

members an opportunity to ask questions, provide input on preferred housing types and locations, and raise concerns about scale, parking, and neighborhood compatibility.

Step 4. Community Inventory & Assessment
Staff prepares a community inventory and assessment based on Missing Middle Housing priorities, housing needs, and neighborhood character values, taking into account the goals and desires Calistoga residents, employees, and business owners as determined through Community Outreach and Workshops. This surveys will serve as the deep dive into each zoning district and will be the basis for a neighborhood-by-neighborhood approach to . Survey results will inform ordinance standards and design guidelines. The survey will be designed and administered inhouse by the Senior Planner.

Step 5. Stakeholder Consultation
Staff conducts targeted outreach to property owners in eligible zoning districts, local developers and builders, and community organizations. The Fire Department and Public Works Department are engaged early to confirm infrastructure and fire safety parameters for the draft ordinance.

PHASE 3 — Analysis & Ordinance Drafting
Step 6. GIS Mapping & Parcel Analysis
Staff conducts a GIS-based parcel analysis of all eligible zoning districts — Airport (A), Downtown Commercial (DC), Community Commercial (CC), Multi-Family Residential (R-3), Two-Family Residential (R-2), and select areas of the One-Family Residential (R-1) Zoning District — to identify suitable lots based on size, configuration, existing development, environmental overlays, infrastructure access, and fire hazard severity. This work will identify priority opportunity sites and define the specific geographic boundaries of the combining district on the Zoning Map, with the Airport (A) District identified as a priority location. GIS analysis will be completed in-house by the Senior Planner.

Step 7. Development Standards Research & Benchmarking
Staff reviews peer jurisdiction MMH ordinances — including the City of Santa Rosa’s adopted MMH Bonus Combining District, the City of Novato’s Northwest Quadrant Form-Based Code, and other comparable examples — to inform Calistoga-specific development standards on form, scale, height, setbacks, lot coverage, parking, and frontage. All standards will reflect the two-story maximum, house-scale massing, and community character principles established by the Planning Commission’s March 25, 2026 unanimous motion.

Step 8. Draft Ordinance Preparation — Chapter 17.62
Staff, in coordination with the City Attorney, prepares the draft Missing Middle Housing Combining District ordinance as new Chapter 17.62 of the Calistoga Municipal Code. The draft will address, at minimum:
• Purpose, findings, and definition of Missing Middle Housing • Eligible base zoning districts and applicability criteria • Permitted, conditionally permitted, and prohibited housing types • Development standards: height, scale, setbacks, lot coverage, parking, and frontage • Fire safety and Wildland-Urban Interface (WUI) compliance standards • Infrastructure adequacy requirements
• Ministerial vs. discretionary review pathways
Step 9. Draft General Plan Amendment & Zoning Map Amendment Staff prepares the associated General Plan Amendment and Zoning Map Amendment to reflect the eligible combining district boundaries and any necessary updates to land use designations and policies.

Item #8.2.

PHASE 4 — Environmental Review
Step 10. CEQA Initial Study Preparation
The City’s environmental consultants prepare a CEQA Initial Study to determine the appropriate level of environmental review for the proposed ordinance adoption, General Plan Amendment, and Zoning Map Amendment. The Initial Study will evaluate potential impacts to biological resources, cultural and tribal cultural resources, agricultural lands, flood hazards, fire hazards, traffic, and utilities. Tribal consultation under AB 52 and SB 18 is initiated concurrently with document preparation.

Step 11. CEQA Document Circulation & Public Comment Period The appropriate CEQA document — anticipated to be a Mitigated Negative Declaration — is circulated for the required minimum 20-day public comment period. Staff coordinates responses to tribal consultation concurrently with the circulation period.

Step 12. Response to Comments & CEQA Finalization
Staff and environmental consultants prepare responses to public comments received during the circulation period and finalize the CEQA document for adoption alongside the ordinance.

PHASE 5 — Review & Adoption
Step 13. Housing Advisory Committee Review
Staff presents the draft ordinance, General Plan Amendment, Zoning Map Amendment, and final CEQA document to the Housing Advisory Committee for review and comment prior to the Planning Commission public hearing.

Step 14. Planning Commission Public Hearing
Staff schedules a duly noticed public hearing before the Planning Commission to consider the proposed ordinance, General Plan Amendment, Zoning Map Amendment, and CEQA determination. The Planning Commission provides its recommendation to the City Council.

Step 15. City Council Adoption Hearing
Staff presents the final draft ordinance, General Plan Amendment, Zoning Map Amendment, and CEQA determination to the City Council at a duly noticed public hearing. Upon adoption, the Missing Middle Housing Combining District becomes effective 30 days thereafter per standard ordinance effective date provisions.

CONTINGENCY — Additional Review & Revision Time
If revisions are recommended by the Planning Commission or City Council, or if public comment during the hearing process warrants modifications to the draft ordinance or environmental documents, additional time will be reserved for further review and revisions. Staff would return to the appropriate review body — Housing Advisory Committee, Planning Commission, or City Council — as required, with all final adoptions completed once ready.

Key Notes for the City Council
Work Already Completed. The parcel zoning analysis, environmental constraint mapping, infrastructure assessment, housing market data, inter-departmental consultation, and public hearing record developed through the HAC and Planning Commission process represent the equivalent of an initial diagnostic scan. Calistoga can move directly into ordinance drafting without a lengthy pre-drafting phase — a significant advantage for a small city managing this process substantially in-house.

Item #8.2.

In-House Capacity. The Senior Planner will lead community surveys, GIS parcel analysis, development standards research, and ordinance coordination in-house. Environmental review will be conducted by the City’s environmental consultants, keeping overall project costs within the range previously discussed by the City Council.

Fire Department Participation. Per the Fire Department’s request, a mandatory Fire Department review component will be incorporated into all overlay applications, and the Fire Department will participate formally in the ordinance drafting process beginning in Phase 3. Life safety standards remain non-negotiable baseline requirements.

Timeline Confidence. The 2026 to early 2027 core timeline is achievable for a city of Calistoga’s size given the substantial work already completed, however given the possibility of unknown variables depending on community input and recommendations and environmental factors, the exact timeline can be difficult to determine with 100 percent confidence. The key factor is that the process is not rushed into an adoption that has not been fully vetted by all reviewing bodies, stakeholders, and the public. Through an in-house process and providing for potentially unforeseen delays, the overall process may take longer than expected, however if outside consultants are included, the process could be expedited and include a more refined amount of research and analysis that allows for a greater level of policy precision.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
ATTACHMENT D – Peer Jurisdiction Examples
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
ATTACHMENT B – Peer Jurisdiction Examples
The following examples are drawn from California jurisdictions that have recently adopted or are actively pursuing Missing Middle or Workforce Housing ordinances. These are presented to inform the Housing Advisory Committee’s discussion on Motions 6 and 7. Calistoga’s ordinance should reflect its own community character and General Plan vision – these examples serve as referenced points, not templates.

Santa Rosa, CA – MMH Combining District
Santa Rosa adopted a Missing Middle Housing (MMH) Combining District as part of its General Plan 2050 process. Santa Rosa is the most directly relevant peer for Calistoga’s approach because it also uses the combining district overlay model and is located in the North Bay wine country context, however Santa Rosa is a city of 178,000 residents, which is roughly 34 times the size of Calistoga’s population of approximately 5,200 residents. This is worth keeping in mind when borrowing from their MMH ordinance.

The mechanics of their combining district translate well, but their scale thresholds, walkability designations, and zoning structure were calibrated for a much larger urban context. Calistoga will need to adapt those elements thoughtfully to fit its small-town character.

Purpose Statement (Santa Rosa MMH Combining District):
“The MMH combining district is intended to enable the development of multifamily housing types, compatible in scale with single-family houses, in Santa Rosa’s walkable neighborhoods. Housing units in Missing Middle building types offer a wide range of choices for residents and can be either rented or owned according to a condominium/airspace model; fee-simple ownership is also possible for types that do not incorporate stacked units.” Key Elements of Santa Rosa’s approach:
• Uses a combining district overlay – same mechanism Calistoga is pursuing • Explicitly address both rental and ownership options
• Focuses on scale compatibility with single-family neighborhoods • Tied to walkability – the overlay applies to walkable neighborhood areas • Includes two sub-zones (Small Flex and MMH Medium Flex) based on location and transit proximity
• Provides a density bonus (MMH Bonus) for deed-restricted affordable units.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
The condominium/airspace model that Santa Rosa is using is a form of property ownership where individual owners hold title to the airspace within their unit – essentially the space inside their walls – rather than the land beneath it. The land and common areas (hallways, yards, parking, exterior structure) are owned collectively by all unit owners through a homeowner association. In a traditional single-family subdivision, each owner holds fee-simple title to both structure and the land under it. With Missing Middle building such as duplexes, fourplexes, courtyard buildings, etc., multiple units share a single structure on a single parcel, which makes fee-simple ownership of individual units complicated or impossible without a lot split. The condominium/airspace model solves this by allowing individual unit ownership within a shared building and parcel, without requiring a lot split. This is important because it creates for-sale Missing Middle units rather than limiting them to rental only, which supports equity and generational wealth.

It does, however, come with trade-offs. HOA formation adds cost and complexity to smaller projects, and HOA fees can erode the affordability benefit of a smaller unit. Some jurisdictions are exploring fee-simple townhouse ownership, where each unit owner holds land under their unit, as an alternative.

Sonoma County – Workforce Housing Combining District
Sonoma County adopted a standalone Workforce Housing (WH) Combining District, focused on housing near jobs and transit, distinct from its Missing Middle / Cottage Housing provisions. This is a useful model for Calistoga’s workforce housing purpose statement.

Purpose Statement (Sonoma County WH Combining District):
“The purpose of the Workforce (WH) Combining District is to implement policies and programs of the Sonoma County Housing Element by increasing the supply of housing for the local workforce in close proximity to job centers or major transit services.” Key Elements of Sonoma County’s Workforce Housing Combining Zone approach:
• Focuses specifically on proximity to employment and transit • Applied to commercial and industrial zones – not residential zones • Requires affordable housing program compliance for streamlined approval It is important to note that this model is employment-area focused, less applicable to Calistoga’s residential infill context, but useful for the workforce purpose framing.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
Sonoma County – Cottage Housing (Missing Middle framing) Sonoma County’s Cottage Housing provisions offer a concise definition of the Missing Middle concept as it applies to smaller-scale housing types, relevant to Calistoga’s R-1 and RR district discussion.

Definition (Sonoma County Cottage Housing):
“Small-scale, clustered housing units that are comparable in scale and intensity to singlefamily residential uses in the surrounding neighborhood.” This housing type may be provided as attached cottage housing through the conversion of an existing single-family dwelling, or as a detached cottage housing development consisting of small, detatched units clustered around common open space and designed with a coherent concept.” They also provide for a type of housing referred to as the ‘missing middle’ – housing types that offer smaller units in buildings of a similar scale as a single-family homes, encouraging smaller units with shared parking and common open areas within existing low- and medium-density urban residential neighborhoods.

Key Elements of Sonoma County’s Cottage Housing approach:
• Clear, plain-language definition accessible to the public • Emphasis on shared open space and parking
• Tied to existing urban residential neighborhoods – not rural areas • Minimum parcel size of 8,000 square feet
• Up to three (3) cottage structures per property allowed by right. Four (4) or more cottages would require a use permit
Rohnert Park
Rohnert Park is not pursuing a standalone Missing Middle Housing ordinance per se — instead, they have been working through a broader Housing Element implementation package. Ordinance No. 991, adopted January 27, 2026, makes sweeping revisions to the Municipal Code to implement Housing Element programs, ensure State law consistency, implement the Regional TransitOriented Communities policy, and make related amendments. This is a comprehensive zoning update rather than a targeted Missing Middle overlay. Rohnert Park's approach is more about broad rezoning and streamlining to comply with state law than creating a specific combining district for this housing type. With a population of about 45,000, their context is also quite different from Calistoga's.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
Healdsburg
Healdsburg's story is a cautionary tale that is directly relevant to Calistoga. Healdsburg staff reported that, as a result of the city's Growth Management Ordinance, home prices went up 28 percent between 2019 and 2024, and that no market-rate multifamily rental housing has been built in the city in nearly 25 years. This mirrors Calistoga’s own housing market conditions almost exactly. To address this, the City Council placed Measure O on the November 2024 ballot, which asked: "To encourage (the) creation of middle class and workforce housing on underutilized parcels, should the City of Healdsburg exempt multi-family housing along certain portions of the Healdsburg Avenue corridor from the Growth Management Ordinance?" Measure O was handily rejected, garnering just 41% approval.

The defeat was attributed to community distrust about whether the zoning changes would actually deliver workforce housing versus market-rate luxury units, concerns about overdevelopment and parking in the downtown core, and a belief that the tool was too blunt. One opponent summarized it: "If it really is for the middle-class workforce housing, it has to be done with a much more precise tool other than just trusting a market." Notably, despite Measure O's failure, voters re-elected all three incumbent council members who had championed it — suggesting the community supports the goal of workforce housing, just not that particular mechanism.

Sacramento, CA – MMH Interim Ordinance
Sacramento adopted California’s most progressive MMH ordinance in 2024, becoming the first city in the state to allow multi-unit housing in all single-family neighborhoods. While Sagreamento’s scale is very different from Calistoga (528,000 vs. 5,200 residents), its ordinance language and findings provide useful framing language, particularly around the “why” of the purpose statement.

Key Findings Language:
“…broaden the range of housing types permitted by right… within the single-unit and duplex dwelling residential zones, while encouraging human-scale building design, preservation of existing trees, and the provision of urban tree canopy and open space areas…” Key Elements of Sacramento’s approach:
• ‘Human-scale building design’ – aligns with Calistoga’s General Plan Vision Statement language
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
• ‘Permitted by right’ – streamlining language that may be appropriate for some housing types
• Open space and environmental quality tied to housing – relevant to Calistoga’s community character goals
• Sacramento used a sliding scale FAR to incentivize smaller, more affordable units – worth noting for future development standards discussion
Item #8.2.

5/5/2026
1 2
Consideration of
Missing Middle
Housing Resolution
Planning Commission
March 25, 2026
3 Presentation Agenda

1. The Missing Middle Conversation

2. What is Missing Middle Housing?

3. The Need for Missing Middle Housing

4. Zoning Districts & General Plan
Conformity

5. A Missing Middle Housing Combining
District

6. Existing Base Zoning Districts

7. Environmental & Infrastructure
Limitations

8. Alternative Approaches

9. Recommendations & Considerations

10. Proposed Definition & Purpose
Statement

11. Consideration of Resolution
4 The Missing Middle Conversation
City of Calistoga Operating and Capital Improvement Budget Fiscal Year: Planning and Building Department - 2025-2026 Major Department Goal for Fiscal Year 2025-2026:

Continue advancing the “Missing Middle” housing conversation with Council and develop practical mechanisms, incentives, and development standards that efficiently support and encourage this type of housing. 5 The Missing Middle Conversation

CALISTOGA SIXTH CYCLE HOUSING ELEMENT
2023 – 2031
GOAL H-2 Promote housing that meets the needs of extremely low-, low-, and moderateincome households, particularly those who work in Calistoga.

OBJECTIVE H-2.1 Encourage the development of affordable housing.

POLICY P2.1-1 Provide incentives for the development of affordable housing.

ACTION A2.1-6 Modify the Zoning Code to develop an expedited approval process and financial and regulatory incentives (such as density bonus or parking reduction) for developments that comply with existing zoning standards as well as the following:
b. At least 20 percent of onsite housing units are deed-restricted to households earning 80–160% of AMI ("missing middle" income) with average affordability not to exceed 110% AMI. 6 What is Missing Middle Housing?
A Range of Housing Types:
• Clustered Single or Multi-Unit Homes
• In Scale with Single-Family Neighborhoods
• Often Pre-Date Modern Zoning Codes
12 34
56 Item #8.2.

5/5/2026
2 7
What is Missing Middle Housing?
Images Used Copyright @ 2020 Opticos Design, Inc.

Key Concept is “House Scale” form:
• General Height: 2 to 2.5 Stories (2 stories are specifically preferred) • General Width: 55 to 75 feet (Calistoga could be up to 40 feet) • Depth: 45 to 60 feet (Calistoga could be up to 62.5)
8 What is Missing Middle Housing?
A Focus on Sense of Community:
• Distributed among Single-Family Homes
• Smaller Footprints
• Walkable Context
• Lower Perceived Density
• Thoughtful Approach to Parking
• Emphasizes Simple Construction
• Maximizes Affordability without Compromising Quality
Images Used Copyright @ 2020 Opticos Design, Inc.
9 What is Missing Middle Housing?
Euclidean (traditional) Zoning Form-Based Code (FBC)
Separate land uses to prevent conflict;
regulate what can be built
Use (residential, commercial, industrial)
Density (du/ac), allowable uses,
lot coverage
Regulate how buildings relate to streets
and neighbors; uses are secondary
Physical form and building type
(frontage, height, setback, massing)
Frontage standards, façade articulation,
scale and context, performance standards
Reference: Opticos Design -- Missing Middle Housing; missingmiddlehousing.com | Form-Based Codes Institute -- fbci.net Form-Based Codes (FBC) as a Solution for Missing Middle Housing Core Philosophy
Primary Organizing Principle
Key Regulatory Metrics
10 What is Missing Middle Housing?
Euclidean (traditional) Zoning Form-Based Code (FBC)
Units-per-acre cap drives outcomes;
form is derived (often unpredictably)
Hard to ensure compatibility of scale,
structure, and context
Discretionary review common; design is
subjective at public hearings
Form standards drive outcomes;
Density is derived from building envelopes
House-scale standards ensure buildings
are compatible with existing character
Ministerial approval when standards are
met; reduces uncertainty for builders
Reference: Opticos Design -- Missing Middle Housing; missingmiddlehousing.com | Form-Based Codes Institute -- fbci.net Form-Based Codes (FBC) as a Solution
Density Control
Scale of Neighborhood Fit
Approval Process
11 What is Missing Middle Housing?
Euclidean (traditional) Zoning Form-Based Code (FBC)
Exclusionary Tendency;
Single-family zoning limits supply,
variety of housing options,
and often drives up prices
Expands supply of attainable types;
Enables more units on the same land
without building tall
Reference: Opticos Design - Missing Middle Housing; missingmiddlehousing.com | Form-Based Codes Institute - fbci.net Form-Based Codes (FBC) as a Solution
Affordability Impact
12 What is Missing Middle Housing?
Calistoga Missing Middle Housing Types:

Images Used Copyright @ 2020 Opticos Design, Inc.

Duplex
(Side-by-Side)
Duplex
(Stacked)
Triplexes &
Fourplexes
Cottage
Courtyard
78 9 10
11 12
Item #8.2.

5/5/2026
3 13 Images Used Copyright @ 2020 Opticos Design, Inc.

What is Missing Middle Housing?
14 The Need for Missing Middle Housing

MISSING MIDDLE

HOUSING IN

CALISTOGA
Who Is Missing Middle Housing For?
1 Earners at 120–160% AMI — too
much for affordable housing, too little
for existing market rate homes
2 Local workforce priced out of
single-family homes
3 Renters seeking a path to
homeownership
4 Residents who want to build
equity & long-term wealth in
Calistoga
5 Those seeking smaller, more
livable units that fit community
character

INCOME SPECTRUM & HOUSING ACCESS
Very Low
(31–50% AMI)
Low
(51–80% AMI)
State affordable
housing threshold

MISSING MIDDLE
(120–160% AMI)
Extremely Low
(≤30% AMI)
Moderate
(81–120% AMI)
No Significant
Missing Middle
Stock
Currently lacking in both
Calistoga and greater
Napa Valley
Path to
Ownership
Focus on
homeownership, not
rentals — building
equity for 120–160%
AMI earners
Financing
Available
State programs +
Calistoga's Measure D
Fund can support viable
development
15 The Need for Missing Middle Housing

CALISTOGA'S

HOUSING MARKET
• Primarily high-cost single-family homes
• Low-cost mobile homes
• Income-restricted multifamily rental units
• Some smaller multifamily properties
Single-family homes: 53%
Mobile homes: 24%
Multifamily units: 23%
Single-Family Median Sale Price: $1.15 million
Mobile Home Median Sale Price: $199,000
In Calistoga, Mobile Homes include space rent and
are mostly age-restricted.

HOUSING UNIT COMPOSITION
SingleFamily
Units Mobile 53% Homes
24%
MultiFamily
Rentals
23%
Single-Family Units Mobile Homes Multi-Family Rentals
16 The Need for Missing Middle Housing

RENTAL MARKET DEEP DIVE
Calistoga's renters demonstrate clear demand for quality housing options

HOUSING TENURE
City of Calistoga · ~2,275 total units
63%
37%
Owner-Occupied Renter-Occupied
RENT TIERS AMONG 836 RENTER HOUSEHOLDS
Higher rents typically paid for older units — market appetite clearly exists 98 156
187
182
60 153
0 50 100 150 200
<$1,000
$1,000–1,499
$1,500–1,999
$2,000–2,499
$2,500–2,999
$3,000+
836 Renting
households
in Calistoga 25.5% Paying more
than
$2,500/month 153 Households
paying
over
$3,000/month
~20 yrs
since last
market-rate
rental was
built
Source: 2023 ACS 5-Year Estimates | CoStar Database
17 The Need for Missing Middle Housing
Distribution of Owner-Occupied Housing Values
ACS 5-Year Estimates, Calistoga - 2019-2023 I Table B25075 I Units valued at $70,000 or more 400
350
300
250
200
150
100
50 0
Number of Owner-Occupied Units
$70-80K $80-90K $90-100K $100-125K $125-150K $150-175K $175-200K $200-250K $250-300K $300-400K $400-500K $500-750K $750-$1M $1M+ Source: U.S. Census, American Community Survey 5-Year Estimates (2019–2023), Table B25075 — Value (Universe: Owner-Occupied Housing Units), Calistoga City, California (FIPS place code 09892). Showing 1,110 of 1,135 sampled units (values $70,000 and above).

Retrieved via Census Data API: api.census.gov.

The Calistoga
Missing Middle
18 Zoning Districts & General Plan Conformity
The General Plan Vision Statement
Calistoga will remain a walkable, small town, made up of a vibrant, eclectic main street set within pedestrian-oriented neighborhoods of modestly-sized homes and surrounded by wineries, vineyards and other agricultural lands. The temperate climate, the Palisades, Napa River and its creeks frame our physical identity.

The Land Use Element Purpose Statement
The purpose of the Land Use Element is to shape the future physical development of Calistoga and to preserve, protect and enhance Calistoga's current quality of life, so that the city can remain a walkable, small town with a complementary mixture of buildings and land uses in a pleasant environmental setting. The Land Use Element is the central chapter of the General Plan.
13 14
15 16
17 18
Item #8.2.

5/5/2026
4 19
A Missing Middle Housing Combining District
The General Plan Definition – Overlay:

A land use designation on the Land Use Map, or
a zoning designation on a zoning map, that
modifies the basic underlying designation in
some specific manner.

General Plan Definition – Combining District:

A special purpose zone that is superimposed
over the regular zoning map. Combining zones
are used for a variety of purposes, such as
airport compatibility, flood plain or wetlands
protection, historic designation, or special
parking regulations. Also called "overlay zone."
20 Zoning Districts & General Plan Conformity
21 Zoning Districts & General Plan Conformity
22 Zoning Districts & General Plan Conformity
23 Zoning Districts & General Plan Conformity
24 Zoning Districts & General Plan Conformity
19 20
21 22
23 24
Item #8.2.

5/5/2026
5 25
Zoning Districts & General Plan Conformity
26 Zoning Districts & General Plan Conformity
27 Zoning Districts & General Plan Conformity
28 Zoning Districts & General Plan Conformity
29 Zoning Districts & General Plan Conformity
30 Environmental & Infrastructure Limitations
25 26
27 28
29 30
Item #8.2.

5/5/2026
6 31
Environmental & Infrastructure Limitations
32 Environmental & Infrastructure Limitations
33 Environmental & Infrastructure Limitations
34 Environmental & Infrastructure Limitations
35 Environmental & Infrastructure Limitations
36 Alternative Approaches
• Individual Amendments to Each Base Zoning District with Residential Uses Allowed
• General Plan Amendments and Comprehensive Rezoning of the Calistoga Zoning Map
• Alignment with a General Plan Update
• City-Wide Environmental Review under CEQA Guidelines
31 32
33 34
35 36
Item #8.2.

5/5/2026
7 37
Recommendations & Considerations
Recommended Term
Both the Housing Advisory Committee and Planning Commission recommended the continued use of the term:
“Missing Middle Housing”
38 Recommendations & Considerations
Recommended Term
Both the Housing Advisory Committee and the Planning Commission recommended the continued use of the term:
“Missing Middle Housing”
39 Recommendations & Considerations
Recommended Form
Both the Housing Advisory Committee and the Planning Commission recommended the "Alternative Option“ on form which included number:
(11.a) making no specific limitations on form;
(11.b) preference to focus on scale of structures; and
(11.c) identify unwanted or prohibited forms such as (stacked) triplexes, fourplexes and/or multiplexes.
• Emphasis placed on scale and proportion to adjacent structures 40 Recommendations & Considerations
Recommended Scale
Both the Housing Advisory Committee and the Planning Commission approved a motion on “additional recommendations on scale” including:
(8.a) emphasis on scale and proportion to adjacent structures; (8.b) take a thoughtful approach to parking
(8.c) limit structures to two (2) stories in height.
• Emphasis placed on maintaining community character per the General Plan Vision Statement and the Land Use Element
Purpose Statement
41 Recommendations & Considerations
Recommended Location
Planning Commission Recommendations on Location of Missing Middle Housing:

Preferred or Priority Location: Airport (A) Zoning District Allowable Locations: DC, CC, R3, and R2 Zoning Districts Select Locations: R1 Zoning District
Excluded Locations: RR, RR-H, and MHP Zoning Districts
42 HAC Recommendations & Considerations
Recommended Scale
At the March 9, 2026 Housing Advisory Committee, the committee made a unanimous motion to continue the items on definition and purpose statement and alternatively make comments on the City Council Staff Report for the April 21, 2026 meeting in regard to the draft language for the definition and purpose statement.
37 38
39 40
41 42
Item #8.2.

5/5/2026
8 43
Recommendations & Considerations
Proposed Definition:

Missing Middle Housing is a range of small-scale single-family units, clustered or multi-unit residential building types that are compatible in form, scale, and character with single-family homes and neighborhoods in appropriate locations within the City of Calistoga. These housing types include duplexes, side-by-side triplexes and fourplexes, cottage courtyards, townhouses, and live-work units up to two stories in height within their respectively designated zoning districts.

Proposed Purpose Statement:

The purpose of Missing Middle Housing in Calistoga is to provide housing options that are compatible in scale and size with surrounding structures and uses that are intended provide a path to home ownership for Calistoga's workforce and avoid negative impacts on existing environmental conditions, while also complimenting the character of existing residential and commercial districts throughout Calistoga as described in the Calistoga General Plan.
44 Summary & Projected Timeline
Summary:
• March 9, 2026: Staff received HAC Recommendations
• March 25, 2026: Staff requests recommendations from the Planning Commission • May 12, 2026: Staff will present a Draft Resolution with incorporated recommendations on Missing Middle Housing to the City Council
Projected Timeline:

HAC
R&R
2026
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
PC
R&R
CC
DR Draft Ordinance & Environmental Review*
MMH

O & GPA
Adoptions
HAC: Housing Advisory Committee
PC: Planning Commission
CC: City Council
R&R: Review & Recommendations
DR: Draft Resolution Review & Revisions
MMH O & GPA: Missing Middle Housing Ordinance & General Plan Amendment
Environmental Review* - Incudes Circulation of CEQA Documents & Public Comments
45 Consideration of Draft Resolution
Staff requests that the City Council consider the information presented in this staff report, the motions and recommendations made by the Housing Advisory Committee and the Planning Commission, and the proposed definition and purpose statement set forth above, and make formal motions on its recommendations regarding:
1) Approval or Amendments to the Draft Resolution;
2) Denial of the Draft Resolution;
3) Direction on the approach to Amending the General Plan, Zoning Map, and Municipal Code;
4) Direction on financial options regarding an in-house approach or contracting expert assistance.
5) Any revisions, additions, or endorsements to the proposed definition and purpose statement or Draft Resolution the Council deems appropriate. 46 Conclusion & Public Comments
43 44
45 46
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
ATTACHMENT B – Peer Jurisdiction Examples
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
ATTACHMENT B – Peer Jurisdiction Examples
The following examples are drawn from California jurisdictions that have recently adopted or are actively pursuing Missing Middle or Workforce Housing ordinances. These are presented to inform the Housing Advisory Committee’s discussion on Motions 6 and 7. Calistoga’s ordinance should reflect its own community character and General Plan vision – these examples serve as referenced points, not templates.

Santa Rosa, CA – MMH Combining District
Santa Rosa adopted a Missing Middle Housing (MMH) Combining District as part of its General Plan 2050 process. Santa Rosa is the most directly relevant peer for Calistoga’s approach because it also uses the combining district overlay model and is located in the North Bay wine country context, however Santa Rosa is a city of 178,000 residents, which is roughly 34 times the size of Calistoga’s population of approximately 5,200 residents. This is worth keeping in mind when borrowing from their MMH ordinance.

The mechanics of their combining district translate well, but their scale thresholds, walkability designations, and zoning structure were calibrated for a much larger urban context. Calistoga will need to adapt those elements thoughtfully to fit its small-town character.

Purpose Statement (Santa Rosa MMH Combining District):
“The MMH combining district is intended to enable the development of multifamily housing types, compatible in scale with single-family houses, in Santa Rosa’s walkable neighborhoods. Housing units in Missing Middle building types offer a wide range of choices for residents and can be either rented or owned according to a condominium/airspace model; fee-simple ownership is also possible for types that do not incorporate stacked units.” Key Elements of Santa Rosa’s approach:
• Uses a combining district overlay – same mechanism Calistoga is pursuing • Explicitly address both rental and ownership options
• Focuses on scale compatibility with single-family neighborhoods • Tied to walkability – the overlay applies to walkable neighborhood areas • Includes two sub-zones (Small Flex and MMH Medium Flex) based on location and transit proximity
• Provides a density bonus (MMH Bonus) for deed-restricted affordable units.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
The condominium/airspace model that Santa Rosa is using is a form of property ownership where individual owners hold title to the airspace within their unit – essentially the space inside their walls – rather than the land beneath it. The land and common areas (hallways, yards, parking, exterior structure) are owned collectively by all unit owners through a homeowner association. In a traditional single-family subdivision, each owner holds fee-simple title to both structure and the land under it. With Missing Middle building such as duplexes, fourplexes, courtyard buildings, etc., multiple units share a single structure on a single parcel, which makes fee-simple ownership of individual units complicated or impossible without a lot split. The condominium/airspace model solves this by allowing individual unit ownership within a shared building and parcel, without requiring a lot split. This is important because it creates for-sale Missing Middle units rather than limiting them to rental only, which supports equity and generational wealth.

It does, however, come with trade-offs. HOA formation adds cost and complexity to smaller projects, and HOA fees can erode the affordability benefit of a smaller unit. Some jurisdictions are exploring fee-simple townhouse ownership, where each unit owner holds land under their unit, as an alternative.

Sonoma County – Workforce Housing Combining District
Sonoma County adopted a standalone Workforce Housing (WH) Combining District, focused on housing near jobs and transit, distinct from its Missing Middle / Cottage Housing provisions. This is a useful model for Calistoga’s workforce housing purpose statement.

Purpose Statement (Sonoma County WH Combining District):
“The purpose of the Workforce (WH) Combining District is to implement policies and programs of the Sonoma County Housing Element by increasing the supply of housing for the local workforce in close proximity to job centers or major transit services.” Key Elements of Sonoma County’s Workforce Housing Combining Zone approach:
• Focuses specifically on proximity to employment and transit • Applied to commercial and industrial zones – not residential zones • Requires affordable housing program compliance for streamlined approval It is important to note that this model is employment-area focused, less applicable to Calistoga’s residential infill context, but useful for the workforce purpose framing.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
Sonoma County – Cottage Housing (Missing Middle framing) Sonoma County’s Cottage Housing provisions offer a concise definition of the Missing Middle concept as it applies to smaller-scale housing types, relevant to Calistoga’s R-1 and RR district discussion.

Definition (Sonoma County Cottage Housing):
“Small-scale, clustered housing units that are comparable in scale and intensity to singlefamily residential uses in the surrounding neighborhood.” This housing type may be provided as attached cottage housing through the conversion of an existing single-family dwelling, or as a detached cottage housing development consisting of small, detatched units clustered around common open space and designed with a coherent concept.” They also provide for a type of housing referred to as the ‘missing middle’ – housing types that offer smaller units in buildings of a similar scale as a single-family homes, encouraging smaller units with shared parking and common open areas within existing low- and medium-density urban residential neighborhoods.

Key Elements of Sonoma County’s Cottage Housing approach:
• Clear, plain-language definition accessible to the public • Emphasis on shared open space and parking
• Tied to existing urban residential neighborhoods – not rural areas • Minimum parcel size of 8,000 square feet
• Up to three (3) cottage structures per property allowed by right. Four (4) or more cottages would require a use permit
Rohnert Park
Rohnert Park is not pursuing a standalone Missing Middle Housing ordinance per se — instead, they have been working through a broader Housing Element implementation package. Ordinance No. 991, adopted January 27, 2026, makes sweeping revisions to the Municipal Code to implement Housing Element programs, ensure State law consistency, implement the Regional TransitOriented Communities policy, and make related amendments. This is a comprehensive zoning update rather than a targeted Missing Middle overlay. Rohnert Park's approach is more about broad rezoning and streamlining to comply with state law than creating a specific combining district for this housing type. With a population of about 45,000, their context is also quite different from Calistoga's.

Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
Healdsburg
Healdsburg's story is a cautionary tale that is directly relevant to Calistoga. Healdsburg staff reported that, as a result of the city's Growth Management Ordinance, home prices went up 28 percent between 2019 and 2024, and that no market-rate multifamily rental housing has been built in the city in nearly 25 years. This mirrors Calistoga’s own housing market conditions almost exactly. To address this, the City Council placed Measure O on the November 2024 ballot, which asked: "To encourage (the) creation of middle class and workforce housing on underutilized parcels, should the City of Healdsburg exempt multi-family housing along certain portions of the Healdsburg Avenue corridor from the Growth Management Ordinance?" Measure O was handily rejected, garnering just 41% approval.

The defeat was attributed to community distrust about whether the zoning changes would actually deliver workforce housing versus market-rate luxury units, concerns about overdevelopment and parking in the downtown core, and a belief that the tool was too blunt. One opponent summarized it: "If it really is for the middle-class workforce housing, it has to be done with a much more precise tool other than just trusting a market." Notably, despite Measure O's failure, voters re-elected all three incumbent council members who had championed it — suggesting the community supports the goal of workforce housing, just not that particular mechanism.

Sacramento, CA – MMH Interim Ordinance
Sacramento adopted California’s most progressive MMH ordinance in 2024, becoming the first city in the state to allow multi-unit housing in all single-family neighborhoods. While Sagreamento’s scale is very different from Calistoga (528,000 vs. 5,200 residents), its ordinance language and findings provide useful framing language, particularly around the “why” of the purpose statement.

Key Findings Language:
“…broaden the range of housing types permitted by right… within the single-unit and duplex dwelling residential zones, while encouraging human-scale building design, preservation of existing trees, and the provision of urban tree canopy and open space areas…” Key Elements of Sacramento’s approach:
• ‘Human-scale building design’ – aligns with Calistoga’s General Plan Vision Statement language
Item #8.2.

CITY OF CALISTOGA
1232 Washington Street - Calistoga, CA 94515
Ph: 707.942.2827
Fax: 707.942.2831
www.calistogaca.gov
• ‘Permitted by right’ – streamlining language that may be appropriate for some housing types
• Open space and environmental quality tied to housing – relevant to Calistoga’s community character goals
• Sacramento used a sliding scale FAR to incentivize smaller, more affordable units – worth noting for future development standards discussion
Item #8.2.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Sheli Wright, Fairgrounds Revitalization Director Meeting: City Council Regular Meeting - May 12 2026
Subject: Fairgrounds Advisory Committee Site Analysis Committee Request for Site Survey of the fairgrounds.

DESCRIPTION:

The Fairgrounds Advisory Committee's Site Analysis Subcommittee requests authorization and funding for a Site Survey of the fairgrounds.

RECOMMENDATION:

Consider Adopting the Resolution
SUMMARY:

On April 30, 2026, the Fairgrounds Advisory Committee's (FAC) Site Analysis Subcommittee brought a motion to the FAC to ask the Calistoga City Council for a request to authorize a survey to be completed by Cinquini & Passarino, Inc., including the recording of the “shop area” retained by Napa County during the purchase of the fairgrounds, as well as aerial topographic information.

ANALYSIS:

The Fairgrounds Advisory Committee (FAC) plays a vital role in identifying priorities, advising on improvements, and supporting the long-term sustainability of the Fairgrounds.

The FAC has been tasked with developing a comprehensive revitalization plan. However, at the time of purchase, no updated survey of the fairgrounds had been completed, and the property was acquired “as is.”
The FAC’s Site Analysis Subcommittee is currently gathering baseline information about the grounds to inform future planning.

The Subcommittee emphasizes the importance of completing a formal boundary survey, noting that a portion of the property, known as the “shop area”, was retained by the County at the time of purchase. In addition, aerial topographic data will be essential for evaluating and guiding future development opportunities on the grounds.

Because this effort will produce a foundational dataset to support planning across all FAC subcommittees, the Site Analysis Subcommittee is requesting funding and authorization from the City Council to complete a survey through the City of Calistoga’s authorized contracted vendor, Cinquini & Passarino.

Item #8.3.

The cost for Item I, the Topographic Survey and Map, is $20,967.00. The cost for Item II, the Boundary Retracement, Boundary Resolution, and Record of Survey, is $5,112.00, for a total of $26,079.00.

If the Council is unable to fund the full scope of work at this time, the Subcommittee respectfully requests that Item II be prioritized for funding.

The Fairgrounds Revitalization Director is in agreement with this recommendation.

FINANCIAL IMPACT:

The attached scope of work and fee proposal for a boundary and topographic survey of the Calistoga Fairgrounds from Cinquini & Passarino is $26,079. It is requested that this project be funded through the City’s Infrastructure Fund (Fund 110) and transferred into Fund 170-5592 for payment.

CEQA STATUS:

This action does not meet the definition of a “project” under the California Environmental Quality Act (CEQA).

ATTACHMENT(S):

Draft Resolution - Site Survey
Committee report 4 30 26 - Site Analysis
TO6 Calistoga Fairgrounds Boundary and Topo - C&P Ref. No. 10662-24 APPROVAL(S):

Rachel Stepp, Deputy City Manager Approved - May 01 2026 Connie Cardenas, Admin. Services Director Approved - May 01 2026 Mitch Celaya, Interim City Manager Approved - May 04 2026 Yudiana Galvan, City of Calistoga | City Clerk Approved - May 04 2026 Item #8.3.

RESOLUTION 2026-XXX

ADOPTED XXXXXX

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

NAPA, STATE OF CALIFORNIA, AUTHORIZING A SITE BOUNDARY SURVEY AND

TOPOGRAPHICAL MAP OF THE CALISTOGA FAIRGROUNDS
WHEREAS, the Calistoga Fairgrounds is a valued community asset that supports events, emergency operations, and public gatherings; and WHEREAS, the Fairgrounds Advisory Committee provides guidance on revitalization improvements with a goal of providing a revitalization plan for the grounds; and
WHEREAS, the Fairgrounds Advisory Committee Site Analysis Subcommittee requests authorization of a site boundary survey and ariel topographical map in order to work on site planning for the fairgrounds revitalization, which is in alignment with their Workplan Goal(s); and
WHEREAS, Cinquini & Passarino, Inc. is contracted with the City to provide said services;

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

1. The City Council authorizes Cinquini & Passarino, Inc. to provide a boundary survey and ariel topographical map (see C&P Ref. No. 10662- 24) for the fairgrounds for the amount of $26,079.00.

2. The City Council authorizes this project to be funded through the City’s Infrastructure Fund (Fund 10) and transferred into Fairgrounds Fund 70- 5592-4402 for payment by the City Manager.

PASSED, APPROVED AND ADOPTED this 12th day of May 2026. 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 #8.3.

City of Calistoga | COMMITTEE REPORT
DATE: April 30, 2026
COMMITTEE INFORMATION: Fairgrounds Advisory Committee – Site Analysis – Karen Jensen
DESCRIPTION:

Request to authorize a survey to be completed by Cinquini & Passarino, Inc., including the recording of the “shop area” retained by Napa County during the purchase of the fairgrounds, as well as aerial topographic information.

RECOMMENDATION:

The Fairgrounds Advisory Committee recommends that the City Council approve funding in the amount of $26,079 for the attached scope of work and fee proposal for a boundary and topographic survey of the Calistoga Fairgrounds.

This survey and topographic information are essential to the site analysis work that will inform development of the Fairgrounds Revitalization Plan.

SUMMARY:

The Fairgrounds Advisory Committee (FAC) is requesting survey and topographic services to support its efforts in developing a Fairgrounds Revitalization Plan. This work will provide a foundational dataset to guide planning efforts across all FAC subcommittees.

ANALYSIS:

The requested survey will document property boundaries, including the “shop area” retained by Napa County, and provide detailed topographic data. This information is critical for accurate site planning, infrastructure assessment, and future design considerations associated with the revitalization effort.

FINANCIAL IMPACT:

It is requested that this project be funded through the City’s Infrastructure Fund (Fund 10).

CEQA STATUS:

The proposed action does not constitute a project under the California Environmental Quality Act (CEQA) and is therefore not subject to environmental review at this time.

Any future capital improvement projects will be evaluated for CEQA compliance as required.

ATTACHMENT(S):

Cinquini & Passarino, Inc. – Proposal (Ref. No. 10662-24) Item #8.3.

1804 Soscol Avenue Suite 202 Napa, CA 94559 Phone (707) 690-9025 Fax (707) 542-2106  BOUNDARY  TOPOGRAPHIC  CONSTRUCTION
 RAILROAD  INFRASTRUCTURE  HYDROGRAPHIC
CINQUINI & PASSARINO,INC.

LAND SURVEYING
C&P Ref. No.: 10662-24
March 24, 2026
Mr. Derek Rayner, P.E.

Public Works Director
City of Calistoga Department of Public Works
414 Washington Street
Calistoga, CA 94515
Re: Scope of Work and Fee for Record Boundary and Topographic Survey of the Calistoga Fairgrounds
Dear Mr. Rayner:

Thank you for the opportunity to provide a proposal for the Calistoga Fairgrounds. Based on the City’s email of March 19, we have prepared the following scope of work and fee proposal for your consideration.

SCOPE OF WORK
Item I – Topographic Survey & Mapping:

Perform an aerial topographic survey with up to two field days of supplemental ground topographic mapping as necessary and prepare a map at a scale of 1-inch = 40-feet, with a one-foot contour interval for evaluation purposes.
• Aerial topo coverage area will be over the entire Fairgrounds complex (APNs 011-140-006, 007, 059, & 011-481-022)
• Topographic survey will include all necessary work to produce a topographic map, including features such as, but not limited to; buildings, parking lots, racetrack facilities, sidewalks, walkways, trees 6” in diameter, curb lines, mechanical facilities, visible utilities and utility markings, utility poles, driveway locations, fences, pathways, lagoons, drainage ditches, top of bank of the Napa River, the River pedestrian bridge, and any other pertinent information that could apply to the project during design.
• Color orthophotography at .25’ resolution will be provided. • Topographic map to horizontally relate to the California Coordinate System 1983 Zone 2 Horizontal Datum and the North American Vertical Datum of 1988 (NAVD88).

Deliverables: Sealed hardcopy of Topographic Survey Map with property boundary. The Autocad “dwg” used to create the hardcopy will also be provided for your convenience.

The total hourly not-to-exceed cost for Item I will be $20,967.00 Item #8.3.

Item II - Boundary Retracement, Boundary Resolution, & Record of Survey:
• Perform a review of the Fairgrounds boundary as shown on the Record of Survey filed in Book 47 of Surveys at Pages 4 and 5, Napa County Records, except for the parcel retained by the County of Napa (APN 011-140-058).
• Depict the location of appurtenant and encumbering easements based on a title report provided by the City.
• Because the boundaries of the County-retained parcel are not shown on a map of record, a Record of Survey of those parcel lines is required pursuant to Section 8762 of the State of California Business and Professions Code.
• Cinquini & Passarino, Inc will prepare a Record of Survey Map and file with the Napa County Surveyor.
• Includes setting iron pipe or brass tag monuments at the corners of the County-retained parcel not already monumented.
• Includes County review fees and printing. It is assumed for the purpose of this proposal that County recording fees will be waived.

The total hourly not-to-exceed cost for Item II will be $5,112.00.

ALL PRICES ARE GOOD FOR NINETY (90) DAYS FROM DATE OF THIS LETTER OF AUTHORIZATION The estimated time of completion for Items I and II is 25 working days from authorization to proceed, and receipt of a Preliminary Title Report. The estimated time to submit a draft Record of Survey to Napa County for review is 30 working days from authorization to proceed. Inclement weather may affect this schedule.

Please feel free to contact me at (707) 690-9025 if you have any questions or require additional information.

Very truly yours,
CINQUINI & PASSARINO, INC.

Mark P. Andrilla, P.E., P.L.S.

Managing Project Surveyor
Item #8.3.