Chapter 17.19

R-3 MULTIFAMILY RESIDENTIAL/OFFICE DISTRICT

The intent of the R-3 Multifamily/Office District is 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. (Ord. 699 § 2, 2014)

Uses allowed in the R-3 district are as follows:

• A. Uses Allowed without Use Permit.

  1. Multifamily dwellings.

  2. Supportive housing.

  3. Transitional housing.

  4. Residential care, limited, as defined and operated in accordance with State law.

  5. Uses determined by the Planning Commission to be similar in nature, as provided by Chapter 17.03 CMC.

  6. At least one ADU and up to 25 percent of the existing dwelling units within the portions of an existing multifamily dwelling structure that are not used as livable space, in accordance with Chapter 17.37 CMC.

  7. Up to two ADUs on a lot that has an existing multifamily dwelling if they are detached from the multifamily dwelling, in accordance with Chapter 17.37 CMC.

• B. Uses Requiring a Use Permit.

  1. Bed and breakfast inns and facilities, in accordance with Chapter 17.35 CMC.

  2. Family child care, large, as defined and operated in accordance with State law.

  3. Convalescent and congregate care facilities.

  4. Religious institutions.

  5. Public and private schools.

  6. Public facilities.

  7. Offices.

  8. One or more dwelling units accessory to a primary on-site office use.

  9. Geothermal activity (exploration, development and use).

  10. Uses determined by the Planning Commission to be similar in nature, as provided by

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City of Calistoga, CA § 17.19.020

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§ 17.19.040

the procedures in Chapter 17.03 CMC.

11. Residential care for seven or more elderly, chronically ill or disabled persons, operated in accordance with State law.

• C. Accessory Buildings and Uses. The following accessory buildings and uses are allowed; provided, that no accessory building or use shall be constructed or established prior to the construction of the primary building nor on a lot separate from the primary building.

  1. Garages, carports, storage buildings, pool houses, club houses, on-site management offices and similar structures.

  2. Home occupations in accordance with Chapter 17.43 CMC.

  3. The keeping of household pets.

  4. Family child care, small, as defined and operated in accordance with State law.

  5. The keeping of up to four domestic chickens on a lot of 6,000 square feet or more that is developed with no more than one dwelling unit, subject to the provisions of Chapter 6.06 CMC.

• D. Prohibited Uses. The following uses are prohibited in the R-3 district:

  1. Transient commercial occupancies of dwelling units.

2. Other uses not specified in subsections (A) through (C) of this section.

(Ord. 699 § 2, 2014; Ord. 700 § 2(4), 2014; Ord. 710 § 5, 2015; Ord. 744 § 2 (Exh. A), 2020)

Minimum lot area and lot dimensions in the R-3 district are as follows:

• A. Minimum Lot Area.

  1. Corner lots: 10,000 square feet.

  2. Interior lots: 9,000 square feet.

• B. Minimum Lot Width.

  1. Corner lots: 100 feet.

  2. Interior lots: 90 feet.

• C. Minimum lot depth: 120 feet. (Ord. 699 § 2, 2014; Ord. 740 § 2 (Exh. A), 2018)

The following standards apply to development within the R-3 district:

• A. Minimum setbacks for main buildings are as follows:

  1. Front yard: 15 feet.

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City of Calistoga, CA

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§ 17.19.040

§ 17.19.040

2. Side yards shall be not less than one-half the height of the building; provided, that:

   • a. The interior side yard for a one-story building the height of which is less than 15 feet shall not be required to be more than five feet.

   • b. An interior side yard shall be not less than five feet nor be required to be more than 15 feet.

   • c. The street side yard for a corner lot shall be not less than 15 feet.

   • d. The street side yard for a reverse corner lot shall be not less than 15 feet.

3. Rear yard: 10 feet for one-story buildings, 15 feet for two-story buildings.

• B. Minimum setbacks for accessory buildings are as follows:

  1. Setbacks from property lines for accessory buildings and structures shall be as provided in CMC § 17.38.050.

  2. For garages and carports opening onto a street, the minimum distance between the opening of such garage or carport and the lot line shall be 20 feet.

• C. Maximum lot coverage: 40 percent.

• D. Maximum floor area ratio for office uses: 0.80.

• E. Maximum Height.

  1. Primary buildings and structures: 25 feet.

  2. Accessory structures: 15 feet.

• F. A minimum of 300 square feet of usable open space shall be provided for each dwelling unit, subject to the following location and design criteria:

  1. Required open space may be group (common) and/or private open space.

  2. Each square foot of private open space shall be considered the equivalent of two square feet of group open space and may be so substituted.

  3. Private open space located at ground level shall have a minimum area of 150 square feet.

  4. Private open space shall be adjacent to the dwelling unit being served.

  5. The minimum dimension in any one direction for any group open space shall be 15 feet.

  6. Up to 20 percent of the required open space may be a garden, balcony, deck, or similar usable open space feature located on the roof of a building other than an attached garage or carport.

  7. Up to 50 percent of ground level open space may be covered by an overhang or balcony.

  8. All required open space shall be planted or shall have a dust-free surface, such as

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§ 17.19.050

concrete, landscape pavers or similar material.

9. No required open space shall be located in a parking area, driveway, service area or required front yard area.

10. No required open space shall have a slope greater than eight percent.

• (Ord. 699 § 2, 2014; Ord. 733 § 3, 2018; Ord. 740 § 2 (Exh. A), 2018)

Additional requirements that apply to development in the R-3 district include, but are not limited to, the following:

• A. Design review, per Chapter 17.06 CMC.

• B. Affordable housing, per Chapter 17.08 CMC.

• C. Off-street parking and loading, per Chapter 17.36 CMC.

• D. General provisions and exceptions, per Chapter 17.38 CMC.

• E. Use permits, per Chapter 17.40 CMC.

• F. Fences, hedges or walls, per Chapter 17.52 CMC.

• G. Repealed by Ord. 720.

• H. Requests for reasonable accommodation, per Chapter 17.60 CMC.

• I. Objective design standards contained in the City of Calistoga residential design guidelines shall apply to a qualifying affordable housing project on a parcel identified as a reuse site to accommodate lower income housing in the 2023-2031 Housing Element.

• J. Minimum density requirements, per Section 17.03.110 CMC.

• K. Multifamily residential dwellings are allowed by right, subject to design review approval, on the following lower income sites (parcels) at the densities specified in this Chapter, provided at least 20% of the units are affordable to lower income households:

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APN Housing Element Identifier
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Design review shall be required for by right residential projects. (Ord. 699 § 2, 2014; Ord. 720 § 2, 2015; Ord. 766 § 3, 2024; Ord. 780, 12/9/2025)

2. Editor's Note: Residential Design Guidelines and Objective Design Standards are included as an attachment to this title.

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City of Calistoga, CA

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§ 17.20.010

§ 17.20.040

CHAPTER 17.20 MHP MOBILE HOME PARK DISTRICT

The purpose of the MHP district is to: establish standards for the development and construction of mobile home parks; assure, through use permit review, that a mobile home park is compatible with surrounding uses; protect local mobile home residents from potential development resulting from the transition of existing parks to conventional housing or other uses, and to articulate City policy that affordable housing shall be safeguarded from economic forces that may result in removal of housing stock that currently provides for the combination of persons with different economic means.

Uses allowed in an MHP district are as follows:

• A. Uses Permitted by Use Permit.

  1. Residential mobile homes;

  2. Mobile home parks;

  3. Permanent apartment units, for managers of the park, provided such apartments are included in calculating density of the mobile home park;

  4. Office space in conjunction with park operation;

  5. Recreational buildings and facilities, restrooms, laundry rooms and the like for the sole purpose of the residents' use and enjoyment;

  6. Home occupations in accordance with Chapter 17.43 CMC;

  7. Uses determined by the Planning Commission to be similar in nature as provided for according to the procedures in Chapter 17.03 CMC.

All mobile home parks existing as of the effective date of the ordinance codified herein, which were properly approved at the time of their construction, are deemed to have approved site development plans under this title and to have all rights of any other mobile home park development which may receive approval of a site development plan subsequent to the enactment of this title, and such existing mobile home parks are not subject to the requirements of this title except as hereinafter specifically provided. (Ord. 376-A § 1, 1982)

• A. Density. The density of a mobile home park shall be compatible with the general plan density for the area. The average density shall not exceed eight dwelling units per net acre.

• B. Park Site Area. A mobile home park site shall consist of a minimum of 15 acres and have frontage of at least 500 feet on a dedicated street.

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City of Calistoga, CA § 17.20.040

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§ 17.20.040

• C. Minimum Yard and Building Height Requirements for Park Site.

  1. Park sites shall maintain a setback of 30 feet from any public street for all structures.

  2. There shall be maintained a minimum setback of 20 feet along the non-street exterior boundaries of the mobile home park site.

  3. Building heights for all structures shall not exceed 25 feet or two stories unless otherwise approved by the Planning Commission.

  4. Fences up to six feet in height shall be required along the park boundaries. Fences up to eight feet in height may be permitted in the front setback area when construction is approved by the Planning Commission; provided, that the fence maintains an average setback of 15 feet from the property line at any point and that the area between the fence and the property line is well-landscaped and maintained. Any fence and landscaping material shall be limited in height at intersections of street, driveways and pedestrian walkways as provided in Chapter 17.52 CMC.

• D. Vehicular Circulation.

  1. There shall be no individual access to a mobile home space from any public street. The main entrance to a mobile home park shall be a minimum width of 30 feet including two travel lanes separated by a landscaped island, a minimum of six feet in width. No parking shall be permitted in the entry lanes for a distance of 100 feet from the property line.

  2. Access roads within a mobile home park shall be paved to a width not less than 25 feet. Streets giving direct access to more than 20 homesites shall be deemed collector streets and shall be 40 feet wide, curb-to-curb, with parking permitted on both sides. No parking shall be permitted on roads less than 40 feet in width.

  3. Parking bays may be permitted in lieu of on street parallel parking, when deemed appropriate by the Planning Commission.

  4. Cement concrete rolled curbs and gutters shall be installed on both sides of all access roads.

  5. All private street names shall be approved by the Planning Commission.

  6. All access roads shall be adequately lighted.

  7. Vehicular access no less than 15 feet in width shall be provided to each mobile home site.

• E. Pedestrian Circulation. Sidewalks shall be incorporated into the design wherever possible to provide meandering, well-landscaped walkways which originate near individual homesites or at the ends of service courts and lead to the common recreation area and to adjacent public streets.

• F.

• Public Utilities and Services.

1. Each mobile home space shall be connected to the City's sanitary sewer and municipal water services.

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§ 17.20.040

§ 17.20.050

2. Geothermal resources available on site may be used by recreational purposes as approved by the Planning Commission and subject to geothermal development standards as approved by City resolution.

3. All electrical, telephone, and television service within the mobile home park shall be located underground.

• G. Recreation Area. In addition to the open area required around the periphery of the mobile home park, there shall also be provided a minimum of 500 square feet per unit of net usable common area for a combination of both indoor and outdoor community recreation and service facilities which may be utilized for a clubhouse or other multipurpose space, outdoor sports courts, or swim pool and hot pool facilities.

• H. Boat and Trailer Storage. All pleasure boats and travel trailers shall be stored in an area set aside for such storage on the approved plans. The area shall be screened from view and shall provide a minimum of one boat or trailer space not less than 10 feet by 20 feet for each five mobile home sites in the park.

• I. Park Identification Signs. Park identification signs shall comply with the provisions of Chapter 17.58 CMC. In addition each park shall maintain a park directory sign depicting the location and house number of each mobile home unit.

• J. Model Home Display. Upon completion of the conditions of the use permit approval establishing the mobile home park including landscaping up to six homes may be utilized for display models, including the use of one home as a sales office, in order to facilitate the sale of units for placement within the particular development. The homes shall be completely stabilized and ready for occupancy and the home site landscaped. Use of the homes for display or a sales office shall terminate within 90 days after 90 percent of the homes in the development are in place and ready for occupancy.

• A. Site Area.

  1. Minimum area per space shall be 3,500 square feet;

  2. Minimum space width, 50 feet;

  3. Minimum space depth, 70 feet.

• B. Yard Requirements.

  1. Front yard a minimum of 10 feet extending across the full width of the lot;

  2. Side or rear yard, a minimum of five feet. Where a side or rear yard abuts a parking area, access road or pedestrian path a minimum of 10 feet shall be provided;

  3. Distance between any structures on the site and between structures on adjacent mobile home sites shall be a minimum of 10 feet;

  4. To encourage good design and avoid monotony or row-type development, variations from the above yard requirements may be permitted by the Planning Commission when units are clustered or otherwise oriented to take advantage of common areas of open space or solar orientation. However, no such variances shall be less restrictive

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City of Calistoga, CA § 17.20.050

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§ 17.20.060

than the yard requirements set forth in the Mobile Home Parks Act, State Health and Safety Code, Sections 18000 et seq.

• C. Coverage. No more than 50 percent of a home site may be covered with structures such as the mobile home, carports, and storage buildings.

• D. Parking requirements, see Chapter 17.36 CMC.

To enhance the residential character of the mobile home park and minimize the adverse effects on surrounding properties, the following requirements shall apply:

• A. All tongues when readily removable shall be removed once a mobile home is in place. Those not detachable shall be screened by landscaping or other material satisfactory to the Planning Commission.

• B. All open area under a mobile home shall be enclosed by approved skirts or by a combination of skirts and gradings, except for minimum openings required for cross ventilation.

• C. Individual mobile home sites shall be constructed to provide a level patio and yard surface a minimum of eight feet wide and extending across the rear of a mobile home and along the side which is designed for patio living. The surface shall be no more than 18 inches below the finished floor level of a mobile home and no less than that required to comply with minimum state requirements for cross ventilation. The above patio requirements shall not preclude the construction of a porch, if so desired by the developer or a mobile home resident.

• D. To lower the profile of mobile homes in parks adjacent to residential areas, the following shall apply:

  1. The utility island sewer connection shall be set as low as possible consistent with State law.

  2. Whenever possible and consistent with proper drainage and minimum State cross ventilation requirements, a mobile home shall be lowered by grading and excavating underneath the home and adequate nonmechanical drainage shall be provided.

• E. The following landscape provisions shall apply to all mobile home parks:

  1. All open areas except driveways, parking areas, walkways, utility areas, improved decks, patios or porches shall be well-landscaped and maintained. A detailed landscape plan shall be submitted with each use permit application.

  2. Substantial trees shall be planted throughout the development in all common open areas and at least one tree provided on each home site. Specimen trees of no less than 10-gallon container size shall be required at least every 30 feet along any setback adjacent to public streets.

• F. Mobile home park development within the City shall comply with applicable provisions of the State Health and Safety Code relating to the maintenance, use and occupancy of mobile homes, seismic bracing, and the construction and operation of mobile home parks, as well

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City of Calistoga, CA

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§ 17.20.060

§ 17.20.060

as the regulations set forth in Title 25, Chapter 5 of the State Administrative Code, except when provisions of the ordinance codified herein call for more restrictive regulations.

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City of Calistoga, CA

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§ 17.21.010

§ 17.21.020