What type of housing is being proposed?

The project will include a mix of housing typologies. The concept of the project is to provide mixed-income housing, including both “missing middle” homes to be sold to CJUSD educators and staff at attainable prices and market-rate housing.

What is “missing middle” housing?

Many people in Calistoga—including educators, school staff, and other local workforce—earn too much to qualify for traditional subsidized affordable housing but too little to afford a market-rate home. “Missing middle” housing serves this need in the market, and bridges the gap between luxury houses and traditional apartments.

Will the housing be for-rent or for-sale?

The housing is anticipated to be for-sale.

How many new housing units are being proposed?

The district has not yet determined the number of housing units.

Who will be eligible to purchase a home?

The workforce housing units that are reserved for district employees will be available to both certificated and classified employees. More detailed eligibility criteria will be determined at a later date. Market-rate units will be available to the general public.

Will the school district be involved in operating the project over the long term?

No. Once the project is built, a community land trust will manage the sales of workforce housing units on behalf of the district. The land trust will hold the title to land beneath the workforce housing units, qualify eligible buyers, facilitate the sale of the houses, and ensure resale prices remain affordable for future owners. This way, the district is removed from long-term involvement and can focus on its mission of educating students.

How will the workforce housing units be kept affordable for future generations?

The land trust will implement a 99-year ground lease with workforce homebuyers, with a resale formula that determines the maximum price the house can be sold for at a later date. Home prices will only be allowed to increase at the same the rate as Area Median Income (AMI). Instead of being determined by the market, workforce home prices will be tied to household income.

What will be the review process for the project?

This project will be subject to the same public review and approval process as other housing development projects proposed in the City of Calistoga. The district and project team will carefully study all aspects of the project including density, traffic and parking, public safety, impacts to public utilities, drainage, and environmental impacts. There will be various opportunities over the course of the coming months and beyond to learn about the project as it takes shape, comment on environmental review documents, and attend Planning Commission and City Council hearings on the project.

Calistoga Joint USD

Workforce Housing

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