Healdsburg

Program 5.1; Developing Affordable and Middle-Income Housing; Continue to implement the Inclusionary Housing Ordinance (IHO).

Continue to implement the recently amended IHO, which requires Moderate- and Middle Income units in for sale projects and Low- and Moderate-income units in rental projects. Prepare and act upon any revisions to the inclusionary housing requirements as needed to further incentivize middle-income units, to the extent necessary to achieve Quantified Objectives of 263 affordable rental units and 98 affordable ownership units by 2031.

The City continues to act upon and implement its Inclusionary Housing Ordinance.

Program 5.4; Developing Affordable and Middle-Income Housing; Develop Lower, Moderate and Middle-Income Housing.

Creating very low and low income housing is often substantially assisted through LIHTC programs, creating middle income housing (up to 160% AMI) is often more challenging due to limited State or federal subsidies and high costs of development, in Healdsburg, with its high median housing prices and high land cost. Also, necessary price restrictions associated with public subsidies can deter market attractiveness of such homes, requiring special focused marketing efforts. This program has the following elements: -Expand Individual Affordable Housing Projects to include ‘mixed-income’ housing projects. -Utilize Land Trust Model. -Employer-Provided Housing. -Developing Subsidy Incentives and Options. -Target Opportunity Sites for Lower and Middle-Income Housing.

The City is actively supporting the development of moderate-to-middle-income housing within the Mill District, North Village, and at 3 Healdsburg Avenue. Furthermore, efforts are underway to foster the predevelopment of additional housing units of the same income category at the Saggio Hills development. The Housing Element Working Group (HEWG) is tasked with ongoing analysis and will provide recommendations to further these initiatives. Presently, there are 65 middle-income housing units in various stages of predevelopment or construction within the City.

Program 6.5; Affirmatively Furthering Fair Housing; Provide Utility Discounts for Lower-Income Households.

Continue to discount the electric, water and sewer utility and storm drainage maintenance charges to lower-income households and affordable residential projects.

The City continue to provide utility discounts for lower-income households.

Program 6.7; Affirmatively Furthering Fair Housing; Improve Infrastructure in Lower Income Area

Continue street, sidewalk, recreation and other infrastructure and neighborhood improvements and maintenance. Consistent with the City’s Capital Improvement Program, at least every other year apply for funding and annually prioritize improvements in lower- and moderate-income neighborhoods of the City which may include close proximity to new affordable housing developments.

On January 27, 2023, the Metropolitan Transportation Commission approved an $11.8M Active Transportation Program Grant to complete a road diet in Healdsburg. The Funding will include construction of protected bike lanes and pedestrian improvements to transform Healdsburg Ave. from Powell Ave. to the Parkland Farms subdivision. Additional improvements include adding bike lanes connecting to the northern city limits. The Anticipated project completion date will be in 2028. Additionally, the City in partnership with Freebird Development INC, are seeking funding for infrastructure improvements through the AHSC program.

Program 8.8; Extremely Low-Income, Homeless, and Special Needs Housing Program; Implement Countywide Homeless Plan.

Participate in the Sonoma County Continuum of Care Strategic Planning process and continue to implement the strategies outlined in the Northern Sonoma County Homelessness Plan.

The City continues to follow the Northern Sonoma County Homeless Plan which was integrated into a county wide homeless initiative that incorporated all local planning efforts into one strategic plan for the entire county, known as the County of Sonoma Strategic Homeless Plan.

Program 9.5; Environmental Quality and Conservation Program; Construct Pedestrian and Bicycle Facilities.

Include projects in the annual Capital Improvement Program and apply annually for CDBG funding to support projects with emphasis in relatively lower-income and higher poverty areas that provide safe walking and bicycling facilities between housing and commercial, educational, and transit destinations.

On January 27, 2023, the Metropolitan Transportation Commission approved an $11.8M Active Transportation Program Grant to complete a road diet in Healdsburg. The Funding will include construction of protected bike lanes and pedestrian improvements to transform Healdsburg Ave. from Powell Ave. to the Parkland Farms subdivision. Additional improvements include adding bike lanes connecting to the northern city limits. Anticipated project completion date will be in 2028.

Program 1.7; Housing Administration; Continue to support HEWG.

Continue to engage and support the Housing Element Working Group (HEWG) or other successor community focus groups in Housing Element implementation efforts. The HEWG was convened as a public advisory body in support of the 6th Cycle Housing Element update but is being extended by the City Council to serve as a resource to advance policies, implement programs, and support broader community engagement efforts. Specific efforts identified include consideration of options for amending the Growth Management Ordinance, evaluating development capacity and how planning and regulatory measures can increase housing development capacity, strategies for expanding ‘middle’ housing, expanding funding sources, and considering priorities for new area and specific plans.

The City continues to convene with the Housing Element Working Group (HEWG) and various stakeholders, focusing on critical aspects of housing and community development. Following the 6th Cycle Housing Element's completion, the HEWG has commenced with its continued work plan aiming to deliver their comprehensive recommendations and report to the City Council by June 2024.Their initiatives are expected to discuss a proposed ballot measure for amending the City's Growth Management Ordinance, a significant policy evolution. Additionally, the group is developing strategies to bolster middle-income housing and to recommend ways to increase density in the downtown area. The timeline for these efforts is set to conclude by November 2024.

Program 5.5; Developing Affordable and Middle-Income Housing; Facilitate Streamlined Development.

The City will continue ongoing practices for priority processing and increase opportunities for streamlining the development process, including no- cost housing pre-application meetings with all relevant departments, and fast-tracked priority processing for ADUs and affordable housing developments. In addition, the City will develop a written application process, including the pre-application and the procedure that will be used. This process will provide a streamlined ministerial approval process to qualified residential and mixed-use development projects under State laws including SB 9, SB 35 (Gov. Code § 65913.4, as amended), SB 330, and AB 2162. The written procedures and checklists will be developed and made available on the City’s website, and revised as additional laws modify or expand eligibility.

ADU's bypass the planning process and go straight to the building permit processing. Affordable Housing Developments are prioritized.

Program 6.2; Affirmatively Furthering Fair Housing; Provide Non-Discrimination Clause and Mandate Fair Housing Practices.

Provide nondiscrimination clauses in rental agreements and deed restrictions for housing constructed with City subsidy or through the IHO and mandate the implementation of fair housing practices in contracts with affordable housing developers.

All Affordable Housing Regulatory Agreements entered into by the City contain provisions that forbid discrimination. The City diligently examines marketing plans and leasing procedures for affordable housing to ensure adherence to these non-discrimination standards.

Program 6.4; Affirmatively Furthering Fair Housing; Conduct Spanish Language Outreach.

Conduct outreach efforts for the City’s affordable housing programs in Spanish as well as English and publicize the programs through organizations representing Spanish-speaking residents. Additionally, seek bilingual staff to support the Housing Department in outreach to Spanish-language households citywide, and with proactive outreach conducted to block groups with higher proportions of Spanish-language households at least twice in the planning cycle.

Bilingual staff in place. The City works collaboratively with local nonprofit Corazon Healdsburg, and provides Spanish translations at all City Council meetings wherein affordable housing projects and programs are addressed. In addition the City ensures that its Housing Element is available in Spanish on the City's website.

Program 7.3; Removing Housing Constraints; Evaluate Potential Amendments to the Growth Management Ordinance.

Present amendments to the GMO to add further exemptions or increase the development cap above the existing 30 units per year for market-rate residential. The City will evaluate and consider specific amendments that further reduce constraints imposed by the GMO and thus promote housing availability and affordability.

Ahead of the November 2024 ballot, the City retained consultant FM3 to perform a voting constituent survey to gauge community sentiment on 3 possible GMO measure modifications.

Program 8.9; Extremely Low-Income, Homeless, and Special Needs Housing Program; Develop Housing for Persons with Disabilities and Promote Universal Design Guidelines.

Reach out annually to developers of supportive housing to encourage development of projects targeted to persons with disabilities, including developmental disabilities. Support applications for County, State, and Federal funding for housing construction and rehabilitation for persons with disabilities, including developmental disabilities. Promote Universal Design guidelines to maximize the number of units that are accessible to persons with disabilities.

The Affordable Housing Agreement and Declaration of Restrictive Covenants that accompanies Development Agreements ensures developments are in compliance with all applicable disabled and handicapped access requirements, including the Americans With Disabilities Act, the Unruh Civil Rights Act, and City Municipal Code. The City is working on developing Universal Design Guidelines.

Program 8.13; Extremely Low-Income, Homeless, and Special Needs Housing Program; Eliminate Constraints to Emergency Shelters.

Review and amend parking standards for emergency shelters to ensure compliance with SB 2 and mitigate potential constraints to the development of emergency shelters. As necessary, the City will conduct outreach to relevant stakeholders such as service providers.

The City will continue to look into reviewing and amending parking standards for emergency shelters.

Program 9.3; Environmental Quality and Conservation Program; Provide and Publicize Energy Audit Program.

Continue to provide and publicize the Energy Audit Program services to homeowners and landlords.

The City publicizes the Do It Yourself Energy and Water Saving Tool Kit, and it is available for free at the Healdsburg Library. Additionally, the State's HEAP application located at the front counter for constituents includes the free energy audit and improvement services.

Program 9.4; Environmental Quality and Conservation Program; Provide and Publicize Energy Efficiency Rebate and Weatherization Programs.

Continue to publicize and administer State rebates for energy-efficient lighting fixtures and light bulbs, electric water heaters, air conditioners, heat pumps, appliances and photovoltaic systems, water storage, greywater systems, and weatherization of existing homes.

The City continues to provide and publicize the City's Energy Efficiency Rebate and Weatherization Programs and information on the City's website. Also, the City has utilized the program at the following affordable housing projects: 1. L&M Village at 70 Healdsburg Avenue & 2. Mill District at 111 Saw Mill Circle.

Program 1.5; Housing Administration; Prepare Annual Housing Report.

Review and report annually on the implementation of Housing Element programs for the prior calendar year and present the annual report to the City Council at a public hearing before submitting the annual report to HCD and the Office of Planning and Research (OPR).

2023 Annual Report in preparation process.

Program 4.5; Expanding Housing Development Capacity; Pursue Development of ‘Housing Opportunity Sites’ through Partnership with Other Public or Private Entities.

Identify and evaluate potential sites (e.g., Foss Creek Community Center site, Healdsburg Hospital site, Station Area site, and other City-owned property) for potential development partnerships that focus on providing local employee housing. If feasible, civic functions (e.g., a community center, recreation facilities, libraries, etc.) that are adjacent to or incorporated as part of the site plan may enhance amenities.

The City is actively pursuing land acquisition opportunities to support affordable housing initiatives, a critical factor in meeting the 7th Cycle RHNA objectives, which will require secured land prior to 2031. To enhance the effectiveness of these acquisitions, the City is seeking amendments to its growth management ordinance and proposing increased density allowances for additional housing units in specified areas. Furthermore, the City has engaged in dialogue with the faith-based community to identify and develop underutilized land on religious property. Conversations have also been initiated with local school districts to explore options for affordable teacher housing, contributing to the broader community development goals.

Program 5.3; Developing Affordable and Middle-Income Housing; Incentivize Affordable Accessory Dwelling Units.

Create an affordable accessory dwelling unit incentive program to encourage property owners to deed-restrict secondary dwelling units as affordable rental housing for lower- or moderate-income households. The program will focus on lowering ADU costs though pre-approved plans, modular units, and financing programs. As part of this program, the City will complete an inventory and evaluation of ADU capacity and trends in the City, establish a monitoring program that documents ADUs created year-to-year, and ensure the long-term affordability is maintained in any ADUs where City financial support is offered.

In 2023, the City worked with the Napa Sonoma ADU Center to provide pre-approved ADU plans to our residents and continues to incentivize and encourage ADU production through expedited permitting. The City will evaluate the need for additional incentives for ADUs based upon production activity.

Program 6.1; Affirmatively Furthering Fair Housing; Refer Fair Housing Complaints.

Continue to refer fair housing complaints to the State Department of Fair Employment and Housing, Fair Housing Advocates of Northern California, and legal services. Complaints are promptly directed to the appropriate authority including the Sonoma County CDC, Legal Aid of Sonoma County, and/or Housing Director for further discussion and evaluation. The City anticipates utilizing this process for 1-2 such complaints per year, or 10-12 times throughout the planning period.

Complaints continue to be responded to within 48 hours.

Program 7.4; Removing Housing Constraints; Evaluate Infrastructure Readiness and Capacity.

Conduct evaluation of roads, utilities, and other infrastructure needed to support expanded development capacity, as proposed in this Housing Element Update, and add required projects to the City’s long-range capital improvement plans or the Capital Improvement Program.

In coordination with the Development Capacity Study, the City will conduct an evaluation of infrastructure needs. Identified improvements will be integrated into the City’s Capital Improvement Program, impact fee project lists, and associated infrastructure improvement initiatives.