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November 6, 2018 — California General Election
Local

City of Healdsburg
Measure P - Majority Approval Required

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Election Results

Passed

2,918 votes yes (55.8%)

2,315 votes no (44.2%)

100% of precincts reporting (5/5).

Growth Management Ordinance
— undefined

Shall the City of Healdsburg amend its current Growth Management Ordinance to allow for the construction of an average of 50 additional multifamily income-restricted rental units per year?

What is this proposal?

Measure Details — Official information about this measure

Summary

Sonoma County ROV (Sample Ballot)

The City of Healdsburg (“City”) City Council has placed Measure P on the ballot. If approved, Measure P would amend the City’s current Growth Management Ordinance (“GMO”), by allowing the construction of an additional 50 units per year, on average, of multi-family, income-restricted rental housing.

The City’s existing GMO limits the number of building permits the City may issue to an average of 30 per year, not to exceed 90 in a three-year period. Low income and affordable units (“Affordable Units”) are currently exempt from this restriction.

If approved, Measure P would allow the City to issue an additional 50 building permits per year, on average, so long as the units are:

  • Multi-family rental units; and

  • Subject to a deed restriction requiring that the units be rented only to tenants

    earning no more than 160% of the Sonoma County Area Median Income, adjusted for household size appropriate for the unit.

    The additional units would not be subject to the City’s inclusionsry housing requirement.

    A “Yes” vote is a vote in favor of amending the City of Healdsburg’s Growth Management Ordinance as set forth above.

    A “No” vote is a vote against amending the City of Healdsburg’s Growth Management Ordinance, as set forth above. The City’s existing GMO would remain in effect.

    Measure P will be approved if a simple majority of voters vote “yes”.

    The above statement is an impartial analysis of Measure P. If you desire a copy of the ordinance, please call the City Clerk’s office at (707) 431-3323 and a copy will be mailed to you at no cost.

  • DATED: August 17, 2018

Samantha W. Zutler Healdsburg City Attorney

Published Arguments — Arguments for and against the ballot measure

Arguments FOR

ARGUMENT IN FAVOR OF MEASURE P

A March 2018 public opinion survey reported concern about the lack of housing options for Healdsburg residents. Many can’t afford market-rate housing, but don’t qualify for low-income affordable units. Measure P offers a partial solution to this issue.

No multi-family rental housing has been constructed in Healdsburg since the passing of Healdsburg’s Growth Management Ordinance (GMO) in 2000, with the exception of State-defined affordable units, which are exempt. The GMO makes no allowances for market rate multi-family dwellings; it inherently favors single-family homes and luxury units.

In addition to the GMO’s 30 units, Measure P permits construction of another 50 units for a total of 80 per year, provided they are multi-family units renting at a moderate price: affordable for people who earn up to 160% of Sonoma County’s average median income (AMI) per year. Currently, families of four earning between $101,000 and $134,000 annually would qualify. Units will be funded entirely by developers, requiring no taxpayer funding or funds intended for Affordable Housing.

Additionally, with this measure the City Council could require these units to be included in proposed developments. The Council could also require developers to include a balance of income levels (up to 160% AMI), and could give local residents and employees preference in renting.

Any buildings constructed with the new multi-family allotment will still be subject to zoning regulations and design review, intended to ensure that they are appropriately located, attractive, and in scale with surrounding structures.

Measure P will help the City of Healdsburg address the housing needs of families, our workforce, and older adults wishing to downsize and continue to live in Healdsburg. It will make possible a mix of market rate, affordable and middle-income housing in future developments. It does so while keeping in place all of our current affordable Housing programs.

HEALDSBURG CITY COUNCIL HEALDSBURG CITY COUNCILs/ Shaun McCaffery s/ Leah Gold

— Sonoma County ROV (Sample Ballot)

Arguments AGAINST

NO ARGUMENT WAS SUBMITTED AGAINST MEASURE P

— Sonoma County ROV (Sample Ballot)

Replies to Arguments FOR

 

— Sonoma County ROV (Sample Ballot)

Read the proposed legislation

Proposed legislation

ORDINANCE AMENDING SECTION 17.24.020 OF CHAPTER 17.24 OF TITLE 17 OF THE CITY OF HEALDSBURG MUNICIPAL CODE PROVIDING FOR AN INCREASE IN THE NUMBER OF ANNUAL BUILDING PERMITS THAT MAY BE ISSUED PER YEAR

WHEREAS, in the November 2000 election, the Healdsburg voters approved a residential growth management initiative that limits permits for the construction of new residential units in the City of Healdsburg (“City”) to an average of thirty (30) units per year, not to exceed ninety (90) units in a three-year period (the “GMO”); and

WHEREAS, the GMO is codified in the City’s Municipal Code at Chapter 17.24; and

WHEREAS, since the passage of the GMO in 2000, the cost of housing has significantly increased in Healdsburg, exacerbating a shortage of available housing that is affordable to working families in the community, and a lack of housing options for community members in different stages of their lives and with different lifestyles; and

WHEREAS, even further exacerbating this housing shortage, in 2017, wild- fires swept Sonoma County, destroying hundreds of homes and entire neighborhoods; and

WHEREAS, Healdsburg has a particular shortage of rental housing available to community members in the “missing middle,” meaning they earn between 120% and 160% of the Sonoma County Area Median Income; and

WHEREAS, there are currently no programs in the City to make housing more available to those who fall into the “missing middle”; and

WHEREAS, Healdsburg needs additional rental housing for other members of the community who earn up to 120% of the Sonoma County Area Median Income; and

WHEREAS, the City Council has an interest in the development of rental housing that is available to residents and families of mixed income levels; and

WHEREAS, in light of the above, the City Council directed staff to study a potential amendment to the City’s Growth Management Ordinance and City staff presented the City Council with the proposed “ORDINANCE AMENDING SECTION 17.24.010 OF CHAPTER 17.24 OF TITLE 17 OF THE CITY OF HEALDSBURG MUNICIPAL CODE PROVIDING FOR AMENDING THE GROWTH MANAGEMENT ORDINANCE TO ALLOW PERMITTING OF AN ADDITIONAL FIFTY (50), ON AVERAGE, UNITS OF HOUSING PER YEAR, NOT TO EXCEED ONE-HUNDRED AND FIFTY (150) UNITS IN A THREE YEAR PERIOD," attached hereto and incorporated herein by reference as Exhibit “A” (the “GMO Amendment Ordinance”), which would allow for the permitting of an additional fifty (50), on average, units per year, not to exceed one-hundred and fifty (150) units in a three year period, of multi-family rental units, that would be subject to a regulatory agreement with the City requiring that the units be rented to tenants earning no more than 160% of the Sonoma County Area Median Income; and

WHEREAS, pursuant to the California Environmental Quality Act (“CEQA”), the City has caused to be prepared an addendum to the Environmental Impact Report (“EIR”) for the City’s General Plan that examines whether the GMO Amendment Ordinance, attached as Exhibit A, would present any new or substantially more significant environmental impacts than those already examined in the General Plan or would otherwise require a subsequent or supplemental EIR pursuant to CEQA Guidelines section 15162; and

WHEREAS, the addendum to the General Plan EIR concludes that the GMO Amendment Ordinance, attached as Exhibit A, would not have any new or substantially more significant environmental impacts than those already examined by the General Plan EIR, nor would it otherwise require a subsequent or supple- mental EIR pursuant to CEQA Guidelines section 15162; and

WHEREAS, a general municipal election consolidated with the statewide general election to be held on Tuesday, November 6, 2018, has been called and pursuant to Government Code Section 53724 and Elections Code Section 9222, the City Council desires to submit the GMO Amendment Ordinance to the qualified electors of the City of Healdsburg at the consolidated election.

NOW, THEREFORE, THE PEOPLE OF THE CITY OF HEALDSBURG DO ORDAIN AS FOLLOWS:

SECTION ONE. AMENDING SECTION 17.24.020 OF CHAPTER 17.24 OF TITLE 17 OF THE CITY OF HEALDSBURG MUNICIPAL CODE. Section 17.24.020 of Chapter 17.24 of Title 17 of the City of Healdsburg Municipal Code titled “Annual building permit allocations” is hereby amended in its entirety to read as follows with added language shown underlined:

17.24.020. Annual building permit allocations.

A. Subject to the exclusions listed in HMC 17.24.030, permits for the construction of new residential units within the incorporated boundaries of the City shall be limited to an average of 30 units per year and in no case shall exceed 90 for any three-year period.

B.  In addition to the 90 units permitted by HMC 17.24.020(A), a maxi- mum of 50 units per year, on average, not to exceed 150 units in a three-year period, may be permitted so long as the additional units are:

          1. Multifamily rental units;

          2. Subject to a regulatory agreement with the City requiring that the units be rented to tenants earning no more than 160% of the Sonoma County Area Median Income, adjusted for household size appropriate for the unit.

The maximum of 50 units subject to this subsection (HMC 17.24.020(B)) shall not be subject to the provisions of HMC 20.20.030.

C. The initial three-year period shall begin as of the effective date of this chapter, January 1, 2001, and terminate December 31, 2003, and each successive three-year period shall apply to units permitted by HMC 17.24.020 (A) and (B).

SECTION TWO. SEVERABILITY. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance and the application of such provision to other persons or circumstances shall not be affected thereby, and to this end the provisions of this ordinance are declared to be severable.

SECTION THREE. CODIFICATION. Section One of this ordinance shall be codified in the City of Healdsburg municipal code. Sections Two, Three, Four, and Five of this ordinance shall not be codified.

SECTION FOUR. COMPLIANCE WITH CEQA. No substantial changes are proposed to the GMO Ordinance which require major revisions to the General Plan EIR in accordance with State CEQA Guidelines Section 15162. In accordance with Section 15164, the City Council considered an addendum to the General Plan EIR prepared for the GMO Amendment Ordinance in connection with placing this GMO Amendment Ordinance on the ballot. A copy of the addendum to the General Plan EIR is on file with the City Clerk. The City Council determined that the proposed GMO Amendment Ordinance would not have any new or substantially more significant environmental impacts than those already examined in the General

Plan, nor would it otherwise require a subsequent or supplemental EIR pursuant to CEQA Guidelines section 15162, because the potential increase in residential growth authorized would be within that anticipated in the General Plan and evaluated in the General Plan EIR.

SECTION FIVE. EFFECTIVE DATE. This ordinance may be approved by a majority vote of the City of Healdsburg electorate voting on the measure at the November 6, 2018 election. If this ordinance is approved by the City of Healdsburg electorate as outlined above, then this ordinance shall become effective ten (10) days following the date the vote is declared by the City Council in accordance with Elections Code §9217.

IT IS HERBY CERTIFIED that the foregoing Ordinance was APPROVED by the following vote of the People of the City of Healdsburg on November 6, 2018:

Yes:___________ No:___________ Total:___________

IT IS HEREBY FURTHER CERTIFIED that the foregoing Ordinance was adopted by Declaration of the November 6, 2018 election results by the City Council of the City of Healdsburg at a meeting held on _________________, 2018, by the following vote

AYES: Councilmembers: ( ) NOES: Councilmembers: ( ) ABSENT: Councilmembers: ( ) ABSTAINING: Councilmembers: ( )

SO ORDERED:

_____________________________ Mayor

ATTEST:

_____________________________ City Clerk

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