Healdsburg Measure O: Arguments For, Against

HEALDSBURG, CA — For the last several months, Healdsburg City Council has been discussing what steps could be taken to provide more affordable housing units. Now it's the voters' turn to have their say.

Measure O puts this question before voters: "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?"

A simple majority vote of at least 50 percent is needed for the measure to pass. If that happens, it will go into effect 10 days after the election results are certified. To amend or repeal the ordinance, a public vote at a general or special election would be required.

According to an impartial analysis by Healdsburg City Attorney Samantha Zutler, Measure 0 would not authorize any additional units. By placing Measure O on the ballot, the City Council sought to encourage the construction of multifamily units by exempting such units from the restrictions of the GMO but keeping the restrictions in place for single-family home construction.

The areas of the Healdsburg Avenue corridor that would be exempted are from North Street up to the Community Center, the area around the historic rail depot on Hudson Street, and the South Entry Area.

The GMO was first adopted by Healdsburg voters in 2000 to limit the number of building permits issued by the city to an average of 30 per year and not to exceed 90 in three years.

In 2018, voters passed Measure P, which amended the GMO to allow the city to issue an additional 50 building permits per year, on average, to multi-family, income-restricted rental units. In 2020, voters further amended the GMO to allow the 50 units per year, on average, authorized in 2018 to be offered for sale, as well as for rent.

The city attorney said that in the six years following Measure P's enactment, the city issued 12 building permits for middle-income, multifamily housing units as part of a larger development.

Goals Of The Ballot Measure

At a community meeting held June 26, city staff members reported that Healdsburg home prices went up 28 percent from 2019 to 2024. While the income needed to buy the median house in Healdsburg is approximately $190,000, nearly a third of jobs in the city pay wages that qualify for affordable housing.

No market-rate multi-family housing of five units or more has been built in the city in nearly 25 years, according to city staff. This has resulted in a 5 percent decline in working households residing in Healdsburg and an 11 percent decline in school enrollment from 2019 to 2024.

The goals of Measure O are to:

• Encourage housing by allowing additional unit production in certain geographic areas zoned for multi-family housing.
• Increase inclusionary housing. Under the city's existing policies, 20 percent of new construction—every fifth unit—is affordable.
• Free-up funding and programs. The production of inclusionary units could potentially free up city affordable housing funds for other essential programs, such as homeownership initiatives.

City Council Statement In Support Of Measure

At a June 17 meeting, the City Council placed the proposed measure on the November ballot.

All five City Council members — Healdsburg Mayor David Hagele, Vice Mayor Evelyn L. Mitchell and Council members Ron Edwards, Chris Herrod and Ariel Kelley — unanimously support the measure and issued the statement below:

"For most of Healdsburg's middle-class residents, the cost of housing is increasingly out of reach. By creating more housing options for local families, Measure O will ensure the people we rely on every day - teachers, nurses, peace officers, firefighters and essential workers who help make Healdsburg a thriving community - can afford to live in the city they serve.

"Since the passage of the Growth Management Ordinance in 2000, almost no middle-class housing has been built. Middle-class housing is an essential ingredient for a healthy local economy - allowing local businesses like Big John's Market, Costeaux Bakery, and family-owned wineries and related businesses to attract and retain employees. Housing is a necessity to help healthcare providers like Alliance Medical Center and Healdsburg Hospital attract doctors, nurses, and other healthcare workers.

"Measure O makes small but meaningful changes to Healdsburg's housing policies to make housing more affordable, equitable, and sustainable for our community. Prioritizing middle-class, multi-family homes helps prevent luxury hotels and high-end housing from being the only things that get built.

"Voting 'Yes' on O protects what we love about Healdsburg, preserves our downtown's quaint character, and will not impact the area surrounding the plaza or existing residential neighborhoods. Measure O prioritizes water-smart, multi-family homes, respects our growth boundaries, prevents urban sprawl, and does not allow any new housing in sensitive environmental areas.

"Measure O is unanimously supported by the Healdsburg City Council and endorsed by Assemblymember Jim Wood, Supervisor James Gore, Corazon Healdsburg, Alliance Medical Center, Reach for Home, Healdsburg 2040, Healdsburg Chamber of Commerce, Generation Housing, Teamsters Local 665, SEIU and many local Healdsburg community members."

Opponents File Rebuttal

"Opponents of the measure —Healdsburg resident Dan Pizza, former Healdsburg Mayor Brigette Ann Mansell, Ashlyn Henderson of Henderson Realty, Healdsburg City Council Candidate Linda Cade, and Bruce K. Abramson — filed a rebuttal to the City Council's statement:

"Measure O is flawed. Of course Healdsburg needs more "middle income" or "workforce housing," but this lifting of our voter-approved growth management ordinance along the Healdsburg Avenue Corridor is an extreme approach. Measure O provides neither assurances nor requirements that developers will actually build this so-called "Missing Middle" housing.

"Why is our City Council choosing unlimited housing growth, requiring no annual growth limits, and allowing uncertain housing pricing on this two mile corridor of Healdsburg Avenue?

"Transparency and trust are missing. Why hasn't the City informed residents of its preferences for increasing zoning from 16 units to 45-65 units per acre in this corridor? What will be the impacts of such housing densities? How many units "could" be built? Any zoning changes made would not require a developer to build workforce/middle income housing. In fact, there is higher likelihood developers will build more profitable luxury condos.

"Our town is a small town, so why not start small? Why not approach this challenging goal of creating more middle-class housing units in a measured, directed manner? The unintended consequences of uncontrolled housing growth will forever affect the character, charm, and livability of our unique small town.

"We support a modest, affordable growth plan in limited areas (such as the SMART train depot) with reasonable annual growth. More "guardrails" are needed to guide this important goal of creating housing for our vital working people, our middle-class families.

"Without the How, we must Vote No on Measure O. "

Argument Against Measure O

Stop uncontrolled growth.

"Healdsburg residents voted overwhelmingly in 2000 to pass an ordinance to limit annual housing growth. Residents were asked to lift these restrictions in 2016, and once again, overwhelmingly voted to keep housing growth limitations in place. With Measure O, Healdsburg residents are now being asked again to lift all annual growth restrictions for multi-family housing in areas that include the Healdsburg Avenue corridor and 88 acres of riverfront property by Memorial Bridge. Healdsburg cannot sustain such growth. This would add to traffic, reduce parking and further tax our already limited resources, such as water. The measure would also change the small-town character of Healdsburg as it excludes any single-family housing to be built in the designated areas yet allows unlimited ultra-luxury condos.

"Every city in Sonoma County is struggling with how to deal with affordable housing, and Healdsburg is no exception. Don't be confused by politicians and special interest groups promoting Measure O. The measure contains no actual growth plan. Much time was spent just working on the verbiage to make it attractive to voters. Don't be conned by the claim of "middle-class, workforce housing."

"Healdsburg is building. We have received this year's Prohousing Designation from the State of California. In the past year, Healdsburg has started construction, or completed over 300 housing units at the Mill District project, Enso Village and a 30-unit apartment complex by Memorial Bridge. We also have the 58-unit Dry Creek Commons and two hotels awaiting to break ground. Measure O will not guarantee affordable housing, but it will guarantee large-scale development. The Syar property on the river could be the site of over 1,400 multi-family units. Healdsburg needs to use its open space to better serve the existing community.

"Please vote No on O. Signed: Dan Pizza, resident; Brigette Ann Mansell, former mayor 2018; Ashlyn Henderson, realtor; Bruce K. Abramson; Linda Cade, City Council candidate."

Rebuttal To Argument Against Measure O

The following rebuttal was filed by Measure O supporters California state Assembly Speaker Pro-Tem Jim Wood; Sue Labbe, CEO of Alliance Medical Center; Marcy Flores, executive director of Corazon Healdsburg; and William K. Seppi, president/CEO of Costeaux French Bake.

"The opponents of Measure O claim it has flaws, but they also hide the massive problems with Healdsburg's current housing legislation.

"Fact: For 24 years, under the Growth Management Ordinance our community has built almost exclusively two types of housing - low-income rentals and luxury homes and hotels - closing the door on middle-class rentals and home-ownership. This is the real legacy of the GMO. We can't keep doing more of the same and expect different results.

"Fact: Measure O encourages homes everyday Healdsburg residents can afford, in areas that make sense for our town. It was transparently developed through years of community input, and with insights from housing policy experts who are laser-focused on middle-class homes, environmental sustainability, and quality of life in Healdsburg.

"Fact: Measure O allows measured, sensible growth - and is the real solution to our friends and neighbors being priced out of a town we love. Today, just 15% of people who work in Healdsburg live here. Despite opponents' vague assertions, Measure O allows exactly the types of homes we need so the nurses, teachers, and first responders we rely on, can call Healdsburg home.

"Opponents of Measure O use the same decades-old fear-mongering and vague insinuations that created our housing crisis in the first place, while refusing to accept their responsibility for our current situation. They ask you to believe that doing more of the same will create different results.

"Reject the tired tactics of fear and misinformation and vote 'Yes' on Measure O for the housing we need. www.YesOnOYesForHomes.com."

ALSO SEE: Healdsburg Election Guide: What’s On The Ballot, What To Know