Commentary: Why I’m Voting Yes on Measure R

As a member of Healdsburg’s Community Housing Committee, I had the honor of getting to know many community members. It was striking to me that people who already had secure housing themselves were so invested in finding solutions for other people to live in Healdsburg. The pluralism of ideas shared inside committee meetings and on the streets amongst neighbors has been inspiring.
As we studied all the issues that led to Healdsburg’s current predicament, we discussed how we could move forward to ensure more state defined affordable housing would be built. It became clear that we had a group of people whose incomes were too high to qualify for affordable housing, but not enough to get financing for our current and steadily rising market rate housing. The current cost of buying a house was out of the question for most people. The consensus was that we needed to do something to help support this “missing middle” group in addition to people in the affordable housing category.
In our meetings there was a theme amongst retired folks in the community of wanting to age in place and downsize. Young people were interested in apartments or more creative live/work spaces. Secondary dwelling units were popular across all age groups. There was enthusiasm for the tiny house movement. After research and consideration, the realization was that as charming as tiny homes seem, it is impractical to use Healdsburg’s small amount of undeveloped land in such an inefficient way. In order to maximize the opportunity for all the people wanting smaller living, building homes that were “affordable by design” (850 square feet or less) and in higher density would be necessary.
Why higher density? Besides it being a more efficient use of land and the inclusionary housing requirement creating more affordable housing with each additional unit being built, in the end it all came down to cost and benefit. At a community housing forum, we learned from a panel of nonprofit and for profit housing developers and finance professionals that under the current regulations in Healdsburg, for development companies to build multi-unit buildings, it was not feasible to obtain construction financing or operate cost effectively unless at least 40 units were built together. What was financeable, profitable and easy for builders were large, luxury homes. Hence, the reason we have seen zero apartment buildings built over the last 16 years, since the Growth Management Ordinance (GMO) was enacted, is because of the way allocations work and how many become available on a yearly basis. With only 30 allocations available each year, the GMO makes multi-unit housing impossible for builders to develop at a profit. I left this meeting with a strong impression that building a variety of housing types was impossible with our current regulations. We needed to make a change.
One of the most damaging consequences of the GMO has been higher density housing not being built. Nearly all allocations used within the past 16 years have been for single family homes, which make up approximately 80 percent of Healdsburg’s housing stock. The need for diversity in housing types available has continually been reiterated by the community. In order to make the will of the people a reality, it is absolutely essential that we increase the 30 unit per year cap on housing allocations. Measure R will allow developers to be financed and move forward with plans to build the type of housing our community is seeking. The Housing Action Plan (HAP) will be the tool we use to make sure Healdsburg gets the housing it needs.
After Measure R passes, smaller efficient housing is a likely result. It is a likely scenario that rental apartments will become available, 70 percent of them at market rate prices (which is needed to subsidize the affordable units), 15 percent at state defined affordable housing rates and another 15 percent targeted at the “missing middle” income category. The 30 percent of affordable housing would be deed restricted, meaning it will be legally protected and required to continue to be housing for people within these specific income categories in the future. It cannot simply go to the highest bidder (like all of the private homes we see our neighbors selling to supplement their retirements as they move to less expensive communities). Measure R is a way for our city to adjust regulations, with voter approval, to help our community meet the housing goals we have collaboratively defined.
I am voting YES on Measure R and truly hope you do the same for these reasons:
For each unit built (in developments with at least four units), the percentage of affordable housing builders are required to build doubles from the current 15 percent to 30 percent.
There is a local preference clause, to house people who have lived or worked in Healdsburg for the past three years.
The undeveloped mixed-use land parcels available in Healdsburg deserve the opportunity to become housing developments rather than tourist oriented businesses.
The Housing Action Plan (HAP) provides developers with clear direction on the housing our community would like.
Policies to encourage infill by making secondary dwelling units (SDUs) permits to scale per square foot rather than the current flat fee assessed, which is comparable to single family homes.
City staff, housing committee members, council members and most importantly local community members spent the past two years thoroughly researching and participating in a democratic process to study our housing problem and propose solutions.
Please join me in educating your friends and neighbors on Measure R. If I or the many Measure R supporters before me have not convinced you, then continue to educate yourself. City officials, council members and housing committee members welcome inquiries and want to ensure we have a well-educated voter base.
Eight of 9 housing committee members, 4 of 5 current city council members, 5 of 6 city council candidates, the Healdsburg Tribune and The Press Democrat all support Measure R. Be a part of the majority. Be on the right side of Healdsburg’s history. Vote Yes on Measure R.
Erica Whisney is a Healdsburg resident