The facts on Healdsburg’s GMO

There’s been tremendous concern lately about what Healdsburg should do about the voter-adopted Growth Management Ordinance (GMO). People have packed council chambers expressing their concerns about the cost of housing. There’s no denying that we live in a very desirable community, which means demand for housing is high.
The city has been holding meetings about possible revisions to the GMO. We’d like to take a few moments to review some lesser-known facts about the existing GMO and what the best future path might be.
The city commissioned a survey by FM3 Research, at a cost of $25,000. Poll results indicated housing was of great concern to the majority of those surveyed; the biggest concern being the lack of affordable housing for working families. The poll also attempted to measure potential support for a November ballot initiative.
No one would disagree that Healdsburg needs a variety of housing options. Nor would anyone disagree that the GMO should be reviewed periodically to ensure it accomplishes its intended goals. The GMO’s current limits on market rate housing are 30 units per year. City leaders are considering increasing this limit to 45 residential units per year; a 50 percent increase in market rate (or above) market residential development.
Seventy percent of polled residents are aware of the GMO. A majority view it positively. 51 percent of those polled feel Healdsburg is growing at about the right pace. However, 32 percent of people feel the city is already developing too fast.
The problem with the poll is, in describing the GMO, one very important detail was left out. The current voter-adopted GMO exempts low income and affordable housing, commercial development and granny units. There have never been any limits on the number of these units allowed.
Given the overwhelming concern of citizens is the cost and availability of affordable housing, this was essential information that people be reminded of the affordable housing exemption. How many of those surveyed would have a different answer to the question of modifying the GMO to help provide more affordable housing? The background of the GMO as described in the survey makes no mention of this exemption; it only mentions 30 units per year. This misleading framing of the question likely resulted in a misreading of public sentiment on this issue. Had the question been fully accurate, the results would have been different. For people to make an informed decision, they deserve all the facts, especially if we’re spending taxpayer money to get these results.
The survey’s misleading ballot measure language asked “to limit new residential development to 1 percent of existing market-rate housing.” This would result in a 50 percent increase. Furthermore, it employs vague rhetoric like suggesting “a specified level of new development permits be reserved for housing affordable to working families.” This doesn’t specify if these are additional allocations, if they are included in the 45 units or the affordable housing component. Depending on the details, this could result in development far exceeding the limits proposed to voters.
Affordable housing is not solely a Healdsburg problem; every Sonoma County city is struggling with this, without GMOs. Therefore, the problem cannot be caused by GMOs alone; it must lie elsewhere. The answers lie elsewhere as well.
Clearly, the only way to create and maintain affordable housing is for private citizens, business, and government to work together. That hasn’t happened yet.
The original GMO was overwhelmingly approved by voters in 2000. Its goals have always been the same; to provide a mix of housing, to facilitate and encourage the creation of affordable housing and to ensure a rate of growth Healdsburg can effectively absorb. Nothing in the current GMO prevents this.
According to the survey, a majority of people are happy with the way the current GMO works. The number one concern people have with any change to the GMO is the potential for increased development. While periodic review may be necessary, opaque changes which destroy the effectiveness of a publicly supported GMO are not the answer.
Jim Winston has been active in Healdsburg housing policy issues for more than 20 years. He drafted and passed Healdburg’s original Growth Management Ordinance in 2000.