Healdsburg City Council
September 16, 2024

A. The proposed map and its design and improvements are consistent with the general plan and any applicable specific plan.

Tentative Parcel Map Application SBDV 0003-2024 for Lot 1 of the Final Map of the Mill District identifies one common area parcel, two exclusive use common area parcels and three air space parcels: Parcel 1 – Hotel (1st – 4th Floor); Parcel 2 – Condos (2nd – 4th Floor) ; and Parcel 3 _ Retail (1st Floor), as well as an exclusive use common area in favor of Parcels 1 and 2 for the pool facilities and an exclusive use common area in favor of Parcel 1 for the restaurant patio on the 1st Floor . The Tentative Parcel Map is consistent with the intent of the Mixed Use land use classification in the Healdsburg 2030 General Plan and the Central Healdsburg Avenue Plan (CHAP). The subdivision will allow for a condominium plan to establish separate ownership of the retail space, hotel, and hotel investment suites in the Mill District Hotel project.

B. The site is physically suitable for the type and proposed density of development.

Lot 1 of the Final Map of the Mill District is 1.4 acres in size and, as demonstrated by the Plan Set submitted for Major Design Review (DR 0005-2024) for the Mill District Hotel project on Lot 1, the site can accommodate the type and density of proposed uses.

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C. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The Mill District Hotel project would have no impact on fish or wildlife or their habitat. The project will be required to comply with all relevant mitigation measures of the Mitigation Monitoring and Reporting Program for the Mill District Project, as set forth in the Mill District Project CEQA Determination and adopted by the City Council.

D. The design of the subdivision and the type of improvements are not likely to cause serious public health problems.

The Environmental Checklist for the Mill District Project and the CHAP EIR evaluate potential impacts to public health including air quality impacts, noise impacts, hazards and hazardous materials, and wildfire. These analyses concluded that the Mill District Project will not result in public health hazards.

E. The design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

There are no existing or proposed public access easements on Lot 1.

F. Unless otherwise provided by the Subdivision Map Act, the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.

The design of the subdivision provides for solar access and allows for passive or natural heating and cooling opportunities for the Mill District Hotel project on Lot 1.

BE IT FURTHER RESOLVED, the Planning Commission recommends that Tentative Parcel Map SBDV 0003-2024 shall be subject to all applicable mitigation measures in the Mill District Project CEQA Certificate of Determination attached hereto as Exhibit C; and BE IT FURTHER RESOLVED that if the Fourth Amendment to the Development Agreement (DA 2018-01.04), as approved by the City Council, includes provisions that necessitate additional Conditions of Approval to achieve consistency with the Development Agreement, such amendments shall be imposed by the community development director as minor amendments and shall not require Planning Commission review and approval.

DULY AND REGULARLY ADOPTED by the Healdsburg Planning Commission on the 27th day of August 2024, by the following vote:

AYES: Barber, Gerlach, Hunt, Luks, McKay, Pearlman
NOES: None
ABSENT: Wood
ABSTAIN: Hunt
APPROVED: ATTEST:
___________________________ _____________________________ Conor McKay, CHAIR Scott M. Duiven, SECRETARY

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-16 Page 5 of 13
EXHIBITS:

A. Lot 1 Tentative Map (SBDV 0003-2024)
B. Conditions of Approval
C. Mill District CEQA Certificate of Determination

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Packet Pg. 564 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Exhibit A
MILL DISTRICT LOT 1 TENTATIVE MAP
PC Resolution No. 2024-16 Page 6 of 13

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Packet Pg. 565 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative © ● NORTH TE L (707) 542-6451 FA X (707) 542-5212 15 TH I RD STR EE T , SAN TA RO SA, CA 95401 CI VI L EN G I NE E R S UR BAN PLA NN ER S LAN D SU R V EY O R S LA N D SCAP E ARC H ITECT S LEGEND

VICINITY MAP
NTS

BASIS OF BEARINGS

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Packet Pg. 566 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) © ● NORTH TE L (707) 542-6451 FA X (707) 542-5212 15 TH I RD STR EE T , SAN TA RO SA, CA 95401 CI VI L EN G I NE E R S UR BAN PLA NN ER S LAN D SU R V EY O R S LA N D SCAP E ARC H ITECT S

AIRSPACE PARCEL KEY
LEVEL 4
LEVEL 3
LEVEL 2
LEVEL 1

SECTION A-A

SECTION B-B
LEGEND

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Exhibit B

CONDITIONS OF APPROVAL
Mill District Project
Tentative Subdivision Map Application SBDV 0003-2024
Lot 1 of the Final Map of the Mill District
(APN: 002-870-002)
The following conditions are required for Tentative Map Application SBDV 0003-2024 for Lot 1 of the Final Map of the Mill District ("Project"). Applicable conditions that are carried forward from the City Council's approval of Tentative Subdivision Map TM 2017-01 for the Mill District Project, per City Council Resolution No. 42-2019, are shown in italicized text.

General

1. This specific approval is limited to the Tentative Map SBDV 0003-2024 and is not intended to serve as an approval of the overall project description that was submitted with the parcel map application.

2. This Tentative Map approval shall become effective concurrent with the effective date of an ordinance adopted by the City Council approving the Fourth Amendment to the Development Agreement (DA 2018-01.04) which relocates the residential amenity from Lot 1 to Lot 5 and which authorizes 12 condominium parcels for hotel investment suites on Lot 1.

3. If the Fourth Amendment to the Development Agreement (DA 2018-01.04), as approved by the City Council, includes provisions that necessitate additional Conditions of Approval to achieve consistency with the Development Agreement, such amendments shall be imposed by the community development director as minor amendments in accordance with Healdsburg Municipal Code section

17.04.160.

4. This approval is based upon all conditions of approval set forth herein, including mitigation measures and specified plans and agreements included by reference, as well as all applicable City rules and regulations. Any deviations from the conditions must be reviewed and approved by the City for conformity with this approval. Deviations may require approved changes to these approvals and/or further environmental review. Deviations without the above-described approval will constitute a violation of permit approval.

5. Except as specifically authorized in these conditions of approval, the grading, development, use, and maintenance of the property; the size, shape, arrangement, and location of the structures, parking areas and landscape areas; and the protection and preservation of resources shall be subject to Planning Commission approval and shall conform to the conditions of approval below. The property and any portions thereof shall be sold, leased or financed in compliance with the conditions of approval thereto, including all related covenants and agreements. All plans and agreements (such as landscape maintenance plans) required pursuant to these conditions of approval must be submitted for review and approval and shall be implemented as approved by the City.

6. The use and/or construction of any structures or improvements authorized by this approval shall not commence until all necessary planning and building permits pertaining to the use or construction in question are obtained. Before any grading or building permit will be issued by the city, the Owner/Applicant must obtain written clearance from all departments having conditions; such clearance shall indicate that the Owner/Applicant has satisfied all pre-construction conditions.

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7. The Owner/Applicant's acceptance of this permit and/or commencement of use, construction and/or operations under this approval shall be deemed acceptance of all conditions of this approval by the Owner/Applicant.

8. All site and Project development must occur in conformance with the previously-certified Central Healdsburg Avenue Plan Environmental Impact Report (CHAP EIR) identified for the approval of Mill District Project land use application numbers TM 2017-01, DA 2018-01, CUP 2017-12, MISC 2017-01 and HT 2017-02 (together, the "Project Approvals", and the adopted Mill District Project Certificate of Determination and the Mitigation Monitoring and Reporting Program for the Project that is attached thereto (the "Project MMRP").

9. The Owner/Applicant shall follow all recommendations of the following Technical Appendices attached to the Mill District Environmental Checklist:
• Mill District Air Quality and Greenhouse Gas Assessment, prepared by Illingworth and Rodkin, Inc., dated April 17, 2018, as amended on November 8, 2018. • Biological Technical Memorandum for the Mill District Project, prepared by WRA Environmental Consultants, dated December 10, 2018.
• Traffic Impact Study for the Mill District and Addendum, prepared by W-Trans, dated March 1, 2018, as amended on December 11, 2018.
• Historic Resource Evaluation of the Property Located at 146 Healdsburg Avenue, Healdsburg, Sonoma County, CA, prepared by Evans & DeShazo, dated October 16, 2017. • Historic Resource Evaluation of the Property Located at 164 Healdsburg Avenue, Healdsburg, Sonoma County, CA, prepared by Evans & DeShazo, dated October 27, 2017. • Mill District Environmental Noise and Vibration Assessment, prepared by Illingworth & Rodkin, dated March 21, 2018, as amended on August 3, 2018 and December 7, 2018. • Mill District Tree Survey and Protection Plan, prepared by WRA Environmental Consultants, dated August 3, 2018.

10. The Owner/Applicant shall ensure that potential contractors are aware of City requirements. The Owner/Applicant shall notify all contractors and subcontractors in writing of the site rules, restrictions, and Conditions of Approval and submit a copy of the notice to the Planning Department.

11. All construction-related vehicles, equipment staging, and storage areas shall be located onsite and outside of the road and highway right of way, unless otherwise agreed to by the Director of Public Works. The Owner/Applicant shall provide all construction personnel with a written notice of this requirement and a description of approved parking, staging and storage areas. The notice shall also include the name and phone number of the Owner/Applicant's designee responsible for enforcement of this restriction. Designated construction personnel parking, equipment staging, and storage areas shall be depicted on Project plans submitted for building permit applications. All City Department comments on the Project are required to be met to the Department's satisfaction.

12. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or officers and employees from any claim, action or proceeding against the City or its agents, officer or employees, to attack, set aside, void, or annul, in whole or in part, the City's approval of this Project, except as to any claim action or proceeding submitted or initiated by Owner/Applicant. Such defense shall be in accordance with Section 6.6 of the Development Agreement for the project, (the "Development Agreement") that was approved by the City Council on April 1, 2019.

13. This approval does not confer legal status on any existing structure(s) or use(s) on the property unless specifically authorized by this approval.

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14. The cover sheets of all building permit and grading permit drawings for the Project shall be required to include documentation of the developer's commitment that all diesel-powered portable equipment on the Project site will meet EPA particulate emissions standards for Tier 4 engines or the equivalent for construction of the Project.

15. During any grading or construction activities on the site, the contractor shall implement the following best management practices that are required of all projects:
(a) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. (b) All haul trucks transporting soil, sand, or other loose material off-site shall be covered. (c) All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
(d) All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph). (e) All roadways, driveways, and sidewalks shall be paved in a timely manner with no undue delay. Building pads shall be laid immediately after grading unless seeding or soil binders are used.
(f) Idling time of construction equipment shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations (CCR)). Clear signage shall be provided for construction workers at all access points.
(g) All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in property condition prior to operation. (h) Prior to issuance of a grading permit, the property owner shall post a publicly visible sign with the telephone number and person to contact at the Planning Department regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations.

16. The cover sheets of all building permit and grading permit drawings for the Project shall be required to include documentation of the developer's assurance that there shall be no pile driving on site.

17. The Final Map shall be filed within two years from the date of approval of the tentative map or an extension of time shall be requested prior to the expiration date.

18. Prior to recordation of the Final Map and subject to City approval as to form and content, the Owner/Applicant shall include all of the mitigation measures and conditions of approval associated with or required by this Project approval on a separate informational sheet(s) to be recorded with the Final Parcel Map. All applicable conditions and mitigation measures for the Project shall be printed on grading and/or building plans.

19. If the Tentative Map is proposed to be revised, including revisions to these conditions of approval, the revisions shall be approved pursuant to and in accordance with Chapter 17.04 of the Healdsburg Municipal Code.

20. This approval is subject to the terms and conditions of the Development Agreement. If any of these conditions of approval is in conflict, or is inconsistent, with any term or conditions of the Development Agreement for this Project, then the Development Agreement shall control.

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Community Development Department

21. The Final Map submitted for review and approval by the City shall be substantially consistent with Tentative Map SBDV 0003-2024.

22. Prior to City approval of the Final Map, the Owner/Applicant shall submit to the City any related modifications to the covenants, conditions, and restrictions (CC&Rs) for the Project that are necessary to ensure conformity with "Planning & Building Department Condition #5" of Tentative Map 2017-01 as set forth in City Council Resolution No. 42-2019. The updated CC&Rs shall be subject to prior review and approval of the City Attorney.

Public Works

23. Fees
a. All public works plan check and development impact/capacity fees will be calculated and assessed, and due payable at building permit issuance.

24. Final Map
a. The Final Map shall be prepared in accordance with the State Subdivision Map Act, the City's Subdivision Ordinance and City's Public Works Standard Specifications and Details. All parcel or lot boundary dimensions and bearings shall be shown on the Final Map with all parcel or lot corners delineated by durable monument.
b. Prior to approval, the Final Map requires technical review and approval by the City's contract land surveyor.
c. Prior to issuance of any construction permits for structures, the applicant shall submit an application for a Final Map for condominium purposes, obtain City approval of the Final Map, and the map shall be filed with the filed with the County Recorder’s Office.

25. Dedications
a. The project is responsible for dedicating all necessary right of way and public easements either on the final map, or via separate easement deed documents, as determined by the City Engineer.

The applicant is responsible for preparing all dedication documents. b. Vacate any unnecessary easements on the final map, as determined by the City Engineer and/or Utilities Director.

26. Low Impact Development/SWPPP
a. The project shall be designed and constructed in accordance with the City's low impact development regulations.
b. Final, construction level, low impact development storm water calculations and plans are required with the submittal of the building permit application construction documents, for both the on-site and off-site areas. This shall include the final SWLID determined worksheet, signed by the applicant.
c. Any trash areas shall be enclosed, covered, plumbed to the sewer and shall not allow stormwater run-on or run-off into/away from the enclosure area.
d. The Applicant shall submit a maintenance declaration for storm water BMPs, using the City’s template, to the City Engineer for review and approval for post construction storm water treatment items. The agreement shall be recorded prior to issuance of the first certificate of occupancy.

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27. Interior Streets and Parking
a. An encroachment permit from the Public Works Department shall be required for any work done within the public right-of-way, public easement or on public utility.

28. Utilities
a. The Applicant shall submit domestic water use demands with submittal of construction drawings to determine the necessary water service and meter sizes. b. Individual water meters and utility accounts are required for all condominium and common parcels.
c. Water sub-meters and a water sub-metering agreement are required for all condominium units, to be determined with the future construction drawings prior to building permit issuance. d. Individual water meters and utility accounts are required for each commercial tenant, to be determined in the future. Backflow prevention will be required for commercial units. e. Combined sewer laterals shall be 6-inches diameter or larger and are allowed for the mixed-use area. Maintenance declarations and easements for any shared sewer laterals are required to be established and recorded prior to final inspection.
f. All new on-site water supply, storm drain, and sanitary sewer lines shall be privately owned and maintained.
g. Locations of all utilities, including joint trench lines, shall be coordinated with the proposed landscaped plan. Landscaping over utility lines shall be limited to low lying shrubs and ground cover. Additional street pavement restoration will be required in joint trench areas, subject to the approval of the City Engineer.

27. Prior to issuance of the first certificate of occupancy, private maintenance declarations shall be created and recorded for all shared private utilities, streets, driveways, sidewalks, streetlights, drainage, private shared landscaping, EVAs, and all other commonly shared infrastructure. All maintenance declarations shall be reviewed and approved by the City, prior to recordation.

28. The construction of any structures or improvements authorized by this approval shall not commence until all necessary permits pertaining to the use or construction in question are obtained. Before any grading or building permit will be issued by the City, Applicant must obtain written clearance from all departments having conditions and such clearance shall indicate that the Applicant has satisfied all pre-construction conditions.

Fire Department

29. Fire Code: All buildings shall be subject to fire code requirements.

30. Fire Flow: The minimum fire flow and flow duration for buildings other than one- and two-family dwellings shall be as specified in Table B105.1(2). A reduction in required fire flow of up to 50 percent, as approved is allowed when the building is provided with an approved automatic sprinkler system installed in accordance with other sections of this code. the resulting fire flow shall not be less than 1500 gallons per minute for the prescribed duration as specified in Table B105.1.City Ordinance 1157, Section.B105.2

31. Fire Hydrant: Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 250 feet from a hydrant on a fire apparatus access road, as measured by the approved route around the exterior of the facility or building, on-site fire hydrants and fire mains shall be provided where required by the Fire Code Official. City Ordinance 1157, 507.5.1

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32. Fire Hydrant: Fire hydrants shall be located within 100 feet of the FDC, or as approved by the fire code official. City Ordinance 1157, Table C102.1 Footnote g

33. FDC Location: With respect to hydrants, driveways, buildings and landscaping, fire department connections shall be so located that fire apparatus and hose connected to supply the system will not obstruct access to the buildings for other fire apparatus. The location of the fire department connections shall be within 100 feet of a fire hydrant or approved by the fire code official (Also see Section 507.5.1.1). City Ordinance 1157, CFC 912.2

34. A Fire Department approved key box shall be installed at a location approved by the Fire Department.

The box shall contain all keys necessary to gain access and control any fire protection systems or hazardous materials. Applicant shall pay the purchase prices of said box.

35. Construction plans must provide for an acceptable direct access to the pool area for first responders to the satisfaction of the Fire Department (i.e., "man gate" with direct access from north side of the pool fence along Sawmill Circle).

Electric Department

36. Public utility easements (PUE) are required along the street frontages and at various locations within the development. At a minimum Developer will plan for and provide a 5-foot PUE back of sidewalk on the south and west sides of the planned interior streets. Additional PUEs will be required for necessary electrical equipment. The back two feet of the sidewalk may be used for the dry-utility trench, but additional space is needed behind sidewalk, outside of the normal pedestrian and ADA pathway for utility boxes and fixtures. Placing utility boxes in the sidewalk should be avoided.

SMART

37. The Owner/Applicant shall comply with all requirements of Sonoma Marin Area Rail Transit (SMART), as detailed in the attached letter to the City of Healdsburg from SMART, dated August 17, 2017.

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Exhibit C

MILL DISTRICT CEQA CERTIFICATE OF DETERMINATION

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Packet Pg. 574 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 1 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com

CERTIFICATE OF DETERMINATION/COMMUNITY PLAN EVALUATION,

ADDENDUM, AND PROGRAM EIR
Project Description
The project site is located at 146 and 164 Healdsburg Avenue, in City of Healdsburg (City), Sonoma County, California. The project site is located two blocks south of the historic Healdsburg Plaza, which anchors the City’s southern entry gateway and is located at the southeast corner of the new traffic roundabout. The project site is bordered by the Sonoma Marin Area Rail Transit (SMART) railroad (north), Healdsburg Avenue (west), commercial development (east), and Exchange Avenue (south). The project site consists of a former lumber mill with 15 buildings and structures and paved surfaces adjacent to an abandoned hotel on landscaped grounds. The site is accessed via Healdsburg Avenue.

The project is the redevelopment of an area designated for mixed-use development in the Central Healdsburg Avenue Plan (CHAP). As shown on the site plan, 188 units of multi-family housing are proposed; of those, 140 will be “market rate” and 48 will be deed-restricted, single-occupancy rental units targeted for affordability for households with very low and/or low income, as defined by the State of California.

In addition to housing, the project includes development of a 53-room hotel, 15,000 square feet of commercial uses in multiple buildings, public plaza spaces, two new public streets, a common amenity building with food and beverage service, a fitness facility and a pool; public open space; and associated landscaping. Maintenance structures, parking and bicycle racks, and a transit connection to the proposed multi-use path connecting to the SMART rail station would also be provided.

Hotel. The hotel would provide 53 guest rooms, 5,443 square feet of lobby and public space, and 8,500 square feet of commercial space that will be leased to individual tenants. Hotel parking and hotel support services would be accessed by a ramp at the east end of the building and provided at basement level using a stacked parking system and loading docks, respectively. Fitness and pool amenities will be provided through shared access to the nearby residential amenity facility. The hotel will provide breakfast service for guests as well as room service but will not include a full-service restaurant.

The architecture of the hotel complex and courtyard would respect the former industrial character of the Nu Forest Products lumber mill site. It will combine contemporary forms and building systems with industrial finishes and elements such as exposed industrial light gauge steel, post-and-beam construction, and rough-sawn finishes. A dust collector and other components repurposed from the mill would add to the design and articulate an architecture that is rooted in the past, as well as revitalized and looking forward. Large interior spaces with window walls that open up to outdoor pedestrian plazas would facilitate flexible use of the more public spaces.

Commercial Uses. The three-story commercial, retail, and residential building at the edge of the Redwood Grove (Building A) would provide ground floor commercial and restrooms for the park, in

EXHIBIT C

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Packet Pg. 575 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 2 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com addition to housing. The residential units will be located on the upper floors. These uses will provide an active street frontage along Healdsburg Avenue consistent with the CHAP.

Other commercial buildings on-site would include a single purpose tavern building located adjacent to a community garden and orchard, a landscape workshop, storage and recycling/composting center, a pool house with fitness equipment and mechanical equipment for the pool, and a small gazebo in the park. • Open Space. The project will provide the following privately owned common areas with public access:
- Open Space Park—The 1.01-acre park would feature a passive-use lawn area against the backdrop of a grove of heritage Redwood trees, meandering pedestrian walkways and benches milled on-site by the former occupant, Nu Forest Products. - Adventure Play Area—This area would feature natural boulders and re-purposed/salvaged tree trunks for free-form play and climbing/bouldering.
- The Tavern Terrace—A commercial/retail space with an open-air terrace and turf open space with westward orientation.
- Gardener’s Shed & Community Garden—A community garden and display of seasonal herbs and vegetables and an accessory structure for gardening equipment and storage. - Hotel Plaza—The plaza area on both sides of Mill Circle would support the commercial, retail and hospitality functions of the mixed-use development. Uses within the plaza would include pedestrian circulation, public gathering and seating, outdoor dining and patio areas, minor retail display, artwork display, hotel guest drop-off and valet, service access and landscaped areas.

Landscaping
The proposed plant palette for the landscape is drought-tolerant, climate-adapted, and appropriate for the Mediterranean-like climate of the City and the region. The project will comply with the City’s Water Efficient Landscaping Ordinance pursuant to Land Use Code Section 20.16.105.

An existing and towering stand of redwood trees would be preserved and provide backdrop to the publicly accessible open space and scale to the project as viewed from Healdsburg Avenue.

Large, canopied, deciduous shade trees will line the street on both sides to provide visual and spatial integration between buildings and the street corridor. Along the internal streets, a generous landscape planting area separates the pedestrian walkway from the street and provides an enhanced pedestrian experience. Flowering species and citrus trees will provide visual accents throughout the proposed development.

CEQA Determination
The project is exempt from further environmental review per Section 15183 of the California Environmental Quality Act (CEQA) Guidelines and California Public Resources Code Section 21083.3.

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Packet Pg. 576 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 3 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com The following CEQA streamlining and/or tiering code sections also separately and independently provide bases for CEQA compliance for the project:
• The project is eligible for environmental review in the form of an addendum pursuant to CEQA Section 21166 and CEQA Guidelines Sections 15162 and 15164. • The project is within the scope of the CHAP, which was covered by a Program EIR, and as such no new environmental document is required pursuant to CEQA Guidelines Sections 15162 and 15168.

Determination
I do hereby certify that the above determination has been made pursuant to State and Local requirements.

Project Approval
The following discretionary approvals are expected to be necessary from the City:
• Tentative Subdivision Map
• Condominium Tentative Map
• Conditional Use Permit (CUP) for (1) mixed-use residential and (2) visitor lodging (hotel) uses in the MU district
• Any further CUPs that may be necessary for individual commercial tenants of the property • Heritage Tree Removal
• Historic Demolition Permit
• Density Bonus
• Design Review for each phase of the development
• Housing Allocations under Healdsburg’s Growth Management Ordinance (GMO) • Subdivision Improvement Agreement
In addition, the project would require ministerial approvals, including issuance of grading and building permits from the City of Healdsburg.

Community Plan Evaluation Overview
California Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 provide that projects that are consistent with the development density established by existing zoning, community plan or general plan policies for which an Environmental Impact Report (EIR) was certified, shall not be subject to additional environmental review except as might be necessary to examine whether there are

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Packet Pg. 577 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 4 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com project-specific significant effects which are peculiar to the project or its site. Section 15183 specifies that examination of environmental effects shall be limited to those effects that a) are peculiar to the project or parcel on which the project would be located; b) were not analyzed as significant effects in a prior EIR on the zoning action, general plan or community plan with which the project is consistent; c) are potentially significant off-site and cumulative impacts that were not discussed in the underlying EIR; or d) are previously identified in the EIR, but which, as a result of substantial new information that was not known at the time that the EIR was certified, are determined to have a more severe adverse impact than that discussed in the underlying EIR. Section 15183(c) specifies that if an impact is not peculiar to the parcel or to the proposed project, then an EIR need not be prepared for the project solely on the basis of that impact.

CEQA Section 15183 applies to the project since the project meets all of the following conditions. (d)(1)(A) The project is consistent with a community plan adopted as part of a general plan.

The project is consistent with the CHAP, a comprehensive, long-term planning document for the project site and the surrounding area that was incorporated into the General Plan. The project will implement a number of the goals and policies of the CHAP, and, in accordance with the General Plan, the CHAP shall be used to guide land use and development decisions through the application of its standards and design guidelines.

The CHAP applies to an area of approximately 71.5 acres in Central Healdsburg, generally located south of Mill Street between US Highway 101 to the west and the Russian River to the east. The CHAP provides for a mix of land uses to meet its objectives, designating 21.9 acres Mixed Use, 8.3 acres Residential, and 8.7 acres Industrial. The proposed development would provide 188 units, which (net of units awarded as a density bonus) is within the density permitted by the CHAP.1 (d)(1)(B) The project is also consistent with a zoning action which zoned or designated the parcel on which the project would be located to accommodate a particular density of development.

Concurrently with adoption of the CHAP, the City rezoned the majority of the project site from Industrial (I) to Mixed Use (MU), with the result that the entire project site was designated MU. The project (net of units awarded as a density bonus) is consistent with the density of 16 du/ac specified for MU zoning districts in the Zoning Code.
1 The CHAP and the CHAP EIR analyzed a “most intensive” scenario that would result in 314 dwelling units with other uses in the buildout of the plan area; however, the “most intensive” scenario was intended to represent the highest-intensity use of infrastructure and highest level of environmental impacts from any mix of uses, not to represent the maximum number of residential units permitted on the project site. The number of residential units permitted on the project site is determined by the MU designation, which is 16 du/ac.

7.A.v
Packet Pg. 578 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 5 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com (d)(2) An EIR was certified by the lead agency for the zoning action, the community plan, or the general plan.

The CHAP EIR was certified by the City on January 21, 2014, at which time the majority of the project site was rezoned such that the entire site was designated Mixed Use (MU).

Addendum Overview
Public Resources Code Section 21166 and CEQA Guidelines Section 15164 state that an addendum to a certified EIR is allowed when minor changes or additions are necessary and none of the conditions for preparation of a subsequent EIR or Negative Declaration pursuant to Section 15162 are satisfied.

The Environmental Checklist confirms that the analyses conducted and the conclusions reached in the certified CHAP EIR remain valid. The proposed project would not cause new significant impacts not previously identified in the previously certified EIR, nor result in a substantial increase in the severity of previously identified significant impacts. No new mitigation measures would be necessary to reduce significant impacts. No changes have occurred with respect to circumstances surrounding the CHAP that would cause significant environmental impacts to which the proposed project would contribute considerably, and no new information has been put forward that shows that the proposed project would cause significant environmental impacts. Therefore, no supplemental environmental review is required, and the Environmental Checklist serves as an addendum to the CHAP EIR in accordance with Public Resources Code Section 21166, and CEQA Guidelines Sections 15162 and 15164.

Program EIR Overview
Pursuant to CEQA Guidelines Section 15168 (Program EIRs), the CHAP EIR can be used as a Program EIR in support of streamlining and/or tiering provisions under CEQA. CEQA Guidelines Section 15168 defines a “program EIR” as one prepared on a series of actions that can be characterized as one large project and are related geographically and by other shared characteristics. Section 15168 continues that “subsequent activities in the program EIR must be examined in the light of the program EIR to determine whether an additional environmental document must be prepared.” If the agency finds that pursuant to CEQA Guidelines Section 15162, no new effects could occur and no new mitigation measures would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR and no new environmental document is required.

As discussed above, the Environmental Checklist was prepared for the currently proposed project. The Environmental Checklist confirms that the analyses conducted and the conclusions reached in the certified CHAP EIR remain valid. The proposed project would not cause new significant impacts not previously identified in the previously certified CHAP EIR, nor result in a substantial increase in the severity of previously identified significant impacts. No new mitigation measures would be necessary to reduce significant impacts. No changes have occurred with respect to circumstances surrounding the CHAP that would cause significant environmental impacts to which the proposed project would contribute considerably, and no new information has been put forward that shows that the proposed

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Packet Pg. 579 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 6 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com project would cause significant environmental impacts. Therefore, no supplemental environmental review is required in accordance with CEQA Guidelines Sections 15162 and 15168, as the project is within the scope of the activities contemplated by the CHAP EIR.

Project Setting
The project site is located at 146 and 164 Healdsburg Avenue, in City of Healdsburg (City), Sonoma County, California. The project site is two blocks south of the historic Healdsburg Plaza, which anchors the City’s southern entry gateway and is located at the southeast corner of the new traffic roundabout.

The project site is bordered by the Sonoma Marin Area Rail Transit (SMART) railroad (north), Healdsburg Avenue (west), commercial development (east), and Exchange Avenue (south). The project site consists of a former lumber mill with 15 buildings and structures and paved surfaces adjacent to an abandoned hotel on landscaped grounds. The site is accessed via Healdsburg Avenue.

Potential Environmental Effects
The CHAP EIR found significant and unavoidable impacts from future development in the Plan area to cultural resources. Project-level analysis determined that no new or more severe impacts would occur as a result of this project and no new mitigation would be required.

The CHAP EIR included discussion of cumulative impacts, which are summarized in the Community Plan Exemption (CPE) checklist2 prepared for the project, in each topical section. As discussed, the project would not result in any new cumulative impacts that were not already evaluated and disclosed in the CHAP EIR, nor would it result in any cumulatively considerable contribution to any cumulative impact.

The analysis concluded that there are several mitigation measures (MM) identified in the CHAP EIR that are relevant to the project. The relevant measures have been identified in Table 1 and are listed here for reference:
• MMs AQ-4a and 4b
• MMs BR-1a and BR-1b
• MMs CR-1a to CR-1f; CR-2 and CR-3
• MM HHM-3
• MMs HWQ-2 and HWQ-3
• MM NO-1, NO-2b, NO-3
• MMs TR-1; TR-C1-a; TR-C1-b
Table 1 lists the mitigation measures identified in the CHAP EIR and states whether each measure would apply to the proposed project.
2 The CPE Checklist is available for review at the Planning Department, 435 Allan Court, Healdsburg, CA, in the Case File for TM 2017-01, CUP 2017-12, MISC 2017-01, and HT 2017-02.

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Packet Pg. 580 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 7 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1: Mill District CHAP EIR Mitigation Measures
Mitigation Measure Applicability Compliance3
A. Air Quality
AQ-4a: Mitigation Measures for New
Sensitive Receptors Located near US
101
Applicable: The project would
include the development of sensitive
land uses within 450 feet of US 101.

Completed. The project sponsor
conducted site-specific analysis,
which confirmed that the level of
cancer risk or PM2.5 exposure would
be below applicable thresholds and
impacts would be less than
significant.

AQ-4b: New Sources of TACs Located
near Sensitive Receptors
Applicable: The project site would
include new sources of TACs near
sensitive receptors.

Completed. The project sponsor
conducted site-specific analysis,
which confirmed that these sources
would not cause significant cancer
risk or PM2.5 concentrations.

B. Biological Resources
BR-1a: Protect Special-status Birds
and Migratory Passerines and
Raptors during Construction
Applicable: Implementation of the
proposed project could negatively
impact special-status species,
migratory birds, or raptors.

The project sponsor has agreed to
conduct preconstruction surveys for
special-status species (see
Mitigation Measure BR-1a).

BR-1b: Protect Special-status Bats
during Building Demolition and Tree
Removal
Applicable: The project includes
building demolition.

The project sponsor has agreed to
survey buildings proposed for
demolition for the presence of
roosting bats or evidence of bats
(see Mitigation Measure BR-1b).

BR-1c: Protect Special-status Aquatic
Species
Not Applicable: The proposed
project would not be located near
any significant source of water (e.g.,
rivers, lakes, streams).

Not Applicable
BR-1d: Protect Western Pond Turtle Not Applicable: The proposed project would not be located near
any significant source of water (e.g.,
rivers, lakes, streams).

Not Applicable
BR-1e: Protect Yellow-legged Frog Not Applicable: The proposed project would not be located near
any significant source of water (e.g.,
rivers, lakes, streams).

Not Applicable
BR-2: Protect or Compensate for
Loss of Riparian Vegetation
Not Applicable: The proposed
project would not be located near
any significant source of water (e.g.,
rivers, lakes, streams).

Not Applicable
3 Please see the Mitigation Monitoring and Reporting Program for the project, attached hereto as Appendix A.

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Packet Pg. 581 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 8 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1 (cont.): Mill District CHAP EIR Mitigation Measures Mitigation Measure Applicability Compliance
BR-3: Protect Wetlands and Waters Not Applicable: The proposed project would not be located near
any significant source of water (e.g.,
rivers, lakes, streams).

Not Applicable
C. Cultural Resources
CR-1a: Avoid or Reduce Impacts to
Currently Unknown Archaeological
Resources
Applicable: Implementation of the
proposed project could disturb
existing unidentified archaeological
resources.

The project sponsor has conducted
an archaeological record search and
site survey study to provide project
guidance. The City also conducted
outreach to Native American tribes
in accordance with Assembly Bill 52.

In accordance with Mitigation
Measure CR-1a, a qualified
archaeologist will monitor all ground
disturbing activities to ensure that
any resources encountered are
protected/treated in accordance
with established procedures. (See
Mitigation Measure CR-1a).

CR-1b: Update 1983 Historic
Property Survey and Complete
Eligibility Determinations
Applicable: The current 1983
historic property survey does not
account for all structures and
districts that are historically
significant at the local, state, and
federal levels.

Completed. The project sponsor
conducted further evaluation of the
buildings/structures that could be
impacted by implementation of the
Mill District Project.

CR-1c: Amend Municipal Code

20.12.100
Applicable: The proposed project
could be located near undesignated
historically significant sites.

In accordance with Municipal
Ordinance 20.28 Article VII, the City
will amend section 20.12.100 of the
Municipal Code to include in the list
of designated historic structures,
buildings/structures that are
determined eligible (see Mitigation
Measure CR-1c).

CR-1d: Implement Healdsburg 2030
General Plan Policies
Applicable: The proposed project
could be located near undesignated
historically significant sites.

The City will continue to implement
General Plan policies HCR-A-2 and
HCR-A-3, supporting property
owners in seeking local historic
designation, and their efforts to
preserve and renovate historically
significant structures (see Mitigation
Measure CR-1d).

7.A.v
Packet Pg. 582 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 9 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1 (cont.): Mill District CHAP EIR Mitigation Measures Mitigation Measure Applicability Compliance
CR-1e: Revise Plan Area
Development Standards and Design
Guidelines
Not Applicable: Implementation of
the proposed project would not
result in modifications to any
identified existing historic resources,
as defined in CEQA Guidelines
section 15064.5(b)(3).

Not Applicable
CR-1f: Recordation of Historical
Resources Prior to Demolition or
Removal
Applicable: Implementation of the
proposed project could disturb
existing unidentified cultural
resources.

The City will impose conditions of
approval to ensure that, prior to
demolition, the project sponsor will
conduct as-built surveys and prepare
drawings to support future exhibits,
research, etc. (See Mitigation
Measure CR-1f).

CR-2: Evaluation and Treatment of
Paleontological Resources
Applicable: Implementation of the
proposed project could result in the
disturbance of paleontological
resources (e.g., vertebrate bones,
teeth, or abundant and wellpreserved invertebrates or plants) during construction activities.

In the event of disturbance of
paleontological resources, the
project sponsor has agreed to follow
the procedures outlined in
Mitigation Measure CR-2.

CR-3: Protection of Human Remains
Encountered During Construction
Applicable: Implementation of the
proposed project could result in the
encounter and disturbance of
human remains during construction
activities.

In the event of discovery or
recognition of any human remains,
the project sponsor has agreed to
follow the procedures outlined in
Mitigation Measure CR-3.

D. Geology, Soils, & Mineral Resource
None Not Applicable Not Applicable
E. Greenhouse Gases
None Not Applicable Not Applicable
F. Hazards and Hazardous Materials
HHM-3: Protect against Hazards
from Soil or Groundwater
Contamination
Applicable: The project site would
be located on a moderate or high
risk environmental case site or on a
contiguous property of a moderate
or high risk site.

The project sponsor has agreed to
have an investigation performed of
soil, and, if encountered,
groundwater, prior to construction,
to determine the presence or
absence of contamination (see
Mitigation Measure HHM-3).

7.A.v
Packet Pg. 583 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 10 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1 (cont.): Mill District CHAP EIR Mitigation Measures Mitigation Measure Applicability Compliance
G. Hydrology and Water Quality
HWQ-2: Prepare and Implement
Master Drainage Plan
Applicable: The project site would
be located within the CHAP.

Completed. The City has already
implemented this mitigation with the
preparation of a Storm Drainage
Master Plan in March 2017, which can
be found in Appendix H (GHD 2017.)
The City reviews the design of all
proposed projects within the CHAP
area to ensure compliance with the
applicable recommendations in the
Master Drainage Plan (as well as other
applicable requirements such as those
set forth in the SWPPP and the City’s
MS4 Permit), with the result that new
development will not increase peak
flows above the maximum capacity of
the pipes and other storm drain
system components serving the CHAP
area.

HWQ-3: Groundwater Management Applicable: The project would include activities and the use of
materials that could potentially
contaminate sources of water in the
project vicinity.

The project sponsor has agreed to
implement dewatering management
procedures (see Mitigation Measure
HWQ-3).

H. Land Use, Population, and Housing
None Not Applicable Not Applicable
I. Noise
NO-1: Noise and Land Use
Compatibility
Applicable: The project site would
be located within the CHAP and is
expected to implement the
Healdsburg 2030 General Plan’s Land
Use Compatibility for Community
Noise Environments guidelines.

Partially Completed. A site-specific
noise analysis has been conducted.

However, as a condition of approval,
subsequent acoustic analysis will be
conducted by a qualified noise
specialist who will, if necessary,
identify measures to reduce
stationary source noise impacts once
project specific design details have
been determined (see Mitigation
Measure NO-1).

7.A.v
Packet Pg. 584 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 11 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1 (cont.): Mill District CHAP EIR Mitigation Measures Mitigation Measure Applicability Compliance
NO-2a: Railroad Vibration Applicable: The project is located within 100 feet of the centerline of a
railroad.

The project sponsor has agreed to
have an acoustic analysis conducted
by a qualified noise specialist who
will, if necessary, identify measures
that will be incorporated to reduce
vibration levels at or below the
guidelines of the FTA Groundborne
Vibration Impact Criteria (see
Mitigation Measure NO-2a).

NO-2b: Construction Vibration Not Applicable: The project would not include any significant sources of
vibration.

Not Applicable
NO-3: Temporary Construction Noise
(For Large or Complex Projects)
Applicable: The project is large and
would generate noise associated
with temporary construction
activities.

The project sponsor has agreed to
develop and implement noise
attenuation measures during
construction (see Mitigation
Measure NO-3).

J. Public Services, Utilities, and Recreation
None Not Applicable: Per the findings of
the CHAP EIR, no mitigation
measures are needed because all
impacts related to public services,
utilities, and recreation, were
determined to be less than
significant.

Not Applicable
K. Transportation
TR-1: Implementation of
Intersection Improvements at
Central Healdsburg Avenue/Mill
Street/Vine Street
Applicable: Vehicle trips at project
intersections are expected to exceed
2,250 vehicle trips during the PM
peak hour as a result of projectrelated development.

The City will implement identified
improvements to impacted
intersections prior to intersections
exceeding 2,250 vehicles trips during
the PM peak hour (see Mitigation
Measure TR-1).

TR-C1a: Improvement at Healdsburg
Avenue/Mill Street/Vine Street
Applicable: The project would
contribute trips to this intersection.

The City is currently constructing the
roundabout. The percentage of
project trips distributed to this
intersection will be used to calculate
the project’s fair-share contribution
to the construction of this
improvement (see Mitigation
Measure TRC-1a).

7.A.v
Packet Pg. 585 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 12 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1 (cont.): Mill District CHAP EIR Mitigation Measures Mitigation Measure Applicability Compliance
TR-C1b: Improvement at Healdsburg
Avenue/Front Street
Applicable: The project would
contribute trips to this intersection.

The signal was installed in 2017. The
percentage of project trips
distributed to this intersection will
be used to calculate the project’s fair
share contribution to the
construction of this improvement
(see Mitigation Measure TRC-1b).

Conclusions

1. The project is consistent with the CHAP, which constitutes a community plan pursuant to Section 15183 of the CEQA Guidelines, as well as with the rezoning action that accompanied adoption of the CHAP which resulted in the entire project site being zoned Mixed Use (MU);

2. The project would not result in effects on the environment that are peculiar to the project or the project site that were not identified as significant effects in the CHAP EIR;

3. The project would not result in potentially significant off-site or cumulative impacts that were not identified in the CHAP EIR;

4. There are no effects that were previously identified in the CHAP EIR which, as a result of substantial new information that was not known at the time the CHAP EIR was certified, would have a more severe adverse impact than was already analyzed and disclosed in the CHAP EIR; and

5. The project sponsor will undertake feasible mitigation measures specified in the CHAP EIR to mitigate project-related significant impacts.

Therefore, no further environmental review shall be required for the proposed project pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183.

Furthermore:

1. No substantial differences or changes have been proposed in the project that would require major revisions of the CHAP EIR due to the involvement of new significant environmental effects or a substantial increase in severity of previously identified significant impacts.

2. No substantial changes have occurred with respect to the circumstances under which the project is undertaken which would require major revisions of the CHAP EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

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Packet Pg. 586 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative 13 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com

3. No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the CHAP EIR was certified as complete shows any of the following:
a. The project will have one or more significant effects not discussed in the CHAP EIR; b. Significant effects previously examined in the CHAP EIR will be substantially more severe than shown in the CHAP EIR;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents have declined to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the CHAP EIR would substantially reduce one or more significant effects on the environment, but the project proponents have declined to adopt the mitigation measure or alternative.

As such, the following conclusions separately and independently apply to the project, each of which, separately and independently, provide a basis for CEQA compliance:
• No subsequent or supplemental environmental review is required in accordance with Public Resources Code Section 21166, and CEQA Guidelines Sections 15162 and 15164. The Environmental Checklist qualifies as an addendum to the CHAP EIR pursuant to CEQA Guidelines Section 15164.
• The project constitutes an activity that is within the scope of the CHAP, and the CHAP EIR constitutes a program EIR that adequately describes the project for the purposes of CEQA. As such, no subsequent or supplemental environmental review is required in accordance with CEQA Guidelines Sections 15162 and 15164.

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Packet Pg. 587 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Appendix A:

Mitigation Monitoring and Reporting Program
- To be attached -

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Packet Pg. 588 Attachment: 8. PC Resolution 2024-16 Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative WP
© ● TE L (707) 542-6451 FA X (707) 542-5212 15 TH I RD STR EE T , SAN TA RO SA, CA 95401 CI VI L EN G I NE E R S UR BAN PLA NN ER S LAN D SU R V EY O R S LA N D SCAP E ARC H ITECT S

VICINITY MAP
NTS
NORTH
LEGEND

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Packet Pg. 589 Attachment: 9. Lot 5 Tentative Parcel Map (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) WP
© ●
TE L (707) 542-6451 FA X (707) 542-5212
15 TH I RD STR EE T , SAN TA RO SA, CA 95401

CI VI L EN G I NE E R S UR BAN PLA NN ER S LAN D SU R V EY O R S LA N D SCAP E ARC H ITECT S NORTH
LEGEND

AIRSPACE PARCEL KEY
LEVEL 1
LEVEL 2

SECTION A-A

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CONDO-HOTEL INVESTMENT UNITS IN LUXURY HOTELS AS A TRANSIENT OCCUPANCY TAX

MAXIMIZATION, HOTEL CAPTIALIZATION, AND ROOM-TYPE DIVERSIFICATION STRATEGY Mill District, Healdsburg, CA – February 2024

INTRODUCTION
Condo-hotel investment units sold to investor-buyers are commonly utilized as a critical component of capitalization strategy for the development and construction of luxury hotels, allowing hotels to be built in locations where factors such as hotel size or market dynamics makes hotel financing difficult. The inclusion of these condo-hotel investment units as part of a capitalization strategy has the additional benefit of diversifying the hotel product mix, resulting in an increased ability to target and capture a broader market segment, generating higher nightly room-rental rate than traditional hotel rooms.

Ultimately, these factors culminate in a synergistic ‘win-win’ scenario for the developers of hotels and the cities where the hotels are located, ensuring hotel construction and operation viability while concurrently increasing the potential Transient Occupancy Tax remitted to local government.

CONDO-HOTEL INVESTMENT UNITS GENERATE ECONOMIC BENEFIT
Beyond benefits to owner, operator, and developer, which are explored throughout this document, perhaps most importantly these condo-hotel investment units contribute to one of California’s most vital engines for economic growth: travel and tourism [1]. While the inclusion of condo-hotel investment units as part of the hotel product mix ensures that the hotel can be capitalized (and in turn built), and the resulting product diversification maximizes hotel nightly room-rental rate, the ultimate measure of this development strategy’s success is the ability to optimize the local government’s TOT (Transient Occupancy Tax). TOT is a critical source of revenue for local governments to support various activities and initiatives such as infrastructure improvements, public parks, and environment preservation [2]. The inclusion of condo-hotel investment units as suite-style product for the hotel, beyond capturing additional market segments and share, has a significant positive impact on anticipated TOT generation.

As TOT is calculated as a percentage of the nightly room-rental rate [3], the increased nightly room-rental rates forecasted for condo-hotel investment units generates a greater TOT remittance per night to the local government compared to the TOT remitted per night for the traditional hotel rooms with lower nightly room-rental rates. Important to note is that TOT is calculated on total revenue generated prior to any disbursement to condo-hotel investment unit owners.

To demonstrate this impact on TOT remittance, our underwriting for the proposed Mill District hotel compares the planned program of 41 traditional hotel rooms and 12 condo-hotel investment units to that of a program wholly comprised of 53 traditional hotel rooms. The tables below forecast that the inclusion of the condo-hotel units generates in excess of an additional $310,000 of annual TOT for the City, with $1,986,396 of forecasted annual TOT revenue generated with the inclusion of condo-hotel investment units, compared to the $1,676,030 of forecasted annual TOT revenue from the traditional all hotel room program. This is a significant improvement of anticipated annual TOT revenue for the local government.

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Packet Pg. 601 Attachment: 12. Mill District Condo Hotel Whitepaper (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) Exhibit 1 ‘As Proposed’: Product mix as proposed, and their associated forecasted TOT revenue. 9 ‘Suites’ and 3 ‘Front Suites’ comprise the 12 subject for-sale condohotel units, the remainder are traditional hotel room product.

Exhibit 2 ‘53 Traditional Hotel Rooms’: Product mix of traditional hotel rooms and the associated forecasted TOT revenue. The exclusion of the for-sale product results in significantly reduced TOT revenue forecasted.

Exhibit 1 and 2 above assume a conservative years’ occupancy in the 50% range for both hotel rooms and condo-hotel investment units.

CONDO-HOTEL INVESTMENT UNITS INTEGRAL TO HOTEL CAPITALIZATION STRATEGY In the context of development, the inclusion of condo-hotel investment units in luxury hotels is utilized as a capitalization strategy. The ability to pre-sell a limited number of condo-hotel investment units is included in the hotel financing to reduce capitalization risk (DeFranco et al., 2021) [4], ensuring the hotel can be built in a challenging financing environment. This is reflected in our underwriting. The capital generated from the sale of the 12 condo-hotel investment units is included as part of the capital investment to ensure development will occur. Eliminating these units from the capitalization of the hotel would create significant risk of the hotel not being built.

The benefits of condo-hotel investment units extend beyond that of the developer. This strategy allows for the inclusion of a more sophisticated ‘suite’ style hotel product that would not otherwise be offered in the proposed Mill District hotel. From an operating perspective, this creates greater opportunities for expanded market penetration and revenue generation. The product mix within the 53 rooms at the proposed hotel, including the 12 suite style units for guests and families, captures additional market segment that typically can’t be satisfied in traditional hotels. Maud Bailly, CEO of Sofitel, recently noted the strong growth trend of residential-style condo-hotel product in luxury hotels. Bailly attributes the desirability of this residential suite product to its ability to capture guest demand for luxury hotel suites Room Type # of Keys TOT TAX
DD K 20 $555,708
Jsuite 20 $592,705
Super Suite 1 $38,437
Suite 9 $428,544
Front Suites 3 $122,703
Total 53 $1,738,097
Transient Occupancy Tax $248,300
Total Tax $1,986,396

AS PROPOSED
Room Type # of Keys TOT TAX
DD K 22 $592,241
Jsuite 30 $835,848
Super Suite 1 $38,437
Suite 0 $0
Front Suites 0 $0
Total 53 $1,466,526
Transient Occupancy Tax $209,504
Total Tax $1,676,030
53 TRADITIONAL HOTEL KEYS

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Packet Pg. 602 Attachment: 12. Mill District Condo Hotel Whitepaper (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) that can accommodate multi-generational family gatherings and vacations [5] , a rapidly growing segment
of travel [6]. These suites are forecasted to fetch a higher nightly room-rental rate than that of the traditional hotel room product due to their design, layout, size, and functionality as a condo-hotel unit with included kitchen [7]. This is supported by the industry literature findings that luxury hotels with condo-hotel units outperform their traditional counterparts in RevPAR (Revenue Per Available Room) (DeFranco et al., 2021) [4].

CONDO-HOTEL INVESTMENT UNITS AS A FOR SALE INVESTMENT
The majority of the product at the planned Mill District hotel are ‘traditional’ hotel rooms, with only a select number of condo-hotel investment units that will be offered as for-sale product (product mix: 41 hotel rooms and 12 condo-hotel units[Exhibit 1]). Once the hotel is operating, these condo-hotel investment units are contributed to the inventory of hotel rooms and expand the inventory-type of hotel product.

Beyond being a meaningful diversification strategy for developer and operator, these rental suites will also provide investment returns to their prospective owners based on their use by hotel guests.

The saleable appeal of these condo-hotel investment units is their ability to provide returns to the owner, and they are specifically designed and programed to attract these investment-minded purchasers whose use of the product has proven limited (owner usage is further discussed below). From a design and function perspective, the condo-hotel investment units are designed to cater to the needs of the short-term users, which dissuades residential use. Smaller than a typical residential condominium of a similar product type in Mill District, these units cannot be personalized (coming identically furnished with synonymous layouts) and offer no long-term storage options. Additionally, each time an investment owner chooses to stay in their condo-hotel investment unit, they sacrifice potential income.

CONDO-HOTEL INVESTMENT UNITS AND OWNER USAGE
This investment-minded ownership is evident at other established hotels with condo-hotel investment units and equates to minimal owner occupancy. Owner usage, as noted by the Condo Hotel Centre, is minimal as “most buyers, based on the typical amount of time people get for annual vacations, use their unit two to three weeks a year and place it in the rental program the rest of the time” [8].

This is reflected in an applied setting. An industry source at Benchmark Pyramid Luxury & Lifestyle, a hospitality company renowned for their operation of independent luxury hotels [9], disclosed that the minimal owner occupancy norm is exemplified at Hotel Valley Ho, a condo-hotel in Scottsdale, Arizona [10]. The owner use rate of condominium units is very little and averages under 7 nights per year; under 2% of the year is attributed to owner occupancy. Similarly, at YotelPAD Park City, a condo-hotel in the ski resort village of Park City, Colorado [11], owner usage averaged 22 nights in 2023, a mere 6% of the year – and of that occupancy, the majority was during off-peak times when the condominiums would be otherwise unoccupied (a compelling statistic when further considering the hotel’s strongly seasonal location). Across Benchmark’s portfolio [12], even a property that sees higher-end range of owner occupancy such as Mountain Shadows Resort in Scottsdale, Arizona, the average remains an insignificant portion of the year, at 26 nights or 7% of the entire year. Furthermore, the insignificant time that an owner does choose to occupy their investment is typically strategically timed. As reflected in the owner

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Packet Pg. 603 Attachment: 12. Mill District Condo Hotel Whitepaper (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) occupancy data of YotelPAD Park City, and further anecdotally accorded by Limelight, a condo-hotel in Aspen, Colorado [13], owner occupancy primarily occurs in non-peak season times where the unit would be vacant regardless, in order to have minimal fiscal impact on their investment returns.

While Healdsburg is exceptional in many ways, it is not an exception to the established norms of the hospitality industry. It naturally follows that the condo-hotel investment unit product of the planned hotel at Mill District will see owner occupancy in line with its operating analogs. Even at the upper-most end of the anticipated occupancy, this is less than 7% of the year (an insignificant portion to be reasonably contemplated in any residential capacity) and would typically occur during times when the condominium would otherwise remain vacant. Furthermore, unlike many other hotel developments, real estate buyers who do wish to reside in Mill District on a longer-term use basis have a wide range of more suitable options within the same community.

CONDO-HOTEL INVESTMENT UNITS AND THE ABILITY TO INFLUENCE OWNER USAGE PATTERNS While historically owner use of condo-hotel product is limited and discouraged through factors such as design and impact to owner returns, as additional assurance of these established use patterns, both local government and rental management agreements can influence owner usage of this type of product.

These condo-hotel investment units, while being the property of the owner, will be subject to any established Owners’ Association bylaws and local government restrictions and permits.

Another restriction often used to further ensure units are used primarily as rental units is a limitation on ‘personalization’ of the unit by owners. Beyond being designed to only accommodate short term or overnight occupancy, with limited storage incorporated into floorplans, a restriction will be imposed such that any personal effects of the owners may not be left in the unit. Additionally, furnishings are at the discretion of the operator and an owner may not decorate, personalize, or furnish their unit. These requirements, while logistically standardizing the operations of the room as a hotel room, also formalize the functional design limitations of residing in the condo-hotel investment units.

Additional specific requirements may be imposed by local government, to be recorded in the condominium declarations of the project. As a general example, a restriction that ‘the condo-hotel investment units can only be rented through the hotel operator’, would prohibit third-party rentals and ensure that TOT is collected by the hotel operator, and, a requirement that ‘the condo-hotel investment units shall be available for nightly rental whenever the condo-hotel investment unit is not in use by the investor’ would help ensure the units are available for rental. These specific requirements further underline the condo-hotel units’ intended use as investment properties versus a second home, as mortgage brokers state that to classify the property as a second home, “the borrower must have exclusive control over the property” [14].

FINAL WORD
Condo-hotel investment units are typically utilized as investments that see minimal and off-peak owner occupancy, while generating upfront development capital, providing important revenue diversification to hotel operators, and benefiting the local government through increased TOT remittance. The 12 planned

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Packet Pg. 604 Attachment: 12. Mill District Condo Hotel Whitepaper (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) condo-hotel investment units at the Mill District hotel are expected to align with owner usage norms of <7% per annum, a figure significantly less than what one can reasonably conclude as residential occupancy, and primarily during times that the units are otherwise vacant. This occupancy, already dissuaded through design and impact to owner returns, can be further influenced by the imposition of restrictions as deemed appropriate. The inclusion of these condo-hotel investment units is a mutually beneficial strategy that provides diversified capital for the developer to ensure construction, creates differentiated product and captures additional market share for the hotel operator, generates returns for owners, and as a result, bolsters the hotel’s economic benefit to local government and community through increased TOT remittance.

REFERENCES
[1] Travel Matters. (n.d.). Visit California. https://industry.visitcalifornia.com/partneropportunities/programs/why-travelmatters#:~:text=Travel%20and%20tourism%20is%20one,%24134.4%20billion%20into%20California's%2 0economy
[2] Dubetz A., Horton M., Kesteven C. analysis for Milken Institute (2022). Staying Power: The Effects of Short-Term Rentals on California’s Tourism Economy and Housing Affordability. Milken Institute. p10 https://milkeninstitute.org/sites/default/files/2022-05/Short_Term_Rentals_California.pdf [3] Transient Occupancy Tax Information. (n.d.). City of Healdsburg. https://www.ci.healdsburg.ca.us/634/Transient-OccupancyTax#:~:text=The%20Transient%20Occupancy%20Tax%20(TOT,rate%20in%20Healdsburg%20is%2014%25. [4] DeFranco, A., Koh, Y., Prem, P., & Love, B. (2022). Inclusion of Condominium Units in Luxury Hotels as a Diversification Strategy: Property Performance Perspective. Cornell Hospitality Quarterly, 63(1), 108- 118. https://doi.org/10.1177/19389655211050398
[5] Bailly, M. (2024). Presentation: Luxury and Lifestyle, Hotel Segment: Growth Trend of Residences in Luxury Product. ALIS Conference 2024.
[6] 2023 Summer Travel Trends: Why Multi-Generational Travel is Booming. (2023). The Drum Network. https://www.thedrum.com/opinion/2023/07/26/2023-summer-travel-trends-why-multi-generationaltravel-booming [7] A Hotel Kitchen May Not Save You Money After All. (2022). Nerdwallet. https://www.nerdwallet.com/article/travel/a-hotel-kitchen-may-not-save-you-money-afterall#:~:text=But%20in%20almost%20every%20scenario,kitchen%2C%20expect%20to%20pay%20more. [8] Average Annual Use of Condo Hotel Units. (n.d.). Condo Hotel Centre. https://www.condohotelcenter.com/ask-expert/average-annual-use.html [9] Hospitality Perfected. (n.d.). Pyramid Global Hospitality https://www.pyramidglobal.com/services [10] Hotel Valley Ho. (n.d.) https://www.hotelvalleyho.com/

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Packet Pg. 605 Attachment: 12. Mill District Condo Hotel Whitepaper (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) [11] YotelPAD Park City. (n.d.). https://www.yotelpadparkcity.com/ [12] Property Locations. (n.d.) Benchmark Pyramid Luxury & Lifestyle. https://www.benchmarkpyramid.com/property_locations/
[13] Aspen. (n.d.). Limelight. https://www.limelighthotels.com/aspen [14] Primary Residence, Second Home, Or Investment Property: What’s the Difference? (2020). Better. https://better.com/content/primary-residence-second-home-or-investment-property-whats-thedifference

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Packet Pg. 606 Attachment: 12. Mill District Condo Hotel Whitepaper (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) WP
WP
WP
WP
© ●

PREVIOUS PARK AREA REVISED PARK AREA
TE L (707) 542-6451 FA X (707) 542-5212
15 TH I RD STR EE T , SAN TA RO SA, CA 95401

CI VI L EN G I N E E R S UR BAN PLA NN ER S LAN D SU R V EY O R S LA N D SCAP E ARC H ITECT S NORTH

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Packet Pg. 607 Attachment: 13. Park Area Comparison (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps)

CITY OF HEALDSBURG

CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: September 16, 2024
SUBJECT: Climate Mobilization Strategy Implementation Plan Annual Update PREPARED BY: Andrew Sturmfels, Assistant City Manager
STRATEGIC INITIATIVE(S):

Pursue Initiatives that Promote Environmental Stewardship Provide Effective Governance
RECOMMENDED ACTION(S):

Receive a presentation from City staff on the implementation status of the City Climate Mobilization Strategy.

COMMUNITY ENGAGEMENT/OUTREACH:

Over the last year, City staff has worked with a variety of stakeholder groups and organizations to implement Climate Mobilization Strategy (CMS) actions. Regional partner organizations include Zero Waste Sonoma, Sonoma County Transit, Regional Climate Protection Authority, Recology, Northern California Power Authority, and more. Local partners include Climate Action Healdsburg, Healdsburg 2040, the Active Transportation Plan workgroup, Healdsburg Rotary, the Healdsburg Chamber of Commerce, Corazón Healdsburg, and the Healdsburg Unified School District.

BACKGROUND:

In July 2016, the Sonoma County Regional Climate Protection Authority (RCPA) released a Climate Action Plan for 2020 and beyond for Sonoma County. Then in March 2021, RCPA released a Climate Mobilization Strategy. This strategy calls for a more aggressive goal than the State of achieving carbon neutrality by 2030. For purposes of RCPA’s plan, carbon neutrality is defined as achieving greenhouse gas (GHG) reductions at levels 80% below 1990 levels and achieving the ability to sequester the remaining 20% of GHG emissions.

During the City Council Strategic Goal Setting Meeting on March 7th, 2022, Council adopted a strategic goal to develop a Climate Mobilization Strategy (CMS) to identify key measures and actions that would be most impactful in reducing GHG emissions in support of State and Regional GHG reduction goals. On October 17, 2022, City staff held a kickoff with the City Council outlining the process steps for developing a CMS. On November 21, 2022, the Council

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adopted a resolution approving a Professional Services Agreement with Rincon Consultants to support the development of the CMS. The approved scope of work included supporting the City with Emissions Forecasting and Target Analysis, Measure Development, Community Outreach and Engagement, Development of the CMS Document, and overall Project Management support.

On May 1, 2023, staff provided Council an update on the development of the Climate Mobilization Strategy. On June 20, 2023, staff presented to Council a draft list of measures and actions to consider for inclusion in the CMS. On September 5, 2023, staff presented to Council the draft CMS document and Implementation Plan. Following the meeting and the final online survey, staff worked with the consultant to incorporate City Council, community, and City staff feedback into the final draft CMS, which was adopted by Council on October 16, 2023.

The Council adopted strategy included 18 measures and 85 actions. To focus staff work, a 3-year Implementation Plan was created as part of the process to guide activity through Fiscal Year 2025-26 and includes beginning work on 57 of the 85 actions. One of the ongoing actions in the plan is to update the Council and public annually on the status of implementation.

The adopted CMS, Implementation Plan, and materials from the development are available at www.healdsburg.gov/CMS.

DISCUSSION/ANALYSIS:

In the 11 months since adoption of the CMS, City staff, in partnership with local and regional organizations and members of the community, have made substantial progress on CMS implementation. Of the 57 actions in the 3-year implementation plan, staff have started work on 42 of the 43 actions scheduled to begin by Q2, 2024.

Successes:

Building Energy:
• Multi-family appliance replacement program launched and increased outreach to CARE customers
• California Hydrogen Hub Grant ($1.2 Billion), which includes the Lodi Energy Center • Electrification and energy demand forecast in progress • Wastewater treatment plant energy efficiency study in progress Water:
• Municipal recycled water pipeline construction underway • Aquifer Storage and Recovery Well Project exploratory construction starting soon • Preparing for compliance with newly adopted Making Conservation a California Way of Life regulations
Electric Transportation:
• Four New EVs replacing internal combustion engine vehicles, bringing total to 9 for City fleet
• City Fleet Charging Infrastructure under construction at the Corporation Yard • Public EV Charging user fee updates adopted by Council

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• Load Management program in development
• Planning for additional public charging underway
Public/Active Transportation:
• Route 60 – New stop at North Village
• Route 67 – Obtained grant funding to extend as part of Freebird affordable housing project
• GMO Amendment addressing density and transit-oriented development on November Ballot
• Design underway on Healdsburg Avenue and Grove Street improvement projects • Active Transportation Plan nearing completion
Solid Waste:
• Badger Park Compost Hub
• Joined Regional Biosolid Consortium
• SB 1383 compliance activities
• Re-Use Fair Collaboration
Carbon Sequestration:
• Urban Forest Grant application
• Fitch Mountain Access Improvement Project completed
• Fuel reduction work ongoing
• Arundo Removal along Russian River
Challenges:
• Berkeley v California Restaurant Association decision: In late 2023, the 9th Circuit issued a ruling invalidating City’s abilities to adopt and enforce bans on natural gas appliances.

As a result of this decision, the City is unable to enforce its existing reach code or take any of the actions contemplated in the CMS regarding REACH code education. The 2025 Energy Code adoption for the California Building Code is expected in September. Staff and counsel will review the adopted codes and present options to Council for paths forward to achieve the intention of the CMS actions related to building electrification. • Funding: Several items in the CMS require funding greater than existing City resources can provide. City staff have explored funding opportunities for a variety of projects.

While the City has had significant success on a number of projects, the City is still working to obtain funding solutions for other projects in the CMS (e.g., micro-transit solution). City staff will continue to identify and apply for opportunities to fund CMS initiatives.

ENVIRONMENTAL STEWARDSHIP:

The Climate Mobilization Strategy is the governing document guiding the City’s GHG reduction activities. If fully implemented by 2030, the CMS strategies would reduce GHG emission by 24,224 metric tons of carbon dioxide equivalent (MT CO2e).

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ALTERNATIVES:

Not Applicable.

FISCAL IMPACT:

All current activities are based on the fiscal year 2024-25 and 2025-26 adopted budget.

ENVIRONMENTAL ANALYSIS:

Pursuant to Section 15378(b)(5) of the California Environmental Quality Act (“CEQA”) Guidelines, the recommended action is an administrative activity of the City and will not result in direct or indirect physical changes in the environment and is therefore not a project for purposes of CEQA.

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CITY OF HEALDSBURG

CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: September 16, 2024
SUBJECT: L&M Village Quarterly Update
PREPARED BY: Griselda Villarreal, Administrative Analyst II STRATEGIC INITIATIVE(S):

Expand Affordable Housing Opportunities
Provide Effective Governance
RECOMMENDED ACTION(S):

Receive the L&M Village Quarterly Update and the most recent results from the Sonoma County Point-in-Time Count.

COMMUNITY ENGAGEMENT/OUTREACH:

The L&M Village Quarterly Update report will be presented at a public meeting, which will include time allocated for public comment and participation. The most recent quarterly report was presented to the City Council on June 3, 2024.

BACKGROUND:

The L&M Village Program is a collaborative initiative between the City of Healdsburg, Reach for Home, and Burbank Housing, focused on addressing homelessness through transitional housing and supportive services for individuals experiencing chronic homelessness. Since its inception in 2021, the program has achieved several key milestones:

On October 18, 2021: The City Council authorized staff, in partnership with Reach for Home and Burbank Housing, to apply for FY 2021-2022 Project Homekey funding. The application sought resources for the acquisition and operation of the L&M Motel, intended for use as interim housing for individuals experiencing chronic homelessness.

On October 27, 2021: The City applied to the State of California for $5.72 million in Project Homekey capital funding and $1.33 million in operating subsidies, securing a total of $7.05 million in state funds.

On December 21, 2021: The State of California approved the Project Homekey application, leading to the execution of a State Standard Agreement on February 16, 2022, and the receipt of

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funds on March 23, 2022, for both capital and operational costs.

On May 3, 2022: Escrow closed on the L&M Motel, transferring ownership to the City.

On November 21, 2022: The City Council approved a Lease, Funding, and Service Agreement with Reach for Home for the operation of L&M Village, including terms of service and an annual budget.

On June 20, 2023: The City adopted Resolution No. 91-2023, fulfilling the Council's request to review the terms of service annually within the Lease, Funding, and Service Agreement.

Beginning April 2023, the City Council received quarterly progress updates on operations at the L&M Village.

DISCUSSION/ANALYSIS:

Since its opening, the L&M Village Program has made notable progress in addressing homelessness within the community. The following are cumulative totals of participants served since the program’s inception:
• Participants Served: 71 participants have been enrolled in the program. • Successful Exits to Housing: 36 participants have successfully transitioned into permanent housing.
• Housing Voucher Applications: 26 participants applied for and received housing vouchers.
• Health and Wellness: 62 participants accessed mental health services, with 55 individuals engaging in regular or long-term mental health support. Providence provides weekly wellness checks for all participants.
• Income Stability: 18 participants increased or retained their income through employment or subsidies such as food stamps or SSI.
• Program Engagement: Nearly 80% of participants engage in at least two activities per week, with nearly 90% participating in weekly case management.

Program Outcomes Snapshot (cumulative results)
Data Point Quarter 3 FY 23-24
Participants
Quarter 4 FY 23-24
Participants
Total to Date
Participants Served 43 63 71
Successful Exits to
Housing
9 24 36
Housing Voucher
Applications
26 26 26

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Health & Wellness -
Accessed Mental
Health
38 58 62
Health & Wellness -
Accessed Medical
Services/Appointments
26 50 66
Income Progress -
Income increase by
employment
8 10 18
Income Progress -
Income increase by
utilizing subsidies
(Food stamps/SSI)
41 61 68
A key component of the L&M Village Program is the variety of supportive services offered to participants. These include individual counseling sessions, access to a food pantry, cooking and budgeting classes, employment search assistance, haircut services, support with interview clothing, daily living skills training, housing search and application assistance, and animal coaching.

Providence Healthcare conducts door-to-door wellness check-ins to address immediate healthcare needs. Additionally, a Sonoma County employee certified in Alcohol and Other Drug Treatment holds weekly appointments and check-ins. Reach for Home also offers an on-site addiction recovery group.
2024 Point-in-Time Count (PIT)
Preliminary results from the 2024 PIT Homeless Count, conducted on January 26, 2024, show an increase in the number of individuals experiencing homelessness in Healdsburg and the surrounding North County. The count indicates that homelessness in Healdsburg rose from 33 individuals in 2023 to 50 in 2024, an increase of 17 individuals. Of the 50 individuals counted, 13 were sheltered at the L&M Village. In North County as a whole, the homeless population increased from 118 individuals in 2023 to 157 in 2024. Across Sonoma County, there was an 11% rise in homelessness overall.

Point-in-Time Homeless Count Historical Overview
POINT-INTIME
COUNTS
2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Total Unsheltered
Total
Sheltered
North
County
218 183 273 348 248 209 NCC* 195 118 157 141 16
Healdsburg 144 90 111 129 73 69 NCC* 97 33 50 37 13

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*NCC: No Count Conducted due to COVID-19
While the increase in the PIT count is noteworthy, several factors should be considered:
• Timing of Encampment Clearing Efforts: The PIT count was conducted before Reach for Home began clearing encampments along the Russian River under the Encampment Resolution Funding (ERF) grant. Since the completion of that work, the homeless population in the river area has decreased from over 40 individuals to just a few. • Snapshot Nature of PIT Counts: These counts are a one-day snapshot and may not fully capture the dynamic nature of homelessness. Additionally, jurisdictional boundaries and the location of encampments, particularly along the Russian River, can impact the count. • Long-Term Trend: Despite the increase in 2024, the overall trend suggests progress.

The 2023 count marked a significant reduction from previous years, and the current figures remain well below historic levels, indicating that the efforts of the City and its partners are yielding positive results.

It is anticipated that the results of Reach for Home's encampment resolution work will be reflected in future PIT counts, particularly in 2025.

ENVIRONMENTAL STEWARDSHIP:

Not applicable.

ALTERNATIVES:

No alternatives are presented as this is an informational report.

FISCAL IMPACT:

Since beginning operations in 2022, the L&M Village received $7,048,800 in State Homekey Grant funding and $950,000 in county HHAP early Capital Match Funding. Of the Homekey funds, $6,168,000 was allocated for the acquisition and rehabilitation of the L&M Village, and $880,800 was designated for operational costs.

The City currently holds a contract for the operations of the L&M Village with the Sonoma County Department of Health Services for up to $644,160, set to expire in June 2025. Of this amount, $298,720 has been received to fund operations from January 1, 2023, through June 30, 2024 (FY 23-24). City staff are working with the County to establish a new operational funding agreement beyond June of 2025.

ENVIRONMENTAL ANALYSIS:

Pursuant to Title 14, the California Code of Regulations, Section 15302(c) of the California Environmental Quality Act (“CEQA”) guidelines, the proposed action is an administrative activity of the City that will not result in direct or indirect physical changes to the environment.

ATTACHMENT(S):

Presentation - LM Quarterly Update - Q1 - 9-16-2024

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L&M Quarterly
Update (Q1)
September 16, 2024

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Packet Pg. 616 Attachment: Presentation - LM Quarterly Update - Q1 - 9-16-2024 (4600 : L&M Village Quarterly Update) Overview
• Q1 Highlights
• Data & Program Outcomes
• Supportive Services Offered
• Financial Status
• Conclusion & Future Activities
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Packet Pg. 617 Attachment: Presentation - LM Quarterly Update - Q1 - 9-16-2024 (4600 : L&M Village Quarterly Update) Q1
Highlights
• Program Outcomes
• L&M Village continues addressing homelessness in the
community.
• Case managers focus on transitioning participants to housing. • Staffing Updates
• Case Manager position filled.
• Mental Health Internship Program launched.
• Syar encampment is clear and enforcing no-trespass.
• Reach for Home Housing Navigator secured 4 units by working with landlords to lease for interim/permanent housing.
• Russian River Keepers are continuing to keep the river clean and free of unauthorized access.

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Packet Pg. 618 Attachment: Presentation - LM Quarterly Update - Q1 - 9-16-2024 (4600 : L&M Village Quarterly Update) Program
Outcomes
Total Participants Permanently Housed: 36
Participants with housing vouchers: 26
Exits to non-housing: 16 (of these 7 are now permanently housed and 1 is in long term treatment)
Exits returned by working with a Licensed Clinical Social Worker: 8 Quarter 1
Participants
Quarter 4
Participants
Quarter 3
Participants
Quarter 2
Participants
Data Point
Participants Served 35 43 63 71
Successful Exits to Housing 6 9 24 36
Housing Voucher Applications 14 26 26 26
62 66
58 50
38 26
19 14
Health & Wellness
- Accessed Mental Health
- Accessed Medical
Services/ Appointments
18 68
10 61
8 41
6 34
Income Progress
- Income increase by
employment
- Income increase by utilizing
subsidies (Food stamps/SSI)

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Packet Pg. 619 Attachment: Presentation - LM Quarterly Update - Q1 - 9-16-2024 (4600 : L&M Village Quarterly Update) Occupancy By
Race/Ethnicity
74%
19%
5% 2%
Occupancy By Race &
Ethnicity L&M Village
White Hispanic Native Black
73%
14%
3%
2% 8%
Race & Ethnicity of Those
Experiencing Homelessness
Healdsburg
White Hispanic Native Black Unknown

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Packet Pg. 620 Attachment: Presentation - LM Quarterly Update - Q1 - 9-16-2024 (4600 : L&M Village Quarterly Update) Supportive Services Offered
– Nearly 80% of participants engaged in at least 2
activities/week
– One-on-one counseling sessions
– Food pantry access – Budgeting and cooking classes – Employment search support – Haircut services – Interview clothing assistance – Daily living skills training – Housing search and application classes – Weekly healthcare visits by Providence Healthcare – Active participation in Fentanyl awareness events – Collaboration with Face to Face for HIV testing – Addiction recovery group initiated on-site since January 30, 2023

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Packet Pg. 621 Attachment: Presentation - LM Quarterly Update - Q1 - 9-16-2024 (4600 : L&M Village Quarterly Update) Homekey
Funding
Funding Sources Amount Status Use
Homekey Capital $6,168,000 Awarded Acquisition/Construction Homekey Operations $660,800 Awarded L&M Operations
County Capital Match $950,000 Awarded Acquisition/Construction Early Occupancy Bonus $220,000 Awarded Operations
County Operating $644,160 Awarded Operations FY 24
Total $8,642,960

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Packet Pg. 622 Attachment: Presentation - LM Quarterly Update - Q1 - 9-16-2024 (4600 : L&M Village Quarterly Update) Conclusion &
Future
Activities
Challenges – Grant timing and funding. – More permanent supportive housing locations.

Opportunities – Increasing outside funding and leveraging existing sources.
– Expansion of the Homeless Prevention
Program including, Case Management and
the Northern Sonoma County hub. – Employment connections. – Continued landlord engagement for Housing Vouchers.
– Healdsburg Scattered Site units coming
online. – Dry Creek Commons set
-asides.

8.B.a
Packet Pg. 623 Attachment: Presentation - LM Quarterly Update - Q1 - 9-16-2024 (4600 : L&M Village Quarterly Update) 2024
Point-in-Time
Count
2024 Point-in-Time Count (PIT)
The results from the 2024 Point-in-Time (PIT) Homeless Count, conducted on January 26, 2024, indicate the following changes:
• Homelessness in Healdsburg increased from 33 to 50 individuals. • 13 individuals were sheltered at the L&M Village.
• Homelessness in North County rose from 118 to 157 individuals. • Countywide, homelessness increased by approximately 11%.

Historical Point-in-Time Counts:
• While the increase in the 2024 PIT count is noteworthy, it’s important to view these numbers in the context of a broader trend. Despite fluctuations, the 2023 count marked a significant reduction, and the current figures remain below historic levels, indicating progress from the City's efforts and partnerships.
• Since the PIT count was conducted, significant work has been done through the Encampment Resolution Funding (ERF) grant, clearing key encampments along the Russian River. As a result, we expect to see further improvements in the 2025 count.

8.B.a
Packet Pg. 624 Attachment: Presentation - LM Quarterly Update - Q1 - 9-16-2024 (4600 : L&M Village Quarterly Update) Discussion
and
Questions

8.B.a
Packet Pg. 625 Attachment: Presentation - LM Quarterly Update - Q1 - 9-16-2024 (4600 : L&M Village Quarterly Update)

CITY OF HEALDSBURG

CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: September 16, 2024
SUBJECT: Appointments of the City Selection Committee and Mayors' and Councilmembers' Association Board of Directors
PREPARED BY: Raina Allan, City Clerk
STRATEGIC INITIATIVE(S):

Provide Effective Governance
RECOMMENDED ACTION(S):

Review letters of interest for the appointment to the Sonoma County Measure O Oversight Committee and direct the Mayor or his Alternate on how to vote at the City Selection Committee and Sonoma County Mayors’ and Councilmembers’ Association Board meeting on October 10, 2024.

COMMUNITY ENGAGEMENT/OUTREACH:

Not Applicable.

BACKGROUND:

The City of Healdsburg is a member of the Sonoma County City Selection Committee and the Sonoma County Mayors’ and Councilmembers’ Association. Each member appoints representatives to various regional Boards and Commissions.

DISCUSSION/ANALYSIS:

At the April 20, 2023 meeting, the City Selection Committee and the Mayors’ and Councilmembers’ Board of Directors will be considering filling vacancies on the Sonoma County Measure O Citizens Oversight Committee.

Sonoma County Measure O was approved by the voters in November 2020. Measure O is a onequarter cent sales tax that funds mental health and homelessness services. The measure is expected to generate $25 million annually for 10 years. According to Sonoma County, the Oversight Committee has the following responsibilities:
• Provide transparency and ensure fiscal accountability. • Review the receipt and expenditures of Measure O revenue, including the County’s

9.A
Packet Pg. 626
annual independent audit in conjunction with the County’s budget process. • Produce an annual oral or written report on its review which shall be considered by the Board at a public meeting.
• Committee Members will serve a three-year term and are eligible to be reappointed by their appointing body.
• The committee’s responsibilities shall not include decision-making on spending priorities, financing plans or tax rate projections or assumptions and the committee shall have no authority to direct, nor shall it direct, County or City staff or officials.

City Selection Committee Appointments:

1. Measure O Citizens Oversight Committee (County of Sonoma Mental Health and Homeless Services Citizens Oversight Committee): Two seats (to fill expiring terms of Mayor Kevin McDonnell of Petaluma and Vice Mayor Ben Ford of Cotati). Three-year term beginning in December.

Four letters received – Bed Ford, Cotati, Kevin McDonnell, Petaluma, Stephen Zollman, Sebastopol and Gerard Giudice, Rohnert Park
Copies of the letters of interest are attached.

Staff recommends that the City Council authorize the Mayor or his designee to vote on behalf of the City of Healdsburg and that the City Council provide direction on two recommended candidates. It is also recommended that if late nominations are received or if the City Selection Committee or recommends alternates, that the City Council authorize the Mayor or his designated representative, the authority to vote on these late nominations or recommendations at the City Selection Meeting or MC board meeting.

ENVIRONMENTAL STEWARDSHIP:

Not Applicable.

ALTERNATIVES:

No alternatives are proposed.

FISCAL IMPACT:

There is no fiscal impact related to the proposed action.

ENVIRONMENTAL ANALYSIS:

Pursuant to Title 14, the California Code of Regulations, Section 15378(b)(5) of the California Environmental Quality Act (“CEQA”) guidelines, the proposed action is an administrative activity of the City that will not result in direct or indirect physical changes to the environment.

ATTACHMENT(S):

Kevin McDonnell_Measure O Letter
Ben Ford_Measure O Letter
Gerard Giudice_Measure O Letter
Stephen Zollman_Measure O Letter

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Packet Pg. 627

CITY OF PETALUMA
POST OFFICE BOX 61
PETALUMA, CA 94953-0061
Kevin McDonnell
Mayor/ Alcalde
Petaluma City Hall
11 English Street
Petaluma, CA 94952
Phone (707) 778-4345
Message Phone (707) 778-4525
E-Mail
[email protected]

City Selection Committee Assignments
Deputy Clerk of the Board
County of Sonoma, Board of Supervisors
575 Administration Dr, Room 100A
Santa Rosa, CA 95403
Attn: Michelle Norman [email protected] and Kyreen Gonzalez [email protected]
Cc: Lauren Berges, [email protected]

Re: Appointment to the Sonoma County Measure O Oversight Committee To the Board,
I would appreciate your consideration for appointment to the Sonoma County Measure O Oversight
I have been a member of the Committee for the past two years and have learned so much about the Mental Health needs in the County and the ways that Measure O is addressing the needs.

I feel that my efforts and the value of the Oversight Committee are instrumental in keeping the public voice engaged with the staff and Board’s work.

I have a strong interest in seeing that the Measure’s funds are used wisely and being used conforming with the Measure’s mission.

Thanks for considering me.

Kevin McDonnell
Mayor, City of Petaluma

9.A.a
Packet Pg. 628 Attachment: Kevin McDonnell_Measure O Letter (4601 : Mayors and Councilmembers appointments 09.16.2024) City of Cotati
Sonoma County, California
________________________________________________________________ 201 W. Sierra Ave, Cotati, CA 94931 | (707) 792-4600 | www.cotaticity.org | @cityofcotati 12 August 2024
To: City Selection Committee
Sonoma County Mayors and Councilmembers Association
In Care of: Clerk of the Board
County of Sonoma, Board of Supervisors
575 Administration Drive, 100A, Santa Rosa, CA 95403
Attn: Michelle Norman [email protected] Kyreen Gonzalez [email protected]
Copy To: Lauren Berges, MCA Clerk [email protected]
Dear Colleagues:

I am happy to submit my name for reappointment to the Measure O Oversight Committee appointee. I have been representing the Cities on the Committee since its inception in 2021.

The Oversight Committee is not a decision-making body, nor does it have authority to direct county staff. Its role is to annually review revenue and expenditures from the Measure O transaction and use tax, and report its findings to the Board of Supervisors. This important function helps ensure that Measure O’s implementation matches the intent of the 68% of county voters who voted “yes.” In the last few years, this has sometimes meant making it clear to county staff that accumulating fund balances is not in accordance with the will of the voters.

Even without decision-making authority, the Committee plays an important role in ensuring that Measure O revenue is expended in ways that benefit all county residents’ mental health needs (including those that live in incorporated areas), again matching the intent of the original language. As the County Health Department goes through a leadership change, my history with the Committee since the beginning might prove helpful.

I am comfortable with the kind of detailed budget work that the appointment entails.

I would be happy to answer any questions or to discuss further—feel free to contact me at [email protected] or 707-228-0685.

I appreciate your consideration.

Sincerely,
Ben Ford
Cotati City Council

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Packet Pg. 629 Attachment: Ben Ford_Measure O Letter (4601 : Mayors and Councilmembers appointments 09.16.2024)

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Packet Pg. 630 Attachment: Gerard Giudice_Measure O Letter (4601 : Mayors and Councilmembers appointments 09.16.2024) August 9, 2024
City Selection Committee
Clerk of the Board
County of Sonoma, Board of Supervisors
575 Administration Drive, Room 100A
Santa Rosa, CA 95403
Attn: Michelle Norman and Kyreen Gonzalez
Dear Ms. Norman and Ms. Gonzalez:

Having provided representation both in the San Francisco and Sonoma County Mental Health Systems, I am excited to be applying for a Measure O Citizens Oversight Committee position.

Having been a member of the Cal Cities Community Services Policy Committee this past year and its Revenue and Taxation Committee the prior year, I am familiar with the different mental health models used up and down the state. As an alternate to our county’s Homeless Coalition I am familiar with how our county continues to distribute federal dollars.

I am excited to implement the following recommendations that Santa Rosa’s Captain Cregan provided for us at our last Mayor’s and Council Members dinner:
- Continuing discussions on the equitable sharing of County Wide Measure O funds with local jurisdictions
- Highlighting the need for additional beds and staffing at our crisis stabilization unit to avoid visits to local emergency rooms.

9.A.d
Packet Pg. 631 Attachment: Stephen Zollman_Measure O Letter (4601 : Mayors and Councilmembers appointments 09.16.2024) - Working towards a future of creating co-responder models of trained officers paired with a licensed clinician to respond to armed or violent encounters with those experiencing a mental health crisis
- Increase mental health and de-escalation training for our officers in your local police departments.
-
I would be honored to receive your support to serve in this position.

Sincerely,
Stephen C. Zollman
Sebastopol Vice Mayor
[email protected]

9.A.d
Packet Pg. 632 Attachment: Stephen Zollman_Measure O Letter (4601 : Mayors and Councilmembers appointments 09.16.2024) 9/11/2024 – Page 1

CITY OF HEALDSBURG

CITY COUNCIL FUTURE AGENDA ITEMS
(NOTE: The schedule is tentative and subject to change pending final publication and posting of the City Council meeting agenda) October 7, 2024 Domestic Violence Awareness Month Proclamation Arts and Culture Commission – Second Reading
Review Capital Improvement Program and Reestablish Appropriations for Continuing Projects Revisions to the Memorandum of Understanding with 421 Foss Street LLC (Duchamp Hotel) for the Foley Family Community Pavilion Project
Saggio Hills and Badger Park Design – Contract Approval Prohousing Incentive Program (PIP) funding
Library Renovation Funding Resolution
Emergency Operations Plan update adoption
Active Transportation Plan Presentation
October 21, 2024 2023 Power Content Label
Mill District Ordinance – 2
nd Reading
Appoint Council Subcommittee to interview Arts and Culture Commission Applicants Saggio Hills Development Park Naming Proposals
November 4, 2024 2025 Special Event Requests
IT Project and GIS update
Corazon Lease Agreement Extension
November 18, 2024 Memorandum of Understanding to be a member agency in the Russian River Reuse Collective (R3C) Discussion of Future Fireworks Shows and Possible Alternatives FY 24-25 Q1 Financial Update

13.1.a
Packet Pg. 633 Attachment: Agenda Planning Sheet (4607 : Future Agenda Items - September 16, 2024) 9/11/2024 – Page 2
December 2, 2024 Employee Anniversaries – Victor Halverson (35 years), Eddie Uribe (20 years) and John Peterson (5 years) Sports Organization Affiliation Agreements
December 16, 2024 Reach for Home Quarterly Update
Housing Element Strategic Implementation Plan – Professional Services Agreement Canvas of 2024 Election Results - Installation of New Councilmembers Selection of Mayor and Vice Mayor 2024
Annual Appointments to regional boards and commissions
2025 City Council Meeting Calendar
(NOTE: The schedule is tentative and subject to change pending final publication and posting of the City Council meeting agenda)

13.1.a
Packet Pg. 634 Attachment: Agenda Planning Sheet (4607 : Future Agenda Items - September 16, 2024)