CITY OF HEALDSBURG
CITY COUNCIL/REDEVELOPMENT
SUCCESSOR AGENCY
REGULAR MEETING AGENDA
Meeting Date: November 17, 2025
Time: 06:00 PM
City Hall Council Chamber
401 Grove Street
Healdsburg, CA 95448
To join by computer, tablet, or mobile device:
Go to https://zoom.us/join and type in the Webinar ID: 815 8894 3494 or follow this link:
healdsburg.gov/zoom (Pre-registration for the meeting is not required.) To view the agenda online, visit healdsburg.gov/agendas. To view the Council Meeting PowerPoint presentations or correspondence received after the agenda packet has been posted, visit healdsburg.gov/presentations. To electronically submit correspondence regarding an item on the agenda, please email [email protected]. Documents and correspondence received 72 hours prior to the meeting will be posted by 10:00 a.m. the following business day.
CALL TO ORDER/ROLL CALL
Pledge of Allegiance
Approval of Agenda
REPORT ON CLOSED SESSION(S)
ANNOUNCEMENTS/PRESENTATIONS
Proclamation Commemorating Smith Robinson Volunteer Spirit Day
CITY MANAGER REPORTS
PUBLIC COMMENTS ON ITEMS ON THE CONSENT CALENDAR AND NON
AGENDA ITEMS
This time is set aside to receive comments from the public regarding matters of general interest not on the agenda, but related to City Council/RSA business. Pursuant to the
1. 1.a
1.b
2. 3.
3.a
4. 5.
1 of 207
Brown Act, however, the City Council cannot consider any issues or take action on any requests during this comment period. Public comment on non-agenda items is limited to thirty (30) minutes total for all speakers, with each speaker given no more than three (3) minutes. If there are more than ten (10) audience/public comment speakers, the Mayor may reduce each speaker’s time from three (3) minutes so that all speakers have an equal time to speak. At the Mayor’s discretion, the public comment period may be extended past 30 minutes. Members from the public wishing to speak on a Consent Agenda item should notify the Mayor during Public Comments.
CONSENT CALENDAR
The following items listed on the Consent Calendar are considered routine in nature or have been previously reviewed by the Council and require little or no further discussion by the Council, public, or applicant and action will be taken by the City Council by a single motion. A Councilmember may request that an item be removed from the Consent Calendar and action taken separately. Consent by a majority of the Councilmembers present will be required in order to remove the item. In the event an item is removed, the matter will be considered immediately following the adoption of the Consent Calendar. 1408 University Avenue
Adopt a Resolution declaring 1408 University Avenue as surplus land pursuant to the California Surplus Land Act (Government Code Section 54220 et seq.).
Rehabilitation of the Victory Apartments at 308 East Street Bid Award Adopt a Resolution conditionally awarding the contract for the rehabilitation of the Victory Apartments at 308 East Street to Cestarollo Construction LLC in an amount not-to-exceed $326,246, authorizing the City Manager to execute the construction contract and related change orders, approving a 10% contract contingency in the amount of $32,624.
Abel De Luna Community Center 2025 Re-Roof Project
Adopt a Resolution conditionally awarding the Abel De Luna Community Center 2025 Re-Roof Project to Diablo Roofing, Inc., for an amount not-to-exceed $245,670; authorizing the City Manager to execute the agreement and related change orders up to 5% of the original agreement amount; and amending the adopted FY 2025-2026 budget.
Approval of Minutes
Approve the June 30, 2025 Special Meeting Minutes, the August 18, 2025 Special Meeting Minutes and the August 18, 2025 Regular Meeting Minutes.
PUBLIC HEARINGS
6. 6.a
6.b
6.c
6.d
7. City Council/RSA Regular Meeting Agenda November 17, 2025 2 of 207
2025 California Building Standards with Amendments
Pass an Ordinance repealing Chapter 15.04 of the Healdsburg Municipal Code as currently in effect, amend Chapter 15.04 of the Healdsburg Municipal Code and adopt by reference the 2025 California Building Standards Code Title 24 which includes: the California Administrative Code Part 1, the California Building Code Part 2 Volumes 1 & 2 including Appendix Chapter B and J as amended, the California Residential Code Part 2.5 as amended, the California Electrical Code Part 3 and Tables as amended, the California Mechanical Code Part 4 and Standards as amended, the California Plumbing Code Part 5 and Standards as amended, the California Energy Code Part 6, the California Wildland-Urban Interface Code Part 7, the California Historical Code Part 8, the California Fire Code Part 9 as amended, the California Existing Building Code Part 10 as amended, The California Green Building Standards Code Part 11 as amended, the California Referenced Standards Code Part 12, and the 2024 International Property Maintenance Code as amended.
Amendment of Inclusionary Housing Ordinance (In-Lieu Fee Elimination for Projects Under Five Units)
Introduce for first reading by title only, waiving further reading of the text, an ordinance amending Section 20.20.030 of the Healdsburg Municipal Code (Inclusionary Housing Ordinance) to eliminate the in-lieu fee or alternate compliance requirements for projects with fewer than five units.
Land Use Code Amendments to Address Changes in State Accessory Dwelling Unit (ADU) law and State Density Bonus law
1. Conduct a public hearing; and
2. Introduce for first reading, by title only, waiving further reading of the text, an ordinance amending Healdsburg Municipal Code Title 20, Section 20.20.010:
Accessory Dwelling Units and Junior Accessory Dwelling Units and Section
20.28.310 Definitions to reflect changes in State ADU law; and
3. Introduce for first reading, by title only, waiving further reading of the text, an ordinance amending Healdsburg Municipal Code Title 20, Section 20.20.035:
Affordable Housing Incentives to reflect changes in State Density Bonus law.
OLD BUSINESS
Fiscal Year 2025-26 First Quarter Financial Update
Adopt a Resolution approving amendment to the Fiscal Year 2025-26 Adopted Budget.
Appointment to the Arts and Culture Commission
7.a
7.b
7.c
8. 8.a
8.b
City Council/RSA Regular Meeting Agenda November 17, 2025 3 of 207
Appoint one applicant to the Arts and Culture Commission for a term of two years and one month due to expire January 1, 2028.
NEW BUSINESS
2025 California Fire Code and California Wildland–Urban Interface (WUI) Code with Local Amendments
Introduce for first reading, by title only, waiving further reading of the text of an ordinance of the City Council of the City of Healdsburg repealing Ordinance No. 1218 and adopting by reference the 2025 California Fire Code (Part 9, Title 24) and the 2025 California Wildland–Urban Interface (WUI) Code (Part 2.5, Title 24), together with reaffirmed local amendments necessary due to Healdsburg’s local climatic, geological, and topographical conditions.
Set a public hearing on adoption of the ordinance for December 1, 2025, and publish notice of the public hearing in accordance with Government Code Sections 50022.3 and 6066.
Revenue Options for Infrastructure & Road Repair
Receive presentation and provide feedback to staff.
City Council Discussion on Microtransit Options in Healdsburg At the November 3, 2025 City Council Meeting, Council asked to agendize a discussion on the potential formation of a Council Subcommittee to discuss microtransit options in Healdsburg.
COUNCIL REPORTS ON MATTERS OF INTEREST OCCURRING SINCE
PREVIOUS REGULAR MEETING/EXPENSE REIMBURSEMENT REPORTS
ADJOURN CITY COUNCIL/RSA MEETING
FUTURE AGENDA ITEMS
Future Agenda Items for 2025
SB 343 - DOCUMENTS RELATED TO OPEN SESSION AGENDAS: Any writings or documents provided to a majority of the City Council/Redevelopment Successor Agency Board regarding any item on this agenda after the posting of this agenda and not otherwise exempt from disclosure, will be made available for public review in the City Clerk's Office located at City Hall, 401 Grove Street, Healdsburg, during normal business hours. If supplemental materials are made available to the
9. 9.a
9.b
9.c
10. 11.
12. 12.a
City Council/RSA Regular Meeting Agenda November 17, 2025 4 of 207
members of the City Council/Redevelopment Successor Agency Board at the meeting, a copy will be available for public review at the City Hall Council Chambers, 401 Grove Street, Healdsburg, CA 95448.
These writings will be made available in appropriate alternative formats upon request by a person with a disability, as required by the Americans with Disabilities Act.
DISABLED ACCOMMODATIONS: The City of Healdsburg will make reasonable accommodations for persons having special needs due to disabilities. Please contact Raina Allan, City Clerk, at Healdsburg City Hall, 401 Grove Street, Healdsburg, California, 431-3317, at least 72 hours prior to the meeting, to ensure the necessary accommodations are made.
City Council/RSA Regular Meeting Agenda November 17, 2025 5 of 207
CITY OF HEALDSBURG
PROCLAMATION
A PROCLAMATION OF THE CITY COUNCIL OF THE CITY
OF HEALDSBURG HONORING NOVEMBER 8, 2025 AS
SMITH ROBINSON VOLUNTEER SPIRIT DAY IN THE CITY
OF HEALDSBURG
WHEREAS, The Robinson family was the only African American family in town when Jesse and Elzora Robinson moved to Healdsburg in 1919; and WHEREAS, their son Smith Robinson stands out in Healdsburg history as the community’s beloved “Ambassador of Good Will”; and
WHEREAS, A popular student leader and star athlete, Smith graduated from Healdsburg High School in 1927; and
WHEREAS, despite a life-threatening heart condition Smith devoted the rest of his life to service; and
WHEREAS, he became a track and football coach for the high school, an assistant scout leader, director of the youth Chancel Choir at the Healdsburg Federated Church; and WHEREAS, unable to serve in the military, he contributed to the war effort by helping to raise morale; he wrote hundreds of personal letters a month and mailed "Smitty's Scoops," his hometown newsletter, to every Healdsburg service member; and WHEREAS, during the Korean War, Smith supported the adoption of the 1st Battalion of the U.S. Army 7th Infantry Regiment and Healdsburg Mayor Ron Henderson issued a proclamation in 1951 for the City of Healdsburg to officially “adopt” the Battalion; and WHEREAS, every service club, congregation and volunteer group contributed time, labor, gifts and money to the soldiers; the grateful soldiers received shipments of magazines, cookies, tobacco, candles, radios, stationery, sewing kits and toiletries; and WHEREAS, Smith Robinson, a Healdsburg Rotary club member and chair of Sonoma County Council for Civic Unity, became famous for his support of troops and local youth; and WHEREAS, in 1953 Smith Robinson was the Grand Marshal of the FFA parade, in 1954, he was surprised as the featured guest on the television show, “This is Your Life and in November of 1960, was named Ambassador of Good Will by the Healdsburg City Council. Smith died at the age of 55 in 1963; and
WHEREAS, the Smith Robinson Gymnasium at Healdsburg High School was dedicated the following year; and
Item 3.a
6 of 207
WHEREAS, still remembered today, Smith Robinson’s legacy of friendship and service exemplifies the volunteer spirit of Healdsburg.
NOW, THEREFORE, BE IT PROCLAIMED, that the City Council of the City of Healdsburg honors November 8, 2025 as Smith Robinson Volunteer Spirit Day in the City of Healdsburg.
DATED: November 17, 2025
SO ORDERED:
________________________________
Evelyn L. Mitchell, Mayor
Item 3.a
7 of 207
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: November 17, 2025
SUBJECT: 1408 University Avenue
PREPARED BY: Griselda Villarreal, Administrative Analyst II STRATEGIC INITIATIVE(S):
Provide Effective Governance
RECOMMENDED ACTION(S):
Adopt a Resolution declaring 1408 University Avenue as surplus land pursuant to the California Surplus Land Act (Government Code Section 54220 et seq.).
COMMUNITY ENGAGEMENT/OUTREACH:
Staff presented this item at a public meeting on October 6, 2025, where the City Council received public comment and directed staff to initiate compliance with the California Surplus Land Act (Government Code § 54220 et seq.) for the purpose of selling or otherwise transferring the property located at 1408 University Avenue (“Property”). On March 17, 2025, the City Council adopted Resolution No. 18-2025, approving the termination of the deed restriction with Shriners Hospitals for Children. That action allowed consideration of alternative uses but did not address the surplus land designation or disposition. This current action is the next procedural step toward potential reuse or sale of the Property consistent with State law.
BACKGROUND:
On January 9, 1957, Healdsburg residents Cecil G. Gauntlett and Claire E. Gauntlett (together, the “Grantors”) conveyed 1408 University Avenue (“Property”) by grant deed (“Grant Deed”) to the City of Healdsburg at no cost.
On January 22, 1957, the City Council adopted Resolution No. 12 (1957) approving and accepting the Grant Deed, which restricted the use of the Property to a Municipal Fire House Station or other municipal purpose, subject to the written approval of the Grantors (the “Deed Restriction”).
In December 1970, upon death of the Grantors, their estate and the interest in the Deed Restriction passed to Shriners Hospitals for Children (“Shriners”).
Item 6.a
8 of 207
In 1989, the City determined through analysis, including a geotechnical investigation, that the Property was not suitable for a Fire House or other similar municipal purposes due to geological and topographical limitations.
On February 14, 2025, Shriners executed the Deed Restriction Termination Agreement and Quitclaim Deed (“Agreement”), releasing the Deed Restriction.
On March 17, 2025, the City Council adopted Resolution No. 18-2025 approving the Agreement and releasing the Deed Restriction. Under the Agreement, any future sale proceeds, if the Surplus Land Act process does not result in affordable housing development, must be used to support City affordable housing initiatives.
On October 6, 2025, the City Council, at a regular public meeting, directed staff to initiate compliance with the California Surplus Land Act (“SLA”) for potential disposition, consistent with Government Code Section § 54221(b)(1), this action initiated the SLA process.
DISCUSSION/ANALYSIS:
The SLA, Government Code Sections 54220–54234 requires local agencies to identify and declare publicly owned real property as “surplus” and take additional measures before it may be sold or otherwise disposed of. The intent of the SLA is to prioritize surplus land for affordable housing, open space, and other public purposes.
Declaring the Property as surplus initiates a state-mandated notification process. Upon City Council adoption of the proposed Resolution, staff will notify housing developers, public agencies, and other eligible entities of the availability of the site in accordance with the SLA’s requirements.
If no qualifying proposal is received within the prescribed timeframe, the City may then consider other disposition options.
Staff has reviewed the Property and determined it is not suitable for current or foreseeable municipal uses due to geological and topographical limitations. Declaring it as surplus allows the City to comply with State law while pursuing opportunities that align with the City’s housing and land use objectives.
Upon the City’s determination that the Property is surplus land, the procedures set forth in California Government Code section 54220, et seq. must be followed. Any agreement for the sale or lease of the Property would be brought to the City Council for consideration at a future date.
ENVIRONMENTAL STEWARDSHIP:
Declaring the Property as surplus land is an administrative action and does not authorize any physical development or change in land use. Therefore, it will not result in any direct environmental impact. Any future development proposal or disposition of the Property will be subject to separate environmental review under the California Environmental Quality Act (CEQA).
ALTERNATIVES:
The recommended action to adopt the proposed Resolution declaring 1408 University Avenue surplus land pursuant to the SLA will bring the City into compliance with the SLA, and if the Item 6.a
9 of 207
Property is sold, the proceeds will be directed toward municipal purposes in the form of affordable housing initiatives.
If City Council elects to not adopt the Resolution, this option would delay or preclude disposition of the Property, requiring continued City ownership and maintenance without clear future use.
FISCAL IMPACT:
The Property located at 1408 University Avenue was originally conveyed to the City at no cost.
Adoption of the Resolution declaring the Property surplus will have no direct fiscal impact. Should the Property be sold in the future, the transaction would generate one-time revenue for the City.
Final proceeds would be determined by market conditions at the time of sale and subject to the terms approved by the City Council.
ENVIRONMENTAL ANALYSIS:
Requesting City Council adopt a proposed Resolution declaring 1408 University Avenue as Surplus land pursuant to the California Surplus Land Act (Government Code Section 54220 et seq.), is not a “project” under CEQA Guidelines Section 15378. This action is administrative in nature and will not result in direct or indirect physical changes to the environment. No development, permit, or entitlement is being proposed at this time, and any CEQA analysis would be premature because “too little is known about environmental impacts to which it might lead to allow those impacts to be meaningfully analyzed.” (Friends of the Sierra Railroad v. Tuolumne Park & Recreation Dist. (2007) 147 Cal.App.4th 643, 664.).
Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3), this action is exempt because it can be seen with certainty that there is no possibility the declaration of surplus land will have a significant effect on the environment. Future development or disposition of the site will require separate CEQA analysis.
ATTACHMENT(S):
Resolution
Exhibit A
Item 6.a
10 of 207
4924-0373-2855 v1
CITY OF HEALDSBURG
RESOLUTION NO.____-2025
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG DECLARING 1408 UNIVERSITY AVENUE AS
“SURPLUS LAND” PURSUANT TO THE SURPLUS LAND
ACT (GOVERNMENT CODE SECTIONS 54220 ET SEQ.)
WHEREAS, the City of Healdsburg (“City”) owns certain real property, located in the City of Healdsburg at 1408 University Avenue, APN 002-533-002, (“Property”); and WHEREAS, under the Surplus Land Act, Government Code Sections 54220-54233 (“SLA”), surplus land is land owned by the City for which the City Council takes formal action in a regular public meeting declaring the land is surplus and not necessary for the City’s use; and WHEREAS, the SLA requires local agencies to formally declare agency-owned properties as surplus land prior to taking actions to dispose of such properties and to issue Notices of Availability to eligible entities; and; and
WHEREAS, pursuant to the SLA, land is necessary for the City’s use if the land is being used, or is planned to be used pursuant to a written plan adopted by the City Council, for City work or operations; and
WHEREAS, City staff have evaluated the Property for its potential to be used for alternate City work or operations (i.e., for the City’s “agency use” as defined by Government Code section 54221(c)) and has determined that the Property is not needed for such City uses at this time; and WHEREAS, on October 6, 2025, the City Council of the City of Healdsburg provided direction to initiate the process to dispose of the Property pursuant to the SLA; and WHEREAS, this declaration of surplus land does not obligate the City to subsequently dispose of the land nor to offer incentives or concessions to any interested housing developer.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Healdsburg hereby:
1. Adopts and incorporates the foregoing recitals as the findings of the City of Healdsburg; and
2. Finds that designation of the Property as surplus does not have the potential for creating a significant effect on the environment and is therefore exempt from further review under the California Environmental Quality Act (“CEQA”) pursuant to State CEQA Guidelines Section 15060(c)(3) because it is not a project as defined by the CEQA Guidelines Section 15378. Declaring the Property to be surplus does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment. If and when the Property is sold to a purchaser and that purchaser proposes a use for the Property that requires a discretionary permit and CEQA review, that future use and project will be analyzed at the appropriate time in accordance with CEQA.
Item 6.a
11 of 207
4924-0373-2855 v1
3. Finds, based on the forgoing recitals and the staff report accompanying this Resolution, that the Property as depicted in Exhibit A is not necessary for the City’s use;
4. Declares that the Property is surplus land as defined by Government Code Section 54221; and
5. Authorizes the City Manager or their designee to issue a Notice of Availability and engage in good faith negotiations for the Property, in compliance with the SLA.
PASSED, APPROVED AND ADOPTED this 17th day of November 2025, by the following vote:
SO ORDERED: ATTEST:
___________________________________ _______________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Item 6.a
12 of 207
EXHIBIT "A"
Legal Description
CLTA Preliminary Report Form - Modified (11.17.06) Printed: 12.22.23 @ 02:49 PM by SCA0002402.doc / Updated: 08.09.23 3 CA-FT---SPS-1-23-FSNX-9042300413 For APN/Parcel ID(s): 002-533-002-000
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF HEALDSBURG, COUNTY OF SONOMA, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS:
BEING a portion of the lands of C. G. Gauntlett adjacent to the City of Healdsburg in Section 16 T. 9 N. R.9 N.
W., M.D. M., and particularly described as follows:
BEGINNING at a 1 1/4" pipe monument marking the center of Section 16; thence N. 89° 54' W. 97.20 feet to a 1 1/4" pipe monument; thence N. 30° 45' W., 97.2 feet to a 1/2" pipe; thence N. 42° 00' W., 28.45 feet; thence curving to the left with a radius of 325 feet for a distance of 74.69 feet; thence N. 55° 10' W., 13.59 feet; thence curving to the right with a radius of 275 feet for a distance of 88.03 feet; thence N. 52° 32' E., 57.44 feet to a 1/2" Pipe on the City Line; thence N. 52° 32' E., 269.0 feet to a 1/2" pipe; thence S. 15° 55' E., 136.57 feet to a 1/2" pipe; thence S. 18° 38' W., 208.72 feet to a 1/2" pipe; thence curving. to the right, from a tangent which bears S. 71° 22' E., with a radius of 97.2 feet for a distance of 121.24 feet to the point of beginning.
Item 6.a
13 of 207
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: November 17, 2025
SUBJECT: Rehabilitation of the Victory Apartments at 308 East Street Bid Award PREPARED BY: Griselda Villarreal, Administrative Analyst II STRATEGIC INITIATIVE(S):
Expand Affordable Housing Opportunities
Provide Effective Governance
RECOMMENDED ACTION(S):
Adopt a Resolution conditionally awarding the contract for the rehabilitation of the Victory Apartments at 308 East Street to Cestarollo Construction LLC in an amount not-to-exceed $326,246, authorizing the City Manager to execute the construction contract and related change orders, approving a 10% contract contingency in the amount of $32,624.
COMMUNITY ENGAGEMENT/OUTREACH:
This item will be discussed at a public meeting, where the public will have an opportunity to provide comment. On December 2, 2024, the public was provided the opportunity to comment on the adoption of a resolution accepting a Prohousing Incentive Program (“PIP”) grant award of $560,000 from the California Department of Housing and Community Development (“HCD”) for the rehabilitation and preservation of Victory Studios and Apartments (“Victory Apartments”).
The project and grant award are consistent with the goals and policies of the City’s adopted 6th Cycle Housing Element, which was developed through an extensive public process involving significant community engagement and input.
BACKGROUND:
In 2019, Assembly Bill 101 established the Prohousing Designation Program (“PDP”), administered by HCD to incentivize jurisdictions that comply with housing laws, meet housing element requirements, and enact Prohousing policies that go beyond existing law.
On December 29, 2023, HCD awarded the City of Healdsburg a Prohousing Designation with a score of 41 points, making the City eligible to apply for Round 2 PIP funding and qualifying the City for the maximum award available to jurisdictions with populations under 20,000, per the Round 2 PIP Notice of Funding Availability (“NOFA”) guidelines.
Item 6.b
14 of 207
On March 18, 2024, the City Council adopted Resolution No. 22-2024, authorizing the City Manager to apply for Round 2 PIP funding, in response to HCD’s NOFA released on January 23, 2024, in the amount of $9,483,402.17.
On August 1, 2024, HCD announced that the City was one of 50 California communities approved for Round 2 PIP funding, awarding $560,000 to the City of Healdsburg. The award consists of a base amount of $150,000, plus an additional bonus of $410,000 based on the City’s Prohousing Designation score of 41 points.
On December 2, 2024, the City Council adopted Resolution No. 135-2024, accepting the $560,000 PIP grant award for the rehabilitation of the Victory Apartments.
On June 13, 2025, the City entered into a Professional Services Agreement with Alameida Architecture for the design and construction documents for the renovations and bidding for the project.
On October 8, 2025, the City issued a notice to bidders for the construction of the project.
On October 23, 2025, the City received five bids for the improvements to the Victory Apartments.
Should the City Council approve this Resolution, the City and its partners are ready to begin work.
DISCUSSION/ANALYSIS:
Victory Apartments Rehabilitation
The Victory Apartments, a City-owned facility, provides 11 units of supportive housing managed by Reach for Home. The property serves individuals and families experiencing or at risk of homelessness.
In December 2024, the City Council approved allocating the full $560,000 in PIP grant funds toward rehabilitation of the Victory Apartments—specifically four units requiring immediate attention—to address critical health, safety, and building condition deficiencies. The last major renovation occurred in 2002–2003, and the facility now requires substantial upgrades to ensure continued habitability and compliance with current building standards.
The proposed scope of work includes renovation of exterior balconies and finishes; installation of new heat pumps in each unit; lighting upgrades; fire sprinkler and alarm system rehabilitation; and a range of interior and exterior improvements. Collectively, these repairs will extend the property’s useful life, improve energy efficiency and safety, and preserve one of the City’s key affordable housing assets.
Bid Award
A notice inviting bids was advertised in accordance with all applicable procedures and the City received five bids. The lowest responsive, responsible bid was received from Cestarollo Construction LLC of Chico, California, in the amount of $168,321, for the base bid and $138,425 and $19,500 for bid alternates 1 and 2 respectively. The other bids received ranged from $417,828 to $601,000. A copy of the bid summary is attached as Exhibit B.
Item 6.b
15 of 207
The bid from Cestarollo Construction LLC satisfies the bidding requirements for the work proposed at the Victory Apartments.
Staff recommends conditionally awarding the contract for the rehabilitation of the Victory Apartments at 308 East Street in an amount not-to-exceed $326,246.
ENVIRONMENTAL STEWARDSHIP:
The technical specifications for the project include general requirements and procedures for compliance with the California Code of Regulations, the California Green Building Standards Code (“CALGreen”), Part 11, Title 24. These requirements include but are not limited to:
provisions for Construction Waste Management and Disposal; VOC Restrictions; Construction Site Best Management Practices; a Storm Water pollution Prevention Plan; and Pollutant control.
ALTERNATIVES:
The City Council may choose not to approve the recommended action. If such alternative is chosen, additional direction to staff is requested.
FISCAL IMPACT:
The $560,000 PIP grant awarded to the City does not require matching funds and will be disbursed on a reimbursement basis in accordance with PIP Guidelines. All funds must be expended by the Round 2 deadline of June 30, 2026.
The bid price for construction of improvements at Victory Apartments is $326,246. A 10% contingency, or $32,624, is recommended to address unforeseen issues that may arise during construction. The total proposed construction cost is $358,870. The City executed a contract with Alameida Architecture for $44,800 to complete design and construction documents bringing the total estimated project cost to $403,670.
Appropriations for the Victory Studios Rehabilitation Project OT004 are included in the Fiscal Year 2025-26 Budget. The total project budget is $560,000 funded entirely by the PIP grant.
ENVIRONMENTAL ANALYSIS:
The proposed Project involves the rehabilitation of an existing, operational apartment complex that provides permanent housing to individuals and families experiencing or at risk of homelessness. This Project does not involve any changes in land use or density, nor does it involve any expansion of use. Accordingly, it is exempt from review under the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines, which exempts the repair and minor alteration of existing public or private structures involving negligible or no expansion of use. The Project is also exempt under Section 15061(b)(3), commonly known as the common sense exemption, which acknowledges that CEQA applies only to projects which have the potential for causing a significant effect on the environment. In this instance because there is no change in the land use, density, and no expansion of use, there is no potential for significant environmental impact. Therefore, the proposed Project is not subject to CEQA.
Item 6.b
16 of 207
ATTACHMENT(S):
Resolution
Bid Summary
Item 6.b
17 of 207
CITY OF HEALDSBURG
RESOLUTION NO.____-2025
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG AWARDING THE CONTRACT FOR THE
REHABILITATION OF THE VICTORY APARTMENTS AT 308
EAST STREET TO CESTAROLLO CONSTRUCTION LLC IN
AN AMOUNT NOT-TO-EXCEED $326,246, AUTHORIZING
THE CITY MANAGER TO EXECUTE THE CONSTRUCTION
CONTRACT AND RELATED CHANGE ORDERS,
APPROVING A 10% CONTRACT CONTINGENCY IN THE
AMOUNT OF $32,624
WHEREAS, the City of Healdsburg owns and maintains the Victory Studios and Apartments (“Victory Apartments”) located at 306/308 East Street, which provide essential supportive and affordable housing opportunities within the community; and WHEREAS, City staff have identified the need for rehabilitation to address deferred maintenance, health, and safety issues and to extend the useful life of this affordable housing asset; and
WHEREAS, in 2019, Assembly Bill 101 established the Prohousing Designation Program (“PDP”), administered by the California Department of Housing and Community Development (“HCD”), to incentivize jurisdictions that comply with housing laws, meet housing element requirements, and adopt Prohousing policies that go beyond existing law; and WHEREAS, on December 29, 2023, HCD awarded the City of Healdsburg a Prohousing Designation with a score of 41 points, qualifying the City for the maximum award available to jurisdictions with populations under 20,000 pursuant to the Round 2 Prohousing Incentive Program (“PIP”) Notice of Funding Availability (“NOFA”) guidelines; and WHEREAS, on March 18, 2024, the City Council adopted Resolution No. 22-2024, authorizing the City Manager to apply for Round 2 PIP funding in response to HCD’s NOFA, for $9,483,402; and
WHEREAS, on August 1, 2024, HCD announced that the City was one of 50 California communities approved for Round 2 PIP funding, awarding the City a total of $560,000 consisting of a base award of $150,000 and a $410,000 bonus based on the City’s Prohousing score; and WHEREAS, on December 2, 2024, the City Council adopted Resolution No. 135-2024 accepting the $560,000 PIP grant award for the rehabilitation of the Victory Apartments; and WHEREAS, on June 13, 2024, the City entered into a Professional Services Agreement with Alameida Architecture for design development, preparation of construction documents, and bid support services; and
WHEREAS, on October 8, 2025, a Notice Inviting Bids for the construction of the project was advertised in accordance with all applicable public contracting procedures, and the City received five (5) bids on October 23, 2025; and
Item 6.b
18 of 207
WHEREAS, the lowest responsive and responsible bid, with a base bid of $168,321, was submitted by Cestarollo Construction LLC of Chico, California; and WHEREAS, the bid submitted by Cestarollo Construction LLC satisfies the bidding requirements for the project as described in the bid instructions and contains no irregularities; and WHEREAS, the rehabilitation of existing residential units and minor exterior site improvements constitute a project that is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines, as the project involves the repair, maintenance, and minor alteration of existing structures with no expansion of use.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Healdsburg hereby:
1. Awards the contract for the rehabilitation of the Victory Apartments at 308 East Street to Cestarollo Construction LLC in an amount not to exceed $326,246.
2. Approves a 10% contract contingency in the amount of $32,624 to accommodate potential unforeseen conditions and necessary change orders.
3. Authorizes the City Manager to execute the construction contract and related change orders on behalf of the City.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Healdsburg, this 17th day of November 2025, by the following vote:
SO ORDERED: ATTEST:
__________________________________ _____________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Item 6.b
19 of 207
Total Cost (in
figures
Total Cost (in
figures
Total Cost (in
figures
Total Cost (in
figures
Total Cost (in
figures
$ 364,705.00 $268,518.00 $279,000.00 $189,998.00 $168,321.00 Bid Alternate 1 $ 98,540.00 $ 94,425.00 $ 262,000.00 $ 189,425.00 $ 138,425.00 Bid Alternate 2 $ 45,738.00 $ 54,885.88 $ 60,000.00 $ 22,546.00 $ 19,500.00 Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Tim Gunderson
Electric / Santa
Rosa, CA
Electrical / Base: $13,000;
Alt.: $12,800
Alpha Fire
Suppression / Santa
Rosa, CA
Fire Suppression /
$20,800
O'Rourke / Santa
Rosa Electrical / $15,000
Applied Finishes /
Chico, CA Paint / $38,279
Applied Finishes /
Chico, CA Paint / $27,000
Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Henry's
Mechanical /
Windsor, CA
HVAC / Base: $5,119; Alt:
$63,952
O'Rourke / Santa
Rosa Electrical / $2,864 IBS / Santa Rosa HVAC / $155,000 Alpha Fire
Suppression / Santa
Rosa, CA
Fire Suppression /
$20,800
Tim Gunderson
Electric / Santa Rosa,
CA Electrical / $14,000
Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Highpoint /
Rohnert Park, CA Wall Panels / $19,900
NorCal Glass / Santa
Rosa
Sliding Doors /
$23,000
All In Heating and
Cooling / Redwood
Valley, CA HVAC / $91,500
Ultra Ceilings / Fair
Oaks, CA Wall Panels / $7,000
Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount RLS Fire
Protection
Services / Santa
Rosa, CA Fire Sprinklers / $20,585
Sonoma Drywall /
Santa Rosa, CA Drywall / $16,000
Topnotch
Mechanical /
Sacranmento, CA HVAC / $100,000
Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount KBI / Petaluma,
CA Painting / $59,490
Alpha Fire
Suppression / Santa
Rosa, CA
Fire Suppression /
$21,000
Alpha Fire
Suppression / Santa
Rosa, CA
Fire Suppression /
$20,000
Sub/Location Trade/Amount
Highpoint / Rohnert
Park, CA Wall Panels / $20,000
Sub/Location Trade/Amount
Applied Finishes /
Chico, CA Paint / $40,000
James Day Construction
Inc.
Cestarollo Construction
LLC
Kirby Construction
NG Builder Company Company
Base Bid Total
M3 Integrated Services
BID SUMMARY: IMPROVEMENTS TO 308 EAST
STREET APARTMENTS CIP-17-025 BID OPENING
DATE: October 23rd, 2025 @ 2PM
Item 6.b
20 of 207
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: November 17, 2025
SUBJECT: Abel De Luna Community Center 2025 Re-Roof Project PREPARED BY: Tyler Kettmann, Central Services Manager
STRATEGIC INITIATIVE(S):
- Maintain and Improve Infrastructure and Facilities
RECOMMENDED ACTION(S):
Adopt a Resolution conditionally awarding the Abel De Luna Community Center 2025 Re-Roof Project to Diablo Roofing, Inc., for an amount not-to-exceed $245,670; authorizing the City Manager to execute the agreement and related change orders up to 5% of the original agreement amount; and amending the adopted FY 2025-2026 budget.
COMMUNITY ENGAGEMENT/OUTREACH:
The Abel De Luna Community Center 2025 Re-Roof Project was advertised to the public in the Santa Rosa Press Democrat on September 17, 2025, and September 22, 2025. It was also posted on the City’s website. Staff conducted a pre-bid meeting on September 30, 2025, followed by a tour of the facility.
BACKGROUND:
The Abel De Luna Community Center (ADLCC) was built in 1990 as Foss Creek Elementary School. In 2011, prior to the purchase of the ADLCC from the Healdsburg Unified School District (the “District”), the City hired Interactive Resources, Inc. to perform a building condition report covering the following components: roofs, walls, mechanical systems, plumbing, and potential mold. The assessment found the age of the roof and HVAC units dated back to the original construction, making them approximately 35 years old today, which is well past the end of their useful life. When the ADLCC was purchased from the District, funding was allocated for repairing the concerns found in the building condition report.
In late 2014, the City solicited proposals from architectural firms to develop an improvement plan for restoring the roof, replacing HVAC units throughout the facility, electrical upgrades, and improving the restrooms. The City contracted with Donald Alameida, of Alameida Architecture to design the improvements project (the “project”) for the ADLCC.
Item 6.c
21 of 207
A site improvement project completed in early 2016 included scope that provided a restorative emulsion coating system on the roof to extend its useful life for an estimated five to eight years.
Staff have since identified continued deficiencies with the roof at the ADLCC in recent years. The emulsion coating has failed in several areas, causing more leaks to appear inside the building. Staff determined there was a need to have an architect review the findings and design a long-term solution.
DISCUSSION/ANALYSIS:
In September 2024, City staff engaged Alameida Architecture to assist in accomplishing the goal of replacing the membrane flat roof with a more long-term solution, while still maintaining the existing metal pitched roof structure which remains in relatively good condition. The design costs for the plans and specifications totaled $25,600. Abel De Luna Community Center 2025 Re-Roof Project includes replacement of built-up roofing with thermoplastic polyolefin (TPO) single ply membrane roofing. The City advertised the Project for construction consistent with the Healdsburg Municipal Code.
Bids were opened on October 21, 2025. At the bid opening, eight bids were received. The apparent low bidder is Diablo Roofing, Inc. Staff recommends City Council conditionally award the project to Diablo Roofing, Inc. and authorize the City Manager to execute the construction contract and related change orders up to 5% of the base bid price on behalf of the City. The proposed cost is $245,670. Staff is requesting a 5% contingency of $12,284 for unforeseen issues. The design costs are $25,600. Permit and bidding costs are estimated at an additional $1,000, bringing the total projected costs for completion to: $284,554.
ENVIRONMENTAL STEWARDSHIP:
The Project Technical Specifications includes general requirements and procedures for compliance with California Code of Regulations, Title 24, Part 11 California Green Building Standards Code, "CAL-Green". This includes but is not limited to; related requirements for Construction Waste Management and Disposal; VOC Restrictions; Construction Site Best Management Practices; a Storm Water Pollution Prevention Plan; and Pollutant Control.
ALTERNATIVES:
The Council could choose not to adopt the recommended resolution to appropriate additional funding. If that action is taken staff would ask Council to provide additional direction.
FISCAL IMPACT:
The total estimated cost of the proposed project is $284,554 including design, permitting, and construction costs. The adopted fiscal year 2025-26 budget has $250,000 allocated in the Building Maintenance Fund for the Project funded by current year internal service fees paid by the Community Services Department. The Building Maintenance Fund appropriations and the internal service fees paid by the Community Services Department budget in the General Fund for FY 2025- 26 are proposed to increase by $34,554 to cover the additional costs of the roof replacement.
ENVIRONMENTAL ANALYSIS:
Item 6.c
22 of 207
The scope of work for this project is exempt from the provisions of the California Environmental Quality Act (“CEQA”) pursuant to Title 14, the California Code of Regulations, Section 15301 (e), projects which have been determined not to have a significant effect on the environment.
ATTACHMENT(S):
Resolution
Exhibit A
Bid Summary
Item 6.c
23 of 207
CITY OF HEALDSBURG
RESOLUTION NO. -2025
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG CONDITIONALLY AWARDING THE ABEL DE
LUNA COMMUNITY CENTER 2025 RE-ROOF PROJECT TO
DIABLO ROOFING, INC. FOR AN AMOUNT NOT-TO-EXCEED
$245,670; AUTHORIZING THE CITY MANAGER TO EXECUTE
THE AGREEMENT AND RELATED CHANGE ORDERS UP TO
5% OF THE ORIGINAL AGREEMENT AMOUNT; AND
AMENDING THE ADOPTED FY 2025-2026 BUDGET
WHEREAS, staff have identified continued deficiencies with the roof at the Abel De Luna Community Center (ADLCC); and
WHEREAS, in September 2024, City staff engaged Don Alameida of Alameida Architecture to assist in accomplishing the goal of replacing the membrane flat roof with a more long-term solution, while still maintaining the existing metal pitched roof structure which remains in relatively good condition; and
WHEREAS, the Abel De Luna Community Center 2025 Re-Roof Project work consists in general of replacement of built-up roofing with thermoplastic polyolefin (TPO) single ply membrane roofing; and
WHEREAS, staff advertised the Abel De Luna Community Center 2025 Re-Roof Project for construction consistent with the Healdsburg Municipal Code. Bids were opened on October 21, 2025; and
WHEREAS, the apparent low bidder is Diablo Roofing Inc with a bid of $245,670; and
WHEREAS, staff recommends City Council conditionally award the project to Diablo Roofing Inc. and authorize the City Manager to execute the construction contract and related change orders up to 5% of the base bid price on behalf of the City; and WHEREAS, the total projected cost of the proposed project is $284,554 and the adopted FY 2025-2026 budget has $250,000 allocated in the Building Maintenance Fund available for the Abel De Luna Community Center 2025 Re-Roof Project; and WHEREAS, staff are requesting the FY 2025-26 adopted budget be amended to increase appropriations in the Building Maintenance Fund and the Community Services Department internal service fees by $34,554.
WHEREAS, accepting the Project as complete is an administrative action and therefore not defined as a “project” and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Title 14, the California Code of Regulations, Section 15378(b)(2).
Item 6.c
24 of 207
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Healdsburg hereby:
1. Finds that the proposed action is exempt from CEQA pursuant to CEQA Guidelines section 15301 (Existing Facilities) because it only involves the repair, maintenance and minor alteration of an existing structure (the ADLCC), involving negligible or no expansion of existing or former use. Further, the action falls squarely within the example provided by Section 15301(d) as the action only comprises the reroofing of the existing ADLCC’s deteriorated and damaged roof to meet current standards of public health and safety.
2. Conditionally award the construction contract for the Abel De Luna Community Center 2025 Re-Roof Project to the apparent lowest responsive, responsible bidder Diablo Roofing, Inc., for a not to exceed amount of $245,670.
3. Authorize the City Manager to execute the contract on the City’s behalf and approve project change orders up to 5% of the original not to exceed contract amount equal to $7,385.
4. Approve amending the Fiscal Year 2025-26 budget as depicted on the attached Exhibit A.
PASSED, APPROVED AND ADOPTED, this 17th day of November 2025, by the following vote:
SO ORDERED: ATTEST:
________________________________ _________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Item 6.c
25 of 207
Resolution No.
Exhibit A
Account Number Increase Amount Decrease Amount Description 604-8095-43225-00000 $ 34,554 Increase Building Maintenance Expenses for Community Center Roof Project 604-1000-35120-00000 $ 34,554 Increase Building Maintenance Service Fee Revenues 585-3001-42405-00000 $ 34,554 Increase Community Services Building Maintenance Service Fee FY 25-26 Budget Amendment
Item 6.c
26 of 207
Item Item Description
Estimated
Quanity
Unit of
Measure
Unit Cost (in
figures)
Total Cost (in
figures
Unit Cost (in
figures)
Total Cost (in
figures
Unit Cost (in
figures)
Total Cost (in
figures
Unit Cost (in
figures)
Total Cost (in
figures
Unit Cost (in
figures)
Total Cost (in
figures
Unit Cost (in
figures)
Total Cost (in
figures
Unit Cost (in
figures)
Total Cost (in
figures
Unit Cost (in
figures)
Total Cost (in
figures
1 Construction and completion of replacement of built-up roofing with TPO single ply roofing and associated work in accordance with this Contract, the Project Plans and Technical Specifications, with the exception of Alternate 1. All work on the drawings not designated as alternate work is considered Base Bid Work
1 LUMP
SUM
$ 299,181.00 $299,181.00 $ 490,440.00 $490,440.00 $ 245,670.00 $245,670.00 $ 532,358.00 $532,358.00 $ 340,308.00 $340,308.00 $ 329,418.00 $329,418.00 $ 315,000.00 $315,000.00 $ 524,650.00 $524,650.00 $299,181.00 $490,440.00 $245,670.00 $532,358.00 $340,308.00 $329,418.00 $315,000.00 $524,650.00 $ 45,000.00 $ 60,000.00 $ 201,000.00 $ 116,328.00 $ 70,000.00 $ 78,000.00 $ 285,000.00 $ 129,050.00 Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount Sub/Location Trade/Amount B&M Tear Off, Inc.
Brentwood, CA Roof Demo / $45,000
B&M Tear Off, Inc.
Brentwood, CA Roof Demo / $60,000
KBC Commercial
Services / Stockton,
CA Demo / $57,750
Bid Alternate 1
Best Contracting Services, Inc. Pacific Polymers Inc. Stronger Building Services Universal Coating, Inc.
Base Bid Total
Alcal Specialty Contracting
Bid Opening: CIP-15-025_Construction of the Abel De Luna Community Center 2025 Re-Roof Project 10/22/25 @2PM
Diablo Roofing, Inc. Durable Cool Roofs, Inc. Pac Shield Roof Services, Inc.
Item 6.c
27 of 207
CITY OF HEALDSBURG
CITY COUNCIL
SPECIAL MEETING MINUTES
June 30, 2025
CITY HALL CONFERENCE ROOM ONE
401 Grove Street, Healdsburg, CA 95448
CALL TO ORDER/ROLL CALL
Mayor Mitchell called to order the special meeting of the City Council of the City of Healdsburg at 4:30 P.M., noting that the following Councilmembers were present/absent:
Present: Councilmembers: Edwards, Hagele, Herrod, Kelley, and Mayor Mitchell
Absent: Councilmembers: None.
APPROVAL OF AGENDA
The June 30, 2025 Special Meeting Agenda as was approved by a majority of the Councilmembers present.
PUBLIC COMMENT
None.
CLOSED SESSION
The City Council recessed to meet in closed session to discuss the following:
A. Conference with Legal Counsel-Anticipated Litigation (Government Code Section 54956.9)
Initiation of litigation pursuant to paragraph (4) of subdivision (d) of Section 54956.9:
One Potential Case
B. Conference with Labor Negotiators: Pursuant to Government Code Section 54957.6
Agency Negotiator: City Manager Jeff Kay, Assistant City Manager April Mitts, Human Resources Manager Nicole Lopez and
Consultant Patrick Clark
Employee Organizations: International Brotherhood of Electrical Workers (IBEW) Item 6.d
28 of 207
City Council Special Meeting Minutes
June 30, 2025
REPORT OUT OF CLOSED SESSION:
Council directed staff to join the lawsuit of Martin Luther King Jr. County et al., v. Scott Turner, et al., in the United States District Court Western District of Washington at Seattle. The vote was 3-0-2, with Mayor Mitchell, Vice Mayor Herrod, and Councilmember Edwards voting in favor, and Councilmembers Hagele and Kelley noted as absent.
ADJOURNMENT
There being no other business to discuss, the special meeting was adjourned at 5:30 P.M.
APPROVED: ATTEST:
__________________________________ ___________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Item 6.d
29 of 207
CITY OF HEALDSBURG
CITY COUNCIL
SPECIAL MEETING MINUTES
August 18, 2025
CITY HALL CONFERENCE ROOM ONE
401 Grove Street, Healdsburg, CA 95448
CALL TO ORDER/ROLL CALL
Mayor Mitchell called to order the special meeting of the City Council of the City of Healdsburg at 4:30 P.M., noting that the following Councilmembers were present/absent:
Present: Councilmembers: Edwards, Hagele, Herrod, Kelley, and Mayor Mitchell
Absent: Councilmembers: None.
APPROVAL OF AGENDA
The August 18, 2025 Special Meeting Agenda as was approved by a majority of the Councilmembers present.
PUBLIC COMMENT
None.
CLOSED SESSION
The City Council recessed to meet in closed session to discuss the following:
A. Conference with Legal Counsel regarding Existing Litigation Meet with Legal Counsel regarding pending litigation pursuant to Government Code Section 54956.9(d)(1). Sonoma County Superior Court case: Jon B. Eisenberg v. City of Healdsburg et al., Case No. 25CV00542.
B. Conference with Legal Counsel regarding Existing Litigation Meet with Legal Counsel regarding pending litigation pursuant to Government Code Section 54956.9(d)(1). Sonoma County Superior Court case: Eisenberg v. City of Healdsburg and City Council of the City of Healdsburg, Case No. 25CV02819.
ADJOURNMENT
There being no other business to discuss, the special meeting was adjourned at 5:50 P.M.
APPROVED: ATTEST:
__________________________________ ___________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Item 6.d
30 of 207
CITY OF HEALDSBURG
CITY COUNCIL/REDEVELOPMENT SUCCESSOR AGENCY
REGULAR MEETING MINUTES
August 18, 2025
CITY HALL COUNCIL CHAMBER
401 Grove Street, Healdsburg
.
CALL TO ORDER/ROLL CALL
Mayor/Chairperson Mitchell called to order the concurrent meeting of the City Council and Redevelopment Successor Agency of the City of Healdsburg at 6:00 p.m. with the following Council Members present:
Present: Council Members/: Edwards, Hagele, Herrod, Kelley and Mayor Mitchell Board Members
Absent: Council Members/: None
Board Members
APPROVAL OF AGENDA
On a motion by Councilmember Kelley, seconded by Vice Mayor Herrod, approved the August 18, 2025, City Council and Redevelopment Successor Agency meeting agenda as submitted. The motion carried on a unanimous voice vote. (Ayes 5, Noes 0, Absent – None)
REPORT ON CLOSED SESSION
Mayor Mitchell reported a Closed Session was held prior to the meeting and no reportable action was taken.
ANNOUNCEMENTS/PRESENTATIONS – PROCLAMATION DECLARING AUGUST 26, 2025 AS WOMEN’S EQUALITY DAY IN THE CITY OF HEALDSBURG Mayor Mitchell with Council concurrence issued a proclamation declaring August 26, 2025, As Women’s Equality Day in the City of Healdsburg.
Gina Fortino Dickson thanked the Council for the Proclamation and read aloud a statement on different women who have championed women’s rights.
ANNOUNCEMENTS/PRESENTATIONS – PROCLAMATION RECOGNIZING
AARON ROSEWATER FOR HIS CONTRIBUTIONS TO THE HEALDSBURG
COMMUNITY
Mayor Mitchell with Council concurrence issued a Proclamation Recognizing Aaron Rosewater for his Contributions to the Healdsburg Community.
Item 6.d
31 of 207
City Council/RSA Regular Meeting Minutes
August 18, 2025
Emile Rosewater, Aarons son, spoke aloud about his dad and the contributions he brought to the Healdsburg community.
CITY MANAGER REPORTS
City Manager Kay provided information on the Fire Department Strike Team that had been deployed for the last couple of weeks at the Gifford Fire in San Luis Obispo, commented on a design meeting on Laura Fish Somersal Park, announced the second to last Tuesdays in the Plaza and pointed out the two new City logos that have been installed in the Council Chamber.
PUBLIC COMMENTS ON ITEMS ON THE CONSENT CALENDAR AND NON
AGENDA ITEMS
Jacklyn Consel commented on a local business operating in Healdsburg, the war in Gaza and asked Council to evict General Dynamics.
Chris Kennedy commented on the General Dynamics facility operating in Healdsburg and inquired if General Dynamics was receiving assistance from local government.
Michael Detone commented on General Dynamics and their operations in Healdsburg.
Brigette Mansell commented on the previous speakers and expressed her support for their comments and being seen in Healdsburg.
Merrilyn Joyce commented on the vigil she attends for the war in Gaza, and expressed her support for the previous speakers and the courage displayed by speaking out.
CONSENT CALENDAR
On a motion by Councilmember Hagele, seconded by Vice Mayor Herrod, approved the Consent Calendar as follows:
A. DESTRUCTION OF CERTAIN RECORDS IN THE POLICE DEPARTMENT Adopted Resolution No. 66-2025 titled, “A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HEALDSBURG AUTHORIZING THE DESTRUCTION OF CERTAIN RECORDS IN THE POLICE DEPARTMENT.” (Ayes 5, Noes 0, Absent – None) B. PROFESSIONAL SERVICES AGREEMENT WITH HEALDSBURG CHAMBER OF COMMERCE FOR FISCAL YEAR 2025/26
Item 6.d
32 of 207
City Council/RSA Regular Meeting Minutes
August 18, 2025
Adopted Resolution No. 67-2025 titled, “A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HEALDSBURG APPROVING A PROFESSIONAL SERVICES
AGREEMENT WITH THE HEALDSBURG CHAMBER OF COMMERCE AND
AUTHORIZING THE CITY MANAGER TO EXECUTE THE AGREEMENT.” (Ayes 5, Noes 0, Absent – None)
C. FIVE-YEAR PROFESSIONAL SERVICES AGREEMENT WITH STEVEN J.
LAFRANCHI AND ASSOCIATES
Adopted Resolution No. 68-2025 titled, “A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HEALDSBURG AUTHORIZING THE CITY MANAGER TO EXECUTE A PROFESSIONAL SERVICES AGREEMENT WITH STEVEN J. LAFRANCHI AND ASSOCIATES, INC. FOR ON -CALL LAND SURVEYING AS WELL AS OVERFLOW
ENGINEERING LAND DEVELOPMENT REVIEW AND PLAN CHECK SERVICES FOR A FIVE-YEAR TERM NOT TO EXCEED $45,000 PER YEAR.” (Ayes 5, Noes 0, Absent – None)
D. TITLE VI IMPLEMENTATION PLAN
Adopted Resolution No. 69-2025 titled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HEALDSBURG APPROVING THE 2025 TITLE VI IMPLEMENTATION
PLAN AND AUTHORIZING THE CITY MANAGER TO MAKE CORRECTIONS AND
REVISIONS TO THE PLAN AS NECESSARY TO COMPLY WITH APPLICABLE
LAWS OR REGULATIONS, PROVIDED THAT SUCH REVISIONS DO NOT MATERIALLY ALTER THE INTENT OF THE PLAN.” (Ayes 5, Noes 0, Absent – None) E. NATIONAL OPIOID LITIGATION SETTLEMENT
Adopted Resolution No. 70-2025 titled, “A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HEALDSBURG AUTHORIZING THE CITY MANAGER TO TAKE ALL NECESSARY ACTIONS TO SETTLE CLAIMS AGAINST PURDUE PHARMA L.P AND
SACKLER FAMILY, AND AGAINST ALYOGEN, AMNEAL, APOTEX, HIKMA,
INDIVIOR, MYLAN, SUN AND ZYDUS IN THE NATIONAL OPIOID LITIGATION (IN RE: NATIONAL PRESCRIPTION OPIATE LITIGATION (U.S.D.C. CASE NO. 1:17-CV2804)) AND EXECUTE THE RELATED SETTLEMENT AGREEMENT.” (Ayes 5, Noes 0, Absent – None)
F. SALES TAX AUDIT AND ECONOMIC ANALYSIS CONTRACT WITH HDL
COMPANIES
Item 6.d
33 of 207
City Council/RSA Regular Meeting Minutes
August 18, 2025
Adopted Resolution No. 71-2025 titled, “A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HEALDSBURG APPROVING A FIVE-YEAR PROFESSIONAL
SERVICES AGREEMENT WITH HDL COMPANIES FOR SALES TAX AUDIT AND ECONOMIC ANALYSIS SERVICES IN AN AMOUNT NOT-TO-EXCEED $130,000.” (Ayes 5, Noes 0, Absent – None)
G. SONOMA COUNTY CIVIL GRAND JURY INVESTIGATION REPORTS ENTITLED, “ANIMAL SERVICES IN SONOMA COUNTY: SEPARATE AND NOT EQUAL, THE COSTS AND CONSEQUENCES OF DECENTRALIZATION” AND “WHO CAN AFFORD TO LIVE IN SONOMA COUNTY: A TALE OF TWO CITIES.”
Adopted Resolution No. 72-2025 titled, “RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HEALDSBURG AUTHORIZING A RESPONSE TO THE SONOMA COUNTY CIVIL GRAND JURY INVESTIGATION REPORTS ENTITLED, “ANIMAL SERVICES IN SONOMA COUNTY: SEPARATE AND NOT EQUAL, THE COSTS AND CONSEQUENCES OF DECENTRALIZATION” AND “WHO CAN AFFORD TO LIVE IN SONOMA COUNTY: A TALE OF TWO CITIES.” (Ayes 5, Noes 0, Absent – None) H. MEMORANDUM OF UNDERSTANDING (“MOU”) BETWEEN THE CITY OF
HEALDSBURG AND INTERNATIONAL BROTHERHOOD OF ELECTRICAL
WORKERS (“IBEW”) LOCAL 1245
Adopted Resolution No. 73-2025 titled, “A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HEALDSBURG APPROVING THE MEMORANDUM OF
UNDERSTANDING BETWEEN THE CITY OF HEALDSBURG AND THE
INTERNATIONAL BROTHERHOOD OF ELECTRICAL WORKERS LOCAL 1245, FOR THE PERIOD ENDING JUNE 30, 2028, RESCINDING RESOLUTION NO-60-2025,
REESTABLISHING THE AUTHORIZED POSITION LIST AND CORRESPONDING SALARY SCHEDULE AND AMENDING THE ADOPTED FISCAL YEAR 2025-26 BUDGET.” (Ayes 5, Noes 0, Absent – None)
I. APPROVAL OF MINUTES
By motion, approved the February 3, 2025 Regular Meeting Minutes, the February 18, 2025 Special Meeting Minutes and the February 18, 2025 Regular Meeting Minutes. (Ayes 5, Noes 0, Absent – None)
The motion to approve the Consent Calendar as above carried on a unanimous roll call vote. (Ayes 5, Noes 0, Absent – None)
Item 6.d
34 of 207
City Council/RSA Regular Meeting Minutes
August 18, 2025
PUBLIC HEARINGS – LOCAL AMENDMENTS TO THE 2022 CALIFORNIA
BUILDING STANDARDS CODES
Planning and Building Director Duiven stated the action this evening was to pass an ordinance reference the 2022 California Green Building Standards Code Title 24 and the 2021 International Property Maintenance Code in its entirety and making local amendments to the 2022 California Residential Code, the 2022 Green Building Standards Code, and the 2021 International Property Maintenance Code. Director Duiven provided background information and reviewed the minor amendments including aligning old code sections with current code sections, clarifying definitions, correcting discrepancies in code sections for the Swimming Pool Safety Act, and updating the building appeals board process and fee.
Mayor Mitchell opened the Public Hearing.
There were no public comments on this item.
On a motion by Councilmember Hagele, seconded by Councilmember Kelley, adopted Ordinance No. 1249, titled “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HEALDSBURG AMENDING CHAPTER 15.04 OF THE HEALDSBURG MUNICIPAL CODE AND ADOPTING BY REFERENCE PART 11 – CALIFORNIA GREEN BUILDING STANDARDS CODE OF THE 2022 CALIFORNIA BUILDING STANDARDS CODE TITLE 24 AND THE 2021 INTERNATIONAL PROPERTY MAINTENANCE CODE IN ITS ENTIRETY, AND MAKING LOCAL AMENDMENTS TO THE 2022 CALIFORNIA BUILDING CODE, THE 2022 CALIFORNIA RESIDENTIAL CODE, THE 2022 GREEN BUILDING CODE, AND THE 2021 INTERNATIONAL PROPERTY MAINTENANCE CODE.” The motion carried on a unanimous roll call vote. (Ayes 5, Noes 0, Absent – None) OLD BUSINESS – EEL-RUSSIAN PROJECT AUTHORITY AND NEW EEL RUSSIAN
FACILITY
Interim Utilities Director Patrick Fuss introduced David Manning, Executive Director of the Eel Russian Project Authority and the Division Manager for Environmental Resources with Sonoma Water who would be assisting with the presentation this evening. Director Fuss provided background information on where Healdsburg derives it water from, the upcoming changes to the Potter Valley Project and the impact to water users of the Russian River.
Mr. Manning provided information on the Potter Valley Project, the Scott Dam, Cape Horn Dam and the Coyote Valley Dam. Mr. Manning reviewed the average volume of water diverted by PG&E through the Potter Valley project and introduced the Eel-Russian Project Authority and the purpose of creating the joint powers authority.
Item 6.d
35 of 207
City Council/RSA Regular Meeting Minutes
August 18, 2025
Additionally, Mr. Manning reviewed what the proposed diversion the New Eel Russian Facility (NERF) would look like once PG&E de-commissions the Potter Valley project, the proposed diversion rules that would be utilized in the NERF, the proposed water diversion agreement and the preliminary cost estimates for NERF.
In response to Council’s inquiries, Mr. Manning provided information on what the contribution from Healdsburg would be to participate in the NERF, the fee being charged by the Round Valley Indian Tribe, reviewed the various reasons why PG&E decided to let go of the Potter Valley Project and noted there is not an alternative to the proposed NERF. Mr. Manning further reviewed how the fish will be able to migrate in the proposed new system, storage capabilities, and how Healdsburg’s water rights may be affected.
There were no public comments on this item.
On a motion by Councilmember Kelley, seconded by Councilmember Edwards, adopted Resolution No. 74-2025, titled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG SUPPORTING THE EEL-RUSSIAN PROJECT AUTHORITY AND THE NEW EEL RUSSIAN FACILITY.” The motion carried on a unanimous roll call vote. (Ayes 5, Noes 0, Absent – None)
OLD BUSINESS – OFFICIAL CITY FLOWER, PLANT OR TREE
Community Services Director Themig stated the action this evening was to review feedback gathered from a community survey on the official city flower, plant or tree. Director Themig provided background information on the Council goal to name a city flower, plant or tree and the assistance of the Garden Club to assist with the process.
Director Themig noted other organizations that have adopted a flower, plant or tree, reviewed selection considerations, the six finalists for the Council to select from and noted the Oak Tree received the most votes from the survey.
In response to Council’s inquiries, Director Themig noted the organizations listed who have a official city flower, plant or tree was just a sampling of those in the state and confirmed this action would not change or update the City logo.
Public Comment
Teresa Winstrom thanked the Council for their interest in this item and offered to answer any questions the Council has.
Mary Kelly thanked Director Themig for conducting the survey and expressed a desire to see the Council select the Oak Tree as the official city flower, plant or tree.
Item 6.d
36 of 207
City Council/RSA Regular Meeting Minutes
August 18, 2025
Council Comments
Councilmember Kelley expressed her support for the Oak Tree.
Councilmember Hagele expressed his support for the Oak Tree.
Councilmember Edwards was supportive of selecting the Oak Tree as the official city flower, plant or tree.
Vice Mayor Herrod was supportive of the Oak Tree.
Mayor Mitchell expressed support for the Oak Tree.
There was Council consensus to direct staff to return with a Resolution naming the Oak Tree as the official City flower, plant or tree.
OLD BUSINESS – INCLUSIONARY HOUSING ORDINANCE IN-LIEU FEE Housing Director Stephen Sotomayor presented the staff report and provided information on what an Inclusionary Housing Ordinance (IHO) is, the current IHO requirements in Healdsburg, how the in-lieu fee works, the impact the in-lieu fee has on small projects and provided examples of development costs. Director Sotomayor further reviewed the proposed rationale for eliminating the in-lieu fee, how eliminating the fee aligns with policies in the Housing Element, Prohousing Designation and Council goals.
Additionally Director Sotomayor provided information on the fiscal impact and noted the direction staff is seeking from Council.
In response to Council’s inquiries, Housing Director Sotomayor provided information on what the Measure S fund contributes to housing, noted other impact fees have not been reviewed and how this relates to the Growth Management Ordinance (GMO).
Public Comment
Omar Lopez, Generation Housing read aloud a statement on behalf of Generation Housing on the In-Lieu fee.
Jessica Pilling commented on her experience building a project under SB9 and encouraged Council to eliminate the in-lieu fee and review the other impact fees.
Item 6.d
37 of 207
City Council/RSA Regular Meeting Minutes
August 18, 2025
Council Comments
Councilmember Kelley was supportive of removing the in-lieu fee for small projects.
Councilmember Hagele expressed support in removing the in-lieu fee for ten or fewer units and removing the fee from remodels and expansions and waiving the fee for upgrading electrical panels.
Vice Mayor Herrod was supportive of removing the in-lieu fee for small projects.
Councilmember Edwards expressed support in removing the in-lieu fee for small projects.
Mayor Mitchell was supportive of removing the in-lieu fee for small projects and inquired what fractional units are.
Following a discussion by Council, there was Council consensus to move forward with eliminating the in-lieu fee for small projects and have a future discussion on fees for 10 or fewer units and fractional fees.
NEW BUSINESS – DRY CREEK COMMONS MEASURE S LOAN
Housing Director Sotomayor introduced Jocelyn Lin from Burbank Housing who would be available to answer any questions. Director Sotomayor provided background information on the Dry Creek Commons, the partnership with Burbank Housing, details on the affordable housing project and how the project is being funded.
Director Sotomayor further reviewed the details of the loan terms, how this action aligns with city policies, the next steps and the timeline of the project.
Omar Lopez, Generation Housing encouraged Council to move forward with this action.
On a motion by Councilmember Kelley, seconded by Councilmember Edwards, adopted Resolution No. 75-2025, titled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG APPROVING THE AFFORDABLE HOUSING LOAN AGREEMENT IN AN AMOUNT OF $1,000,000 OF MEASURE S FUNDS FOR THE DRY CREEK COMMONS
PROJECT AND AUTHORIZING THE CITY MANAGER TO EXECUTE THE LOAN
AGREEMENT AND ALL NECESSARY DOCUMENTS TO FACILITATE DISBURSEMENT OF THE LOAN.” The motion carried on a unanimous roll call vote. (Ayes 5, Noes 0, Absent – None)
Item 6.d
38 of 207
City Council/RSA Regular Meeting Minutes
August 18, 2025
NEW BUSINESS – ARTS AND CULTURE COMMISSION VACANCY OPTIONS City Clerk Allan presented the staff report and noted the recommended action was to provide direction to staff on the options to fill the vacancy on the Arts and Culture Commission.
There were no public comments on this item.
Following a discussion by Council, there was Council consensus to direct staff to conduct the standard recruitment process to fill the vacancy on the Arts and Culture Commission.
COUNCIL REPORTS ON MATTERS OF INTEREST OCCURRING SINCE PREVIOUS
REGULAR MEETING/EXPENSE REIMBURSEMENT REPORTS
Councilmember Edwards reported he attended the Mayors and Councilmembers Association meeting.
Vice Mayor Herrod reported he attended the Mayors and Councilmembers Association meeting, the Women Infant Children (WIC) event at Alliance, the Chamber cluster meeting and the Zucchini races at the Farmers’ Market.
Councilmember Hagele attended the NCPA staff tour in Santa Clara and the Mayors and Councilmembers Association meeting.
Councilmember Kelley reported she attended the Coastal Commission meeting in Calabasas.
Mayor Mitchell reported she attended the Mayors and Councilmembers Association meeting.
ADJOURNMENT
There being no further City Council/Redevelopment Successor Agency business to discuss, the meeting was adjourned at approximately 8:53 p.m.
APPROVED: ATTEST:
_________________________________ __________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Item 6.d
39 of 207
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: November 17, 2025
SUBJECT: 2025 California Building Standards with Amendments PREPARED BY: David Willoughby, Building Official
STRATEGIC INITIATIVE(S):
Provide Effective Governance
RECOMMENDED ACTION(S):
Pass an Ordinance repealing Chapter 15.04 of the Healdsburg Municipal Code as currently in effect, amend Chapter 15.04 of the Healdsburg Municipal Code and adopt by reference the 2025 California Building Standards Code Title 24 which includes: the California Administrative Code Part 1, the California Building Code Part 2 Volumes 1 & 2 including Appendix Chapter B and J as amended, the California Residential Code Part 2.5 as amended, the California Electrical Code Part 3 and Tables as amended, the California Mechanical Code Part 4 and Standards as amended, the California Plumbing Code Part 5 and Standards as amended, the California Energy Code Part 6, the California Wildland-Urban Interface Code Part 7, the California Historical Code Part 8, the California Fire Code Part 9 as amended, the California Existing Building Code Part 10 as amended, The California Green Building Standards Code Part 11 as amended, the California Referenced Standards Code Part 12, and the 2024 International Property Maintenance Code as amended.
COMMUNITY ENGAGEMENT/OUTREACH:
A first reading of the ordinance was held at the November 3, 2025 City Council meeting.
A public hearing notice for adoption of the ordinance was published in the Press Democrat and the Healdsburg Tribune on November 6, 2025, and November 13, 2025.
BACKGROUND:
On November 3, 2025, the City Council introduced an ordinance repealing Chapter 15.04 of the Healdsburg Municipal Code and adopting by reference the 2025 California Building Standards Code Title 24 which includes: the California Administrative Code Part 1, the California Building Code Part 2 Volumes 1 & 2 including Appendix Chapter B and J as amended, the California Residential Code Part 2.5 as amended, the California Electrical Code Part 3 and Tables as amended, the California Mechanical Code Part 4 and Standards as amended, the California Plumbing Code Part 5 and Standards as amended, the California Energy Code Part 6, the California Item 7.a
40 of 207
Wildland-Urban Interface Code Part 7, the California Historical Code Part 8, the California Fire Code Part 9 as amended, the California Existing Building Code Part 10 as amended, The California Green Building Standards Code Part 11 as amended, the California Referenced Standards Code Part 12, and the 2024 International Property Maintenance Code as amended.
DISCUSSION/ANALYSIS:
This ordinance repeals Chapter 15.04 of the Healdsburg Municipal Code and Adopts by reference all the construction codes contained within Title 24 of the California Building Standards Codes and maintains all the existing amendments previously adopted with coordination of code years and sections from the old codes to the new codes the only modifications being made as noted below:
1.) In Chapter 15.04.020 of the Healdsburg Municipal Code replace 2022 CFC with 2025 CFC.
2.) In Chapter 15.04.030 Replace Appendix AX with Appendix CI.
3.) In Chapter 15.04.070 Replace Section number 116 with 115.
ENVIRONMENTAL STEWARDSHIP:
The California Green Building Standards Code emphasizes sustainable building practices and reducing the overall environmental impact of buildings, while the California Energy Code focuses on energy efficiency and reducing greenhouse gas emissions.
ALTERNATIVES:
No alternatives are provided in that the requested action is the second reading of an ordinance.
FISCAL IMPACT:
The recommended action related to Healdsburg Municipal Code amendments will not result in a direct fiscal impact to the city.
ENVIRONMENTAL ANALYSIS:
The City Council finds that this Ordinance is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines because it has no potential for resulting in physical change to the environment, directly or indirectly.
ATTACHMENT(S):
City Council Ordinance
Item 7.a
41 of 207
4933-4266-3284 v1
CITY OF HEALDSBURG
ORDINANCE NO. ____
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HEALDSBURG REPEALING CHAPTER 15.04 OF THE HEALDSBURG MUNICIPAL CODE AND ADOPTING BY REFERENCE THE 2025 CALIFORNIA BUILDING
STANDARDS CODE TITLE 24 WHICH INCLUDES: THE CALIFORNIA
ADMINISTRATIVE CODE PART 1, THE CALIFORNIA BUILDING CODE PART 2 VOLUMES 1 & 2 INCLUDING APPENDIX CHAPTER B AND J AS AMENDED, THE CALIFORNIA RESIDENTIAL CODE PART 2.5 AS
AMENDED, THE CALIFORNIA ELECTRICAL CODE PART 3 AND TABLES AS AMENDED, THE CALIFORNIA MECHANICAL CODE PART 4 AND
STANDARDS AS AMENDED, THE CALIFORNIA PLUMBING CODE PART 5 AND STANDARDS AS AMENDED, THE CALIFORNIA ENERGY CODE
PART 6, THE CALIFORNIA WILDLAND-URBAN INTERFACE CODE PART 7, THE CALIFORNIA HISTORICAL BUILDING CODE PART 8, THE
CALIFORNIA FIRE CODE PART 9 AS AMENDED, THE CALIFORNIA
EXISTING BUILDING CODE PART 10 AS AMENDED, THE CALIFORNIA GREEN BUILDING STANDARDS CODE PART 11 AS AMENDED, THE
CALIFORNIA REFERENCED STANDARDS CODE PART 12, AND THE 2024
INTERNATIONAL PROPERTY MAINTENANCE CODE AS AMENDED
WHEREAS, the California Building Standards Commission adopted Title 24 of the California Code of Regulations, also referred to as the 2025 California Building Standards Code, that become effective statewide on January 1, 2026; and WHEREAS, on December 19, 2022, the City Council for the City of Healdsburg adopted Ordinance No. 1223 and thereby adopted by reference the 2022 California Building Standards Code which includes: the California Administrative Code Part 1, the California Building Code Part 2, Volumes 1&2, including Appendix Chapters B and J as amended, the California Residential Code Part 2.5, including Appendix AX as amended, the California Electrical Code Part 3 and Tables as amended, the California Mechanical Code Part 4 and Standards as amended, the California Plumbing Code Part 5 and Standards as amended, the California Energy Code Part 6, the California Historical Building Code Part 8, the California Fire Code Part 9, as amended, the California Existing Building Code Part 10 as amended, the California Referenced Standards Code Part 12, and the International Property Maintenance Code 2021 Edition as amended; and WHEREAS, on August 18, 2025, the City Council for the City of Healdsburg adopted Ordinance No. 1249 and thereby adopted by reference the 2022 California Green Building Standards Code Part 11, the 2021 International Property Maintenance Code in its entirety, and making local amendments to the 2022 California Building Code Part 2, Volumes 1&2 and the 2022 California Residential Code Part 2.5.
WHEREAS, California Health and Safety Code Sections 17958, 17958.5, 17958.7 and 18941.5 establish the authority for a city to adopt and make local amendments and modifications Item 7.a
42 of 207
Ordinance No.
4933-4266-3284 v1
to the building standards in the California Building Standards Code to establish more restrictive building standards than those contained in the California Building Standards Code; and WHEREAS, California Health and Safety Code Sections 17958, 17958.5, 17958.7 and 18941.5 require a city, before making any amendments and modifications to the California Building Standards Code, to make an express finding that such amendments and modifications are reasonably necessary because of local climatic, geological or topographical conditions; and WHEREAS, pursuant to Ordinance No. 1223 and 1249 the City Council also made the requisite findings and adopted local amendments to the 2022 California Building Code, Residential Code, Electrical Code, Mechanical Code, Plumbing Code, Existing Building Code; and WHEREAS, Assembly Bill (AB) 130 which was signed by the Governor and went into effect on June 30, 2025, among other things amended Health and Safety Code Sections 17958 and 17958.7 to provide that commencing October 1, 2025 until June 1, 2031 the City cannot make changes to the California Building Standards Code that are applicable to residential units unless, certain exceptions are met, which include that the changes or modifications are substantially equivalent to changes or modifications that were previously filed by the City and were in effect as of September 30, 2025, therefore no additional changes or modifications to the previously adopted amendments is proposed other than aligning code sections to the new referenced codes; and WHEREAS, Government Code Section 50022.2 permits enactment of city ordinances that adopt codes or statutes, including codes of the State of California, by reference; and WHEREAS, the City desires to adopt this ordinance and adopt and incorporate by reference the 2025 California Building Standards Code, and to make the requisite findings and adopt local amendments to the 2025 California Building Code, the 2025 California Residential Code, the 2025 California Electrical Code, the 2025 California Mechanical Code, the 2025 California Plumbing Code, the 2025 California Fire Code, the 2025 California Existing Building Code, the 2025 California Green Building Standards Code; and the 2024 International Property Maintenance Code.
WHEREAS, notice of this Ordinance was published in accordance with Government Code Sections 50022.3 and 6066; and such notice was sufficient to give notice to interested persons of the purpose of the ordinance and the subject matter thereof.
NOW THEREFORE, the City Council of the City of Healdsburg does ordain as follows:
SECTION 1. FINDINGS
The City Council of the City of Healdsburg finds that, to best protect the health, safety and welfare of the citizens of the City of Healdsburg, the standards of building within the city must conform to state law except where local conditions warrant more restrictive regulations.
Item 7.a
43 of 207
Ordinance No.
4933-4266-3284 v1
Pursuant to Section 17958 of the California Health and Safety Code, the governing body of the City of Healdsburg, in its ordinance adopting the State Building Standards Code and uniform industry codes, may establish amendments which are more restrictive in nature than those adopted by the State of California commonly referred to as Title 24 of the California Code of Regulations.
Based on the materials presented and by the recommendation of the Building Official, the City Council further finds that it is necessary to make the procedural and administrative modifications to the California Building Standards Code and to adopt or not adopt certain appendices to the Code.
Under the provisions of Section 17958.5 of the California Health and Safety Code, local amendments shall be based on climatic, geological and topographical conditions. As such, the City Council finds and declares that the following local conditions exist:
A. Climate. The City, on average, experiences an approximate annual rainfall of 40 inches.
This rainfall can normally be expected between October and April. During the winter months, the City may experience periods of heavy rain, which causes local flooding, erosion and contributes to slope instability. Winter storms are often accompanied by high winds, which have uprooted trees and damaged power lines. The City has also experienced periods of heavy fog, which has delayed the response time for firefighting apparatus, and prevented early discovery of structure fires.
During the dry period, temperatures range from 70 degrees to over 100 degrees. These temperatures are often accompanied by light to moderate gusty winds, which coupled with highly flammable vegetation and neighborhoods located in a wildland-urban interface, create a hazardous fire condition. With increased development spreading into the brushcovered foothill area, wind driven fires could have severe consequences, as has been demonstrated on several occasions throughout the State.
B. Geological. The City is susceptible to seismic hazards resulting from movement along any one of several known faults in the area. The most serious direct earthquake hazard threat is from the damage or collapse of buildings and other structures due to ground movement.
In addition to damage caused by earthquakes, there is a possibility of earthquake-induced landslides. Fire is often the major form of damage resulting from earthquakes. Most earthquake-induced fires start because of damage to gas lines, power lines or heat producing appliances. In addition, unstable slopes have been identified in the City, which present a significant potential for landslides. In the event of a major earthquake or landslide, many areas of the City may not be accessible to emergency equipment and, if bridges or roads are damaged, the City may be isolated from outside assistance.
C. Topographical. The City borders include hilly terrain on the north, east and northwest portions of the City. The roadway systems in these hills are designed around the lay of the land with respect to narrow, winding and steep access-ways. The grades of these roadways sometimes exceed 25% and road widths of less than 12 feet are not uncommon. The City is also bordered by Highway 101 and the Russian River and divided by a railroad right-ofItem 7.a 44 of 207
Ordinance No.
4933-4266-3284 v1
way. The railroad, river and freeway all create barriers, which obstruct traffic patterns and delay the response time for fire equipment. The water supply within the City is also directly affected by the topographical layout. The water distribution system consists of pressure zones, which carry water by gravity from various reservoirs. Water flow within the City can vary from less than 250 gallons per minute to flows in excess of 4,000 gallons per minute. This wide variation causes major problems to development as well as to fire suppression efforts. The hilly terrain contributes to drainage, erosion and slope instability problems for development.
Summary
Because of the conditions stated above, the City Council adopted Ordinance Nos. 1223 and 1249 and thereby amended certain portions of the California Building Standards Code prior to September 30, 2025 to ensure that minimum construction requirements, standards and practices are in place to protect the life and safety of the citizens of the City of Healdsburg. Because of the conditions above, the Department has determined that it is necessary to mitigate the potential damage caused by earthquakes, erosion, lot-to-lot drainage and slope instability to protect the life and safety of residents and to ensure the structural stability of new development.
As a result of the findings, as set forth in this section, which identify various climatic, geological and topographical elements, those additional requirements as specified in the amendments to the adopting ordinance supplementing and amending the codes herein are considered necessary and reasonable modifications and do not lessen, diminish or change the standards set forth within the California Building Standards Code except as authorized by law.
While it is clearly understood that the adoption of such regulations may not prevent the incidence of fire, earthquake, erosion and slope instability, the implementation of the following amendments to the Code previously made may reduce the severity and potential of loss of life and property and are reasonably necessary because of the local climatic, geological, and topographical conditions.
The code sections listed below were previously amended. There are a few code sections that have been changed to align with the new 2025 Codes (changes noted in yellow):
Chapter or section no. Local climactic, geological or topographical conditions California Building Code (CBC)
CBC Chapter 1 Division I, section 1.8.8.3 is amended Administrative CBC Chapter 1 Division I, section 1.8.8.3 is amended Administrative CBC Chapter 1 Division II, section 105.2 (1), (4), (7), and (14) are amended Administrative
CBC Chapter 1 Division II, section 105.3.2 is amended Administrative CBC Chapter 1 Division II, section 105.5 and 105.5.1 are amended Administrative CBC Chapter 1 Division II, section 109.4 is amended Administrative CBC Chapter 1 Division II, section 116.4.1 is added Administrative CBC Chapter 2, section 202 is amended A, B, C
Item 7.a
45 of 207
Ordinance No.
4933-4266-3284 v1
CBC Chapter 9, is deleted and replaced by CFC Chapter 9 A, B, C CBC Chapter 15, section 1505.1.2 is amended A, B, C
CBC Appendix B, Sections B101.2, B101.2.1, B101.2.2, and B101.7 are adopted Administrative
CBC Appendix J, is adopted and new section J104.1.1 is added A, B, C California Residential Code (CRC)
CRC Chapter 1 Division I, section 1.8.8.1 is amended Administrative CRC Chapter 1 Division I, section 1.8.8.3 is amended Administrative CRC Chapter 1 Division II, section R102 through section R114 is deleted and replaced with CBC Chapter 1 Division II section 102 through section 116 as amended Administrative
CRC Chapter 3 section R313 is deleted and replaced by CFC Chapter 9 A, B, C CRC Chapter 9, section R902.1.2 is amended A, B, C
CRC Appendix AX as amended A, B, C
California Electric Code (CEC)
CEC Article 89.108.8.1 is amended Administrative
CEC Article 89.108.8.3 is amended Administrative
CEC Article 90.10 is amended to include CBC Chapter 1 Division II, section 102 through section 116 as amended Administrative California Mechanical Code (CMC)
CMC Chapter 1 Division I, section 1.8.8.1 is amended Administrative CMC Chapter 1 Division I, section 1.8.8.3 is amended Administrative CMC Chapter 1 Division II, section 102 through Section 107 is deleted and replaced with CBC Chapter 1, Division II, section 102 through section 116 as amended Administrative
California Plumbing Code (CPC)
CPC Chapter 1 Division I, section 1.8.8.1 is amended Administrative CPC Chapter 1 Division I, section 1.8.8.3 is amended Administrative CPC Chapter 1 Division II, section 102 through section 107 is deleted and replaced with CBC Chapter 1 Division II, section 102 through section 116 as amended Administrative
California Existing Building Code (CEBC)
CEBC Chapter 1 Division I, section 1.8.8.1 is amended Administrative CEBC Chapter 1 Division I, section 1.8.8.3 is amended Administrative CEBC Chapter 1, sections 102 through section 117 is deleted and replaced with CBC Chapter 1 Division II, sections 102 through section 116 as amended Administrative
Item 7.a
46 of 207
Ordinance No.
4933-4266-3284 v1
California Green Building Standards Code (CGBSC)
CGBSC Section 202 is amended A, B, C
International Property Maintenance Code (IPMC)
IPMC Chapter 1 Part 1, section 106 is amended Administrative The Council has reviewed the local amendments set forth herein and finds that they are consistent with and equivalent to changes or modifications previously filed by the City of Healdsburg with the State Building Standards Commission amending the 2022 Building Standards and there is no material change in regulatory effect to the standards in effect in the City of Healdsburg as of September 30, 2025.
SECTION 2. AMENDMENTS TO CHAPTER 15.04 OF THE HEALDSBURG
MUNICIPAL CODE
All additions are noted in italics.
15.04.020 California Building Code (CBC) Amendments
CBC Chapter 1, Division I, Section 1.8.8.1 Appeals Board General; is amended to add the following:
The local appeals board and housing appeals board shall be the City of Healdsburg Planning Commission.
CBC Chapter 1, Division I, Section 1.8.8.3 Appeals; is amended to add the following:
The appellant must fill out the “City of Healdsburg Request for hearing” form and pay an appeals processing fee of $619.16 (adjusted and posted each year in the City Fee Schedule). The appellant shall attach a written statement describing the circumstances of the appeal and include any evidence that he/she would like presented at the hearing.
The Building Official will schedule the appeal for the next available Planning Commission meeting.”
CBC Chapter 1, Division II Administration; is adopted in its entirety and amended as follows:
CBC Chapter 1, Division II, Section 105.2 Work exempt from permit, Building; (1) is amended to read as follows:
One story detached accessory structures used as tool and storage sheds, playhouses, and similar uses, provided the floor area is not greater than 120 square feet and the structure contains no plumbing facilities, electrical circuits or heating appliances.
Item 7.a
47 of 207
Ordinance No.
4933-4266-3284 v1
CBC Chapter 1, Division II, Section 105.2 Work exempt from permit, Building; (4) is amended to read as follows:
Retaining walls that are not over 4 feet in height measured from the bottom of the footing to the top of the wall, unless; supporting a surcharge, impounding Class I, II or IIIA liquids, or when retaining walls of any height are located within 3 feet from a public right-of-way.
CBC Chapter 1, Division II, Section 105.2 Work exempt from permit, Building; (7) is amended to read as follows:
Painting, papering, tiling, carpeting, cabinets, and similar finish work.
CBC Chapter 1, Division II, Section 105.2 Work exempt from permit, Building; (14) is added as follows:
Decks at a one-family dwelling, two-family dwelling, accessory dwelling unit, or townhouse that do not serve the exit door required by CRC Section R311.4, do not exceed 200 square feet in area, that are not more than 30 inches above grade at any point, and are not attached to the building.
CBC Chapter 1, Division II, Section 105.3.2 Time limitation of application; is amended as follows:
An application for a permit for any proposed work shall be deemed to have been abandoned 180 days after the date of filing, unless such application has been pursued in good faith or a permit has been issued; except that the Building Official is authorized to grant in writing, one extension of time for an additional period not exceeding 180 days. The extension shall be requested in writing and justifiable cause demonstrated. No application shall be extended more than once. Plan Review fees are non-refundable where any review has been performed.
CBC Chapter 1, Division II, Section 105.5 and 105.5.1 Expiration; is amended as follows:
Every permit issued shall expire and become invalid unless the work on the site authorized by such permit commences within 1 year after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 1 year after the time the work is commenced and inspected by the Building Department. Partially completed work that is abandoned shall be evaluated on a case-by-case basis by the Building Official and shall generally follow the permit expiration procedure described in this section.
A permittee holding an unexpired permit shall be allowed to apply for either; a refund for no more than 80 percent of the building permit fee paid therefore cancelling the permit or may request an extension of the time within which work shall be allowed to commence under that permit. The Building Official is authorized to grant, in writing, one extension Item 7.a
48 of 207
Ordinance No.
4933-4266-3284 v1
of time for a period not more than 180 days from the date of the extension request. The extension shall be requested in writing and justifiable cause demonstrated. No permit shall be extended more than once.
Where no request for permit fee refund has been made, before work can be recommenced on an expired permit, the permit shall first be reactivated. To do so the fee therefore shall be one-half the amount required for a new permit for such work, provided such permit has not been expired for more than 1 year and provided further that no changes have been made or will be made in the original construction documents for such work. Prior to the City expiring a permit, an attempt will be made to notify the applicant listed on the permit, regarding the permit’s pending status. To renew action on a permit after expiration exceeding 1 year, the permittee shall obtain a new permit and pay new full permit fees. No refund for permit fees shall be granted on expired permits or permits that have been granted an extension.
Building permit construction activity, including reactivated permits, is limited to a maximum term of 3 years from the date of issuance of the original permit. When requested in writing of the Building Official, a maximum of one 180-day term extension may be granted in excess of 3 years when justifiable cause is demonstrated. Ongoing construction activity occurring beyond the term limit is prohibited and the permit shall be expired. In order to renew action on a permit after term limit expiration, the permittee shall obtain a new permit and pay new full permit fees.
CBC Chapter 1, Division II, 109.4 Work commencing before permit issuance: is amended as follows:
Any person who commences any work on a building, structure, electrical, gas, mechanical, plumbing system before obtaining the necessary permits shall be subject to a fee equal to two times the amount of normal permit fee for that work and shall be in addition to the normal permit fee as specified in the Master Fee Schedule Resolution. The Building Official can reduce the fee to one time the amount of the normal permit fee for that work if a building permit is applied for to correct the violation by the owner and not discovered through an investigation.
CBC Chapter 1, Division II, Section 116.4.1 Unauthorized tampering; is added as follows:
Notices, signs, tags or seals posted or affixed by the Building Official shall not be mutilated, destroyed or tampered with, or removed without obtaining prior authorization from the Building Official. Any violation shall be subject to penalties as prescribed by law.
CBC Chapter 2, Section 202 Definitions; is amended to add the following:
Item 7.a
49 of 207
Ordinance No.
4933-4266-3284 v1
NEWLY CONSTRUCTED BUILDING is a building that has never been used or occupied for any purpose. “Newly Constructed Building” shall also be applied when the removal of any structure’s exterior wall area and roof/ceiling area exposes seventy five percent (75%) or more of the entire building’s existing conditioned space (building envelope). Or where any portion of a building’s exterior is preserved but the interior of the building is removed, including all structural portions of floors and ceilings, the building is considered a new building.
Any additional demolition that occurs during the period between the permit issuance date and the date the Building Inspector signs-off the final inspection on the permit, shall be considered in determining whether to apply the “Newly Constructed Building” definition.
For any subsequent permits for construction that are to be undertaken within 3 years of the date that the Building Inspector signs-off the final inspection on the original permit, the total area of demolition from the preceding 3-year period shall be considered in determining whether to apply the “Newly Constructed Building” definition. The 3-year period does not apply to the replacement of only roof coverings, wall finishes, doors, windows, or skylights.
CBC Chapter 9, Fire Protection and Life Safety Systems; is deleted and replaced by 2025 California Fire Code (CFC) Chapter 9 as amended.
CBC Chapter 15, Section 1505.1.2 Roof coverings within all other areas; is amended to read as follows:
The entire roof covering of every existing structure, where more than 50 percent of the total roof area is replaced within any one-year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, shall be a fire-retardant roof covering that is at least Class A.
CBC Appendix B, Board of Appeals, Sections B101.2, B101.2.1, B101.2.2, and B101.7 are adopted.
B101.2 Application for Appeal.
B101.2.1 Limitation of Authority
B101.2.2 Stays of enforcement
B101.7 Board Decision
CBC Appendix J, Grading, is adopted and a new Section J104.1.1 is added to read:
GRADING PERMIT REQUIREMENTS
Grading Designation. Grading in excess of 5,000 cubic yards (3825 m3) shall be performed in accordance with the approved grading plan prepared by a civil engineer and shall be designated as "engineered grading." Grading involving less than 5,000 cubic yards (3825 m3) shall be designated "regular grading" unless the permittee chooses to have the grading Item 7.a
50 of 207
Ordinance No.
4933-4266-3284 v1
performed as engineered grading, or the city engineer determines that special conditions or unusual hazards exist, in which case grading shall conform to the requirements for engineered grading.
Engineered Grading Requirements. Application for a grading permit shall be accompanied by two sets of plans and specifications and supporting data consisting of a soils engineering report and engineering geology report. The plans and specifications shall be prepared and signed by an individual licensed by the state to prepare such plans or specifications when required by the city engineer.
Specifications shall contain information covering construction and material requirements.
Plans shall be drawn to scale and shall be of sufficient clarity to indicate the nature and extent of the work proposed and show in detail that the work will conform to the provisions of this code and all relevant laws, ordinances, rules and regulations. The first sheet of each set of plans shall give the location of the work, the name and address of the owner, and the person by whom they were prepared.
The plans shall include the following information:
1. General vicinity of the proposed site.
2. Property limits and accurate contours of existing ground and details of terrain and area drainage.
3. Limiting dimensions, elevations or finish contours to be achieved by the grading, and proposed drainage channels and related construction.
4. Detailed plans of all surface and subsurface drainage devices, walls, cribbing, dams and other protective devices to be constructed with, or as a part of, the proposed work, together with a map showing the drainage area and the estimated runoff of the area served by any drains.
5. Location of any buildings or structures on the property where the work is to be performed and the location of any buildings or structures on land of adjacent owners that are within 15 feet (4572 mm) of the property or that may be affected by the proposed grading operations.
6. Recommendations included in the soils engineering report and the engineering geology report shall be incorporated in the grading plans or specifications. When approved by the city engineer, specific recommendations contained in the soils engineering report and the engineering geology report, that are applicable to grading, may be included by reference.
Item 7.a
51 of 207
Ordinance No.
4933-4266-3284 v1
7. The dates of the soils engineering and engineering geology reports together with the names, addresses and phone numbers of the firms or individuals who prepared the reports.
Regular Grading Requirements. Each application for a grading permit shall be accompanied by a plan in sufficient clarity to indicate the nature and extent of the work to be performed. The plans shall give the location of the work, the name of the owner and the name of the person who prepared the plan. The plan shall include the following information:
1. General vicinity of the proposed site.
2. Limiting dimensions and depth of cut and fill.
3. Location of any buildings or structures where work is to be performed, and the location of any buildings or structures within 15 feet (4572 mm) of the proposed grading.
The city engineer may require that grading operations and project designs be modified if delays occur that subsequently experience weather-generated problems not considered at the time the permit was issued. The city engineer may require professional inspection and testing by the soils engineer. When the city engineer has cause to believe that geologic factors may be involved, the grading will be required to conform to engineered grading.
15.04.030 California Residential Code (CRC) Amendments
CRC Chapter 1, Division I, Section 1.8.8.1 Appeals Board General; is amended to add the following:
The local appeals board and housing appeals board shall be the City of Healdsburg Planning Commission.
CRC Chapter 1, Division I, Section 1.8.8.3 Appeals; is amended to add the following:
The appellant must fill out the “City of Healdsburg Request for hearing” form and pay an appeals processing fee of $619.16 (adjusted and posted each year in the City Fee Schedule). The appellant shall attach a written statement describing the circumstances of the appeal and include any evidence that he/she would like presented at the hearing.
The Building Official will schedule the appeal for the next available Planning Commission meeting.”
CRC Chapter 1, Division II, Administration; Section R101 General; is adopted.
CRC Chapter 1, Division II, Administration; Section R102 through Section R114; is deleted and replaced with CBC Chapter 1, Division II Scope and Administration; Section 102 through Section 116 as amended.
Item 7.a
52 of 207
Ordinance No.
4933-4266-3284 v1
CRC Chapter 3, Section R309 Automatic Fire Sprinkler Systems; is deleted and replaced by California Fire Code (CFC) Chapter 9 as amended.
CRC Chapter 9, Section R902.1.2 Roof coverings in all other areas; is amended to read as follows:
The entire roof covering of every existing structure, where more than 50 percent of the total roof area is replaced within any one-year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, shall be a fire-retardant roof covering that is at least Class A.
CRC Appendix CI, Swimming Pool Safety Act; is adopted:
CRC Appendix CI, Section 115922.1; is added:
Barrier required for private swimming pools. The barrier shall be specifically designed to prevent unauthorized entry from adjacent private and/or public property. Every person who owns or is in possession of any land on which there is situated a private swimming pool shall secure the pool from unauthorized entry by a barrier constructed as an enclosure that meets or exceeds the requirements of CRC CI(HSC 115923). The barrier shall be in addition to two of the "seven drowning prevention safety features" required by CRC CI(HSC 115922).
CRC Appendix CI, Section 115922.2 Safety features required, Existing swimming pools; is added:
Any person who owns or is in possession of an existing swimming pool, at a private, singlefamily home, that does not conform to the enclosure requirements of CRC CI(HSC 115923), shall make the pool conform to the requirements of CI(HSC 115923) within ninety (90) days from this ordinance’s effective date.
Exceptions: If it is secured from unauthorized entry by a natural or artificial barrier that provides the same or a greater degree of protection than would an enclosure. An application for exception shall be filed in writing with the Building Official. The application shall contain a statement evidencing that the applicant is entitled to the exception and such other information as the Building Official may prescribe.
15.04.040 California Electrical Code (CEC) Amendments
CEC Article 89, General Code Provisions; 89.108.8.1 Appeals Board General; is amended to add the following:
The local appeals board and housing appeals board shall be the City of Healdsburg Planning Commission.
Item 7.a
53 of 207
Ordinance No.
4933-4266-3284 v1
CEC Article 89, General Code Provisions; 89.108.8.3 Appeals; is amended to add the following:
The appellant must fill out the “City of Healdsburg Request for hearing” form and pay an appeals processing fee of $619.16 (adjusted and posted each year in the City Fee Schedule). The appellant shall attach a written statement describing the circumstances of the appeal and include any evidence that he/she would like presented at the hearing.
The Building Official will schedule the appeal for the next available Planning Commission meeting.”
CEC Article 90, Introduction; is amended by adding Article 90.10 to include CBC Chapter 1, Division II Scope and Administration; Section 102 through Section 116 as amended.
15.04.050 California Mechanical Code (CMC) Amendments
CMC Chapter 1, Division I, Section 1.8.8.1 Appeals Board General; is amended to add the following:
The local appeals board and housing appeals board shall be the City of Healdsburg Planning Commission.
CMC Chapter 1, Division I, Section 1.8.8.3 Appeals; is amended to add the following:
The appellant must fill out the “City of Healdsburg Request for hearing” form and pay an appeals processing fee of $619.16 (adjusted and posted each year in the City Fee Schedule). The appellant shall attach a written statement describing the circumstances of the appeal and include any evidence that he/she would like presented at the hearing.
The Building Official will schedule the appeal for the next available Planning Commission meeting.”
CMC Chapter 1, Division II, Administration; Section 102 through Section 107; is deleted and replaced with CBC Chapter 1, Division II Scope and Administration; Section 102 through Section 116 as amended.
15.04.060 California Plumbing Code (CPC) Amendments
CPC Chapter 1, Division I, Section 1.8.8.1 Appeals Board General; is amended to add the following:
The local appeals board and housing appeals board shall be the City of Healdsburg Planning Commission.
CPC Chapter 1, Division I, Section 1.8.8.3 Appeals; is amended to add the following:
Item 7.a
54 of 207
Ordinance No.
4933-4266-3284 v1
The appellant must fill out the “City of Healdsburg Request for hearing” form and pay an appeals processing fee of $619.16 (adjusted and posted each year in the City Fee Schedule). The appellant shall attach a written statement describing the circumstances of the appeal and include any evidence that he/she would like presented at the hearing.
The Building Official will schedule the appeal for the next available Planning Commission meeting.”
CPC Chapter 1, Division II, Administration; Section 102 through Section 107; is deleted and replaced with CBC Chapter 1, Division II Scope and Administration; Section 102 through Section 116 as amended.
15.04.070 California Existing Building Code (CEBC) Amendments CEBC Chapter 1, Division I, Section 1.8.8.1 Appeals Board General; is amended to add the following:
The local appeals board and housing appeals board shall be the City of Healdsburg Planning Commission.
CEBC Chapter 1, Division I, Section 1.8.8.3 Appeals; is amended to add the following:
The appellant must fill out the “City of Healdsburg Request for hearing” form and pay an appeals processing fee of $619.16 (adjusted and posted each year in the City Fee Schedule). The appellant shall attach a written statement describing the circumstances of the appeal and include any evidence that he/she would like presented at the hearing.
The Building Official will schedule the appeal for the next available Planning Commission meeting.”
CEBC Chapter 1, Sections 102 through Section 115; is deleted in its entirety, and replaced with CBC Chapter 1, Division II Scope and Administration; Sections 102 through Section 116 as amended.
15.04.080 California Green Building Standards Code amendments.
Section 202, Definitions is modified by adding and amending the following definition:
NEWLY CONSTRUCTED BUILDING (or NEW CONSTRUCTION). As defined in Section
15.04.020 of the Healdsburg Municipal Code.
15.04.090 International Property Maintenance Code (IPMC) Amendments IPMC Chapter 1 Scope and General Requirements, Section 107 Means of Appeal is replaced with:
CBC Appendix B Board of Appeals Sections B101.2, B101.2.1, B101.2.2, and B101.7as amended in Section 15.04.020 of the Healdsburg Municipal Code.
Item 7.a
55 of 207
Ordinance No.
4933-4266-3284 v1
15.04.100 Violations - Penalty
A. Every person who violates any provision of this chapter shall be guilty of a misdemeanor, punishable by a fine of not more than $1,000.00 and/or imprisonment of up to six (6) months. A person is guilty of a separate offense for each day during which he/she commits, or continues or permits a violation of this chapter, or each time he/she disobeys a valid order of an enforcement officer.
B. In addition to any other enforcement remedies available to the City under any applicable state or federal statute or pursuant to any other lawful power the City may possess, any violation of this chapter may be prosecuted or enforced as a nuisance pursuant to City of Healdsburg Municipal Code section 1.12. The City may also prosecute or enforce violations of this chapter as a criminal offense or by civil court action, prosecuted by the City Attorney in the name of the City or in the name of the people of the State of California, by seeking the appointment of a receiver, or in any other manner provided by law.
SECTION 3. NO OTHER CHANGES
Except as provided in Section 2 of this Ordinance all other provisions of Chapter 15.04 of the Healdsburg Municipal Code remain unchanged and in full force and effect.
SECTION 4. COMPLIANCE WITH CALIFORNIA ENVIRONMENTAL QUALITY ACT The City Council finds that the adoption of this Ordinance is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Section 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines because it has no potential for resulting in physical change to the environment, directly or indirectly. Even if the adoption of this Ordinance were to be determined to be a project, it would still be exempt pursuant to Section 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment).
SECTION 5. SEVERABILITY
If any provision of this Ordinance or the application thereof to any person or circumstances is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction or preempted by state legislation, such decision or legislation shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it Item 7.a
56 of 207
Ordinance No.
4933-4266-3284 v1
would have passed this Ordinance and each and every section, subsection, sentence, clause or phrase hereof not declared invalid or unconstitutional without regard to any such decision or preemptive legislation.
SECTION 6. EFFECTIVE DATE AND PUBLICATION
This ordinance of the City of Healdsburg shall become effective upon the date the California Building Standards Commission (CBSC) accepts the ordinance for filing. Before the expiration of fifteen (15) days after its adoption, this ordinance, or a summary thereof as provided in California Government Code Section 36933, shall be published at least once in a newspaper of general circulation published and circulated in the City of Healdsburg, along with the names of the members of the City Council voting for and against its passage.
INTRODUCED by the City Council of the City of Healdsburg on the 3rd day of November 2025, and PASSED and APPROVED on the 17th day of November 2025, at a regular meeting, by the following vote:
SO ORDERED: ATTEST:
_________________________________________ __________________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Dated:____________________________
Item 7.a
57 of 207
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: November 17, 2025
SUBJECT: Inclusionary Housing Ordinance: Amending Healdsburg Municipal Code Title 20 to Eliminate the In-Lieu Fee for Projects Under Five Units) PREPARED BY: Stephen Sotomayor, Housing Director
STRATEGIC INITIATIVE(S):
Expand Affordable Housing Opportunities
RECOMMENDED ACTION(S):
Introduce for first reading by title only, waiving further reading of the text, an ordinance amending Section 20.20.030 of the Healdsburg Municipal Code (Inclusionary Housing Ordinance) to eliminate the in-lieu fee or alternate compliance requirements for projects with fewer than five units.
COMMUNITY ENGAGEMENT/OUTREACH:
A public hearing notice for the proposed amendment was published by the City Clerk on October 23, 2025, consistent with Government Code Section 65090 and Healdsburg Municipal Code (HMC) requirements.
The Planning Commission considered the proposed amendment at its duly noticed meeting of October 28, 2025. After reviewing the staff report and receiving public comment, the Planning Commission voted to recommend that the City Council adopt the proposed amendments to the Land Use Code as presented.
BACKGROUND:
Healdsburg’s Inclusionary Housing Ordinance (IHO) was first adopted in 1998 to ensure new residential development contributes equitably to the community’s affordable housing supply. The IHO was substantially updated in 2019 and again in 2024 to reflect evolving state law, local housing needs, and market conditions.
• 1998 (Ord. 950): Established the initial inclusionary housing requirements. • 2019 (Ord. 22-2019): Increased the inclusionary set-aside to 20%, required concurrent construction of affordable units and introduced an in-lieu fee option for projects of four or fewer units.
Item 7.b
58 of 207
• 2024 (Ord. 08-2024): Clarified applicability to single-unit and mixed-use projects, provided a 50% fee reduction for SB 9 lot-split units, and indexed fees to construction cost inflation.
Under the current IHO:
• Projects with five or more units must provide 20% affordable housing on-site. • Projects with four or fewer units may satisfy the inclusionary requirement by paying an inlieu fee or by alternative compliance (HMC Section 20.20.030 D). • Fractional inclusionary unit obligations may be addressed either by rounding up or paying a proportional fee.
On August 18, 2025, the City Council reviewed the IHO and directed staff to eliminate the in-lieu fee or alternative compliance requirement for projects with fewer than five units, while maintaining the existing provisions for fractional units and the current five-unit applicability threshold.
On October 28, 2025, the Planning Commission held a duly noticed public hearing to consider the proposed amendment. After reviewing the staff report and receiving public comment, the Planning Commission voted to recommend that the City Council adopt the ordinance as presented.
DISCUSSION / ANALYSIS:
The purpose of this amendment is to support additional housing production by removing cost barriers that disproportionately affect small-scale infill projects.
Following City Council direction on August 18, 2025, staff prepared the proposed amendment to the IHO (HMC §20.20.030) to eliminate the in-lieu fee or alternative compliance for projects with fewer than five units. The Planning Commission reviewed the draft ordinance on October 28, 2025, and voted to recommend approval as presented. The Commission concluded that the amendment would reduce barriers to small-scale housing while maintaining the City’s strong inclusionary standards for larger developments.
Alignment with State Housing Legislation
Recent State housing laws increasingly focus on unlocking small-scale and infill housing opportunities:
• SB 9 (California HOME Act): Authorizes lot splits and two-unit development in singlefamily zones. In Healdsburg, an SB 9 project might allow a homeowner to split a lot and build two small homes on each lot. Under current rules, such projects may incur a persquare-foot in-lieu fee, which can add tens of thousands in costs. Eliminating that fee removes a significant barrier to using SB 9 pathways.
• SB 10 (opt-in upzoning for up to 10 units): Enables jurisdictions to adopt up to 10-unit zoning in transit-rich or urban infill areas and exempts that re-zoning action from CEQA.
While Healdsburg does not anticipate adopting an SB 10 overlay, eliminating the smallItem 7.b 59 of 207
project in-lieu fee aligns with the State’s broader intent to support incremental and infill housing opportunities.
• SB 684/SB 1123/AB 130 (Starter Home/ministerial subdivisions): SB 684 (effective July 1, 2024) provides streamlined, ministerial approval (no discretionary review or CEQA) for qualifying housing and subdivisions of up to 10 units on eligible parcels. SB 1123 (effective July 1, 2025) expands that authority to apply to vacant lots in single-family zones and clarifies certain rights for community housing models (e.g. trust-based ownership) and parcel frontage restrictions.
In a city like Healdsburg, where large development parcels are scarce, “missing middle” projects enabled by these State laws are likely to be a primary growth path. Eliminating the in-lieu fee for small projects supports that direction by lowering upfront costs, streamlining development feasibility, and aligning local policy with state housing goals.
Together, these laws emphasize the importance of a local regulatory environment that encourages rather than deters small builders, homeowners, and infill developers.
Local Context
Healdsburg’s housing market is shaped by high land costs, limited developable land, and community interest in maintaining neighborhood character. As a result, most new housing will occur through infill, lot splits, and small subdivisions rather than large greenfield projects.
For these small-scale efforts, the in-lieu fee represents a disproportionate cost. On a 1,200-squarefoot infill home, the in-lieu fee can account for approximately 20–30% of total City-collected fees and a significant portion of the project’s overall valuation, often adding $20,000 to $25,000 in City fees. For a homeowner or small builder operating within tight construction budgets, this added cost can determine whether a project is feasible.
By contrast, larger subdivisions and multifamily projects are better able to absorb inclusionary requirements through economies of scale and remain subject to the City’s 20% inclusionary requirement.
Comparison of Current vs. Proposed Ordinance
Provision Current Code Proposed
Amendment
Projects with 5+ units Must provide 20% affordable units onsite.1No change.
Projects with less
than 5 units
Must pay an in-lieu fee or provide
alternative compliance.
In-lieu fee and
alternative
compliance (for
1 Subject to the approval of the City Council projects with 5 or more units can satisfy the inclusionary requirement through alternative compliance. HMC Section 20.20.030 D.
Item 7.b
60 of 207
projects with less
than 5 units)
eliminated.
Fractional Units May round up or pay proportional fee. No change.
Threshold (5 vs. 10
units)
20% requirement applies at 5 units. No change.
Anticipated Outcomes
Eliminating the in-lieu fee or alternative compliance requirement for projects under five units may:
• Increase feasibility for small-scale housing, particularly projects enabled under SB 9 and other State infill legislation, by removing disproportionate costs that can deter homeowners and small builders;
• Encourage a broader mix of housing types, such as duplexes, cottage clusters, and small multifamily buildings through incremental additions that complement neighborhood character;
• Promote neighborhood integration by supporting distributed, smaller-scale housing throughout the community rather than concentrating new units in large developments; and • Advance Housing Element and Prohousing objectives by reducing local cost barriers, streamlining infill housing opportunities, and reinforcing the City’s ongoing commitment to balanced, sustainable growth.
General Plan, Housing Element, and Land Use Code Analysis The proposed amendment is consistent with the City’s General Plan, Housing Element, and Land Use Code, and supports the overarching goals of promoting balanced, inclusive, and sustainable housing opportunities within Healdsburg.
• Goal 2 (Remove Constraints): Reduces regulatory and financial barriers to housing production by eliminating the in-lieu fee for small projects, thereby improving feasibility for infill and homeowner-driven development.
• Policy 2.2 (Small Project Streamlining): Advances the City’s commitment to streamline and reduce requirements for projects of ten or fewer units, consistent with the scale of development anticipated in Healdsburg’s built-out neighborhoods. • Policy 2.7 (Reasonable Impact Fees): Ensures that aggregate impact fees do not deter residential construction, maintaining alignment with AB 602 fee transparency requirements and the City’s goal of keeping total development costs proportionate to project scale and value.
Item 7.b
61 of 207
• Prohousing Designation: Reinforces the City’s Prohousing designation by demonstrating continued progress toward removing local barriers, facilitating infill development, and supporting new housing consistent with state policy priorities. • Land Use Code Consistency: Maintains internal consistency within Title 20 of the Healdsburg Municipal Code and preserves the City’s 20% inclusionary housing standard for larger projects, ensuring equitable contribution toward affordable housing goals while enabling smaller-scale production.
ENVIRONMENTAL STEWARDSHIP:
This ordinance amending the City’s Inclusionary Housing Ordinance supports the City’s longterm environmental goals by encouraging infill and small-scale housing development within existing urban areas, consistent with the principles of sustainable growth. The amendment itself does not authorize or result in physical development and therefore has no direct environmental impact.
ALTERNATIVES:
The City Council may:
1. Introduce the ordinance as recommended;
2. Direct staff to modify the ordinance and return at a later date; or
3. Take no action, retaining the current Inclusionary Housing Ordinance.
FISCAL IMPACT:
Since 2019, the City has collected approximately $890,120 in inclusionary in-lieu fees, with an estimated 30% ($267,000) generated from small projects, remodels, and additions. Eliminating the fee for projects under five units will reduce revenue from these sources and result in less funding available to support affordable housing. However, in alignment with the intention of recent state law, over time the increased small-scale housing production is anticipated to naturally progress the goal of increased affordable housing supply.
The amendment does not require new City expenditures or staff resources beyond standard implementation within the existing permitting framework.
ENVIRONMENTAL ANALYSIS:
The proposed ordinance amendment is exempt from the California Environmental Quality Act (CEQA) under Section 15061(b)(3) of the CEQA Guidelines, as it has no potential to cause a significant effect on the environment and does not authorize physical development.
ATTACHMENT(S):
Redline Ordinance
Item 7.b
62 of 207
CITY OF HEALDSBURG
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG AMENDING SECTION 20.20.030
“INCLUSIONARY HOUSING” OF CHAPTER 20.20
“STANDARDS FOR SPECIFIC LAND USES” OF TITLE 20
“LAND USE CODE” OF THE HEALDSBURG MUNICIPAL
CODE
WHEREAS, according to the California State Legislature, California has accumulated an unmet housing backlog of nearly 2,000,000 units and must provide for at least 180,000 new units annually to keep pace with growth through 2025 (see Government Code section 65589.5(a)(2)(D)); and
WHEREAS, according to the Association of Bay Area Governments (ABAG), the final Regional Housing Need Allocation (RHNA) for the Bay Area for the 2023-2031 period is 441,176 units, 253,056 units of which must be below-market rate units; and WHEREAS, the City of Healdsburg’s portion of the RHNA is 476 units, 348 units of which must be below-market rate units; and
WHEREAS, the California State Legislature has recently enacted and amended numerous housing laws intended to encourage the supply of housing; and WHEREAS, the City desires to encourage the development of below-market rate housing, while also removing the financial barriers to small infill housing, consistent with recent state housing laws (e.g., SB 9, SB 10, SB 684, SB 1123); and
WHEREAS, the City’s Housing Element, which was adopted May 1, 2023, and subsequently found to be in compliance with Housing Element Law by the California Department of Housing and Community Development (“HCD”) on June 29, 2023, provides that the City will:
• Goal 2: Remove or mitigate impediments to housing production including both governmental constraints and non-governmental constraints. • Policy 2.2: Reduce the project review requirements for small subdivisions of residentiallyzoned land (10 or fewer units) by comparison to larger, more complex projects. • Policy 2.8: Explore the efficacy of reducing, or waiving impact fees to affordable and middle-income housing units required by the Inclusionary Housing Ordinance, density bonus, or City development code provisions and pay for such fee reductions with new funding sources dedicated to incentivizing housing production; Item 7.b
63 of 207
• Policy 4.4: Continue to require on-site production of low- and moderate-income housing units within new residential development projects consistent with the City’s Inclusionary Housing Ordinance;
• Housing Program 5, Quantified Objective 1: Continue to Implement the Inclusionary Housing Ordinance (IHO). Continue to implement the recently amended IHO, which requires Moderate- and Middle-Income units in for sale projects and Low- and Moderateincome units in rental projects. Prepare and act upon any revisions to the inclusionary housing requirements as needed to further incentivize middle-income units, to the extent necessary to achieve Quantified Objectives of 263 affordable rental units and 98 affordable ownership units by 2031.
WHEREAS, the Planning Commission held a duly noticed public hearing on October 28, 2025, at which time all interested persons were given the opportunity to be heard; and WHEREAS, the Planning Commission reviewed the proposed amendments to the Land Use Code and found that the proposed amendments are consistent with goals and policies of the City’s General Plan, and recommends adoption of the proposed amendments by the City Council; and
WHEREAS, a Public Hearing Notice for the proposed Land Use Code Amendments (REZN-0002-2025) was published by the Office of the City Clerk on October 23, 2025, noticing the City Council’s public hearing and describing the proposed amendments to Title 20, including clarification to the Inclusionary Housing Ordinance applicability; and WHEREAS, the City Council finds and determines that the proposed amendments to the Land Use Code are consistent with and implement the City’s Housing Element and the City’s police power authority to protect the public health, safety, and welfare.
NOW THEREFORE, the City Council of the City of Healdsburg does ordain as follows:
Section 1. Findings.
The above recitals are hereby declared to be true and correct findings of the City Council of the City of Healdsburg.
Section 2. Title 20, Section 20.20.030 shall be amended as follows, with additions shown in underline and deletions shown as strikeout:
20.20.030 Inclusionary housing
The following standards shall govern the provision of inclusionary housing:
A. Applicability.
1. The provisions of this section shall apply to any discretionary or ministerial approvals for new residential development projects (onefive or more dwelling units) and the residential component of mixed-use development projects.
Item 7.b
64 of 207
2. Projects approved prior to July 17, 2019, and required to provide inclusionary dwelling units on site shall be subject to the inclusionary housing requirements in place at the time the City granted the approval. Projects approved prior to July 17, 2019, and required to pay an in-lieu fee shall pay the fee in effect at the time of building permit issuance.
3. Projects approved prior to July 17, 2019, pursuant to a development agreement or vesting tentative map that address inclusionary housing requirements are subject to the inclusionary provisions of the development agreement or applicable to the vesting tentative map, prior to recordation of the final map.
B. Exemptions.
The following shall not be subject to the provisions of this section:
1. Existing residential dwelling units that are altered, improved, restored, repaired, expanded or extended; provided, that the number of dwelling units is not increased. and that the existing floor area of the dwelling unit is not increased by greater than 850 square feet. Dwelling units that are increased by greater than 850 square feet will be subject to a fee per square foot for any increase in square footage greater than 850 square feet.
2. New residential dwelling units of 850 square feet or less.
32. The construction of a new residential structure which replaces a residential structure that was destroyed by fire or natural disaster or demolished within five years prior to the application for a building permit for the new residential structure; provided, that the number of residential units is not increased from the number of residential units of the destroyed residential structure. and that the replacement dwelling is not more than 850 square feet larger than the original dwelling. These units will be subject to a fee per square foot for any increase in square footage greater than 850 square feet.
43. Accessory dwelling units constructed pursuant to HMC 20.20.010.
C. Inclusionary requirements.
1. Residential development projects or mixed-use development projects with five or more dwelling units shall include at least 20 percent of the total number of new dwelling units that are affordable to low-, moderate- or middle-income households, as defined in HMC 20.28.310. The requirement for the portion of a project including units for sale is 15 percent affordable to moderate-income households and five percent affordable to middleincome households. The requirement for the portion of a project including rental units is five percent affordable to low-income households and 15 percent affordable to moderateincome households.
Fractional units that may result from the application of these requirements may be satisfied by either of the following methods, at the discretion of the applicant:
Item 7.b
65 of 207
a. Any fraction of a unit may be rounded up and treated as a whole unit; or b. The applicant may pay the portion of the required fractional unit as an in-lieu fee as described in subsection (J) (C)(2) of this section.
2. Residential development projects or mixed-use development projects with four or fewer dwelling units, including single-family residential units, shall comply by utilizing an in either of the following ways, at the discretion of the applicant:
a. Payment of a fee pursuant to subsection (J) of this section; or b. Alternative compliance method, pursuant to subsection (D) of this section. Residential development projects or mixed-use development projects with four or fewer dwelling units, including single-family residential units, shall not be required to pay an in-lieu fee.
D. Alternative compliance.
Subject to the approval of the City Council, residential or mixed-use development projects identified in subsection (C)(1) or (C)(2) of this section may meet the requirements of this section in the following alternative ways, or combinations thereof:
1. In-lieu land dedications. In lieu of constructing required inclusionary units on site, an applicant may satisfy inclusionary housing requirements by an irrevocable offer of dedication of land within the City limits, to the City, to be used for affordable housing purposes, such as acquisition of property, planning and design and construction costs. The applicant shall identify the land to be dedicated prior to approval of the discretionary permit for the residential development project or mixed-use development project.
In addition to any other findings required by statute, ordinance, or otherwise, any approval for an in-lieu land dedication shall include a finding that the land to be dedicated is not subject to liens, is served or proposed to be served by municipal services, including water, sewer, roads, electricity, telephone and other similar customary services, and contains no unusual planning or development constraints.
The applicant shall dedicate the land to the City. The amount of land shall be as much as necessary, as determined by the City, to provide for the equivalent number of required inclusionary units in accordance with subsection (C)(1) of this section. The City Council may approve, conditionally approve or reject such offer of dedication. If the City Council rejects such offer of dedication, the applicant shall be required to meet the inclusionary housing requirement by other means set forth in this section.
2. Off-site construction of inclusionary units. In lieu of constructing required inclusionary units on site, an applicant may satisfy inclusionary housing requirements by constructing some or all of the required inclusionary units on another site or sites within the City. The resultant linked project sites shall be considered a single combined project and shall be reviewed concurrently by the City. Off-site inclusionary units shall be constructed and available for occupancy concurrently with the project’s market-rate units, unless an Item 7.b
66 of 207
alternative schedule based on extenuating circumstances, as determined by the City, is adopted as part of the project approval.
In addition to any other findings required by statute, ordinance or otherwise, any approval of the linked project sites shall include the following findings:
a. Practical difficulties exist with providing the required inclusionary units on the original development site;
b. The proposed location for the off-site inclusionary units will not result in an unreasonable concentration of affordable housing units in one geographic area of the City;
c. All other provisions of this section have been or will be complied with, as guaranteed through the imposition of conditions of approval.
3. Conversion of existing market-rate units to inclusionary units, in an amount equal to the inclusionary housing requirements, including any needed rehabilitation to ensure compliance with building, health and safety standards.
4. Construction of a single-family dwelling along with an accessory dwelling unit pursuant to HMC 20.20.010, restricted to occupancy by a household earning no more than 80 percent of the Sonoma County area median income, with rent restricted to 30 percent of monthly income and adjusted for household size, and guaranteed through a regulatory agreement executed prior to building permit issuance. Such single-family dwelling units will not be required to pay an in-lieu fee and shall not be included in the total number of project units subject to the inclusionary housing calculation, in accordance with subsection (C)(1) or (C)(2) of this section.
5. At the City’s sole discretion, the City may accept, in fulfillment of an applicant’s inclusionary housing requirement, any other approach proposed by the applicant which, as determined by the City, meets City housing goals and objectives and where the applicant demonstrates to the City’s satisfaction equivalency to the requirements of subsection (C)(1) or (C)(2) of this section, as applicable.
E. Affordable housing incentives.
An applicant may request the City provide regulatory, procedural or financial incentives, including but not limited to a density bonus or an increase in lot coverage, to meet or exceed the inclusionary housing requirement set forth in this section. The request for such incentives must be included as part of the project application materials and include the rationale for the incentives sought, including a detailed description of the incentives sought, financial feasibility information and a description of resulting public benefits. Requests for incentives shall be considered by the City Council.
F. Inclusionary unit development standards.
Item 7.b
67 of 207
In addition to other development standards and requirements set forth in this title, the following standards shall be met for the construction of inclusionary units:
1. Inclusionary units shall be constructed and available for occupancy concurrently with the project’s market-rate units, unless an alternative schedule based on extenuating circumstances, as determined by the City, is adopted as part of the project approval.
2. Inclusionary units shall be distributed throughout the residential project site to the extent practicable.
3. Inclusionary units shall reflect the range of number of bedrooms provided in the residential project as a whole. To make this determination for subdivisions where individual lots will be sold, the type and tenure of market rate units shall be used. For residential or mixed use development projects that are required to provide 10 or more inclusionary units, at least 10 percent of the inclusionary units shall have three or more bedrooms.
4. The square footage, configuration, quality of finishes and amenities of inclusionary units shall be substantially similar to the market rate units. To make this determination for subdivisions where individual lots will be sold, adopted, applicable design guidelines shall be used.
5. Residents of inclusionary units shall have access to the project’s common open spaces or recreational amenities.
6. Accessory dwelling units shall not be counted toward meeting a project’s inclusionary housing requirements.
7. Inclusionary units may be for-sale or rental units.
G. Submittal of inclusionary housing information.
Any application for a residential development project or mixed use development project including residential dwelling units submitted to the City shall include the proposed method of satisfying inclusionary housing requirements, including any alternative compliance method pursuant to subsection (D) of this section, and the total number of units being requested for City approval, the number of inclusionary units included within the project, the level of affordability of proposed inclusionary units, whether inclusionary units will be for sale or for rent, proposed methods for income screening of prospective residents and other information deemed necessary by the City.
The proposal shall be reviewed as part of the development process.
H. Inclusionary housing regulatory and resale agreements.
The following shall govern the occupancy of inclusionary units and the future resale of such units:
Item 7.b
68 of 207
1. Only low-, moderate- and middle-income households may occupy inclusionary units during the term of any regulatory agreement. The City or its designee shall notify all potential purchasers of inclusionary units to ensure adherence to applicable income restrictions.
2. Applicants proposing to meet the inclusionary requirement through the provision of for-sale inclusionary units shall enter into a regulatory agreement with the City prior to final map recordation for the project. All buyers of inclusionary units shall enter into a resale agreement with the City prior to the closing of escrow for such inclusionary unit.
The resale agreement shall specify the income restriction on the household purchasing and occupying the inclusionary unit, the number of years that the inclusionary unit shall remain affordable to the target household income, an option for the City or its designee to designate an eligible purchaser, the City’s right of first refusal to purchase the inclusionary unit, and a calculation of future equity assignment upon sale of the inclusionary unit. The resale agreement shall be recorded against each applicable unit.
3. Applicants proposing to meet the inclusionary requirement through the provision of inclusionary multifamily or single-family rental units shall enter into a regulatory agreement with the City prior to the issuance of a certificate of occupancy for the project.
The regulatory agreement shall specify income restrictions on the households occupying the inclusionary units and the number of years that the inclusionary units shall remain affordable to the target incomes.
4. The City shall identify and periodically update the housing prices and rents that qualify as affordable for very low-, low-, moderate-, and middle-income households, utilizing the latest area median income for Sonoma County, adjusted for household size for the unit.
I. Management and monitoring of inclusionary units.
1. Inclusionary rental units shall be professionally managed and/or operated by the owner of the residential complex or the authorized agent of the owner in accordance with a management and monitoring plan prepared by the owner and approved by the City. Each owner of one or more inclusionary rental unit(s) shall submit an annual tenant income certification report to the City Manager or his or her designee, no later than March 1st, for the previous calendar year, identifying monthly rental rates, vacancy status of each inclusionary unit, income status for each resident and any other related data deemed necessary by the City while ensuring privacy for all residents.
2. If, upon recertification, a tenant’s income has increased and exceeds the qualifying income for an inclusionary rental unit, such tenant’s rent may be increased to a qualifying income for an inclusionary rental unit in a higher income category, if applicable to the project, and the project owner shall rent the next available inclusionary unit to the lower income category to restore the affordable unit mix required by the regulatory agreement.
If, upon recertification, a tenant’s income has increased and exceeds the qualifying income for all inclusionary units in a project, such tenant shall, upon expiration of the tenant’s Item 7.b
69 of 207
lease, and if so permitted by local and state law, after a 180-day period beginning on the date of lease expiration, be required to vacate the inclusionary unit.
J. Updating and use of the in-lieu fee.
The amount of the fee shall be set by resolution of the City Council and shall be updated annually based upon the annual changes in an identified, generally recognized construction cost index to reflect changing housing conditions within the community, including the actual costs of providing affordable housing. Fees collected for this purpose shall be deposited by the City into the inclusionary housing deposit account and used only for the purpose of providing affordable housing programs and services in the community, which includes the acquisition of property, planning and design, construction costs and program administration. Fees shall be payable at the time of building permit issuance. The multifamily rental housing rate identified in the fee schedule shall only apply to multifamily residential development projects in which all units are available for rent.
1. A deed restriction shall be required for all multifamily development projects requesting the multifamily rental housing rate. The deed restriction shall be recorded with the County of Sonoma and a copy provided to the City of Healdsburg and shall include the following restrictions:
a. The dwellings shall be maintained as rental units only and may not be owneroccupied. b. Should any dwelling become owner-occupied, the property owner is required to pay the City the difference between the inclusionary housing in-lieu fee paid at the time of building permit issuance and the inclusionary housing in-lieu fee for owner-occupied projects in effect at the time of owner-occupancy, including the addition of any interest. Interest shall be calculated based on the amount of the owner-occupancy in-lieu fee in effect at the time of building permit issuance. c. The restrictions shall be binding upon any successor in ownership of the property and lack of compliance shall result in legal action against the property owner.
Section 3. Environmental Compliance.
California Environmental Quality Act (CEQA) Determination. The proposed Ordinance is exempt from the provisions of the California Environmental Quality Act (Public Resources Code section 21000, et seq.) (“CEQA”) pursuant to CEQA Guidelines section 15061(b)(3) because adoption and implementation of the proposed Ordinance does not constitute a “project” as defined by CEQA since there is no potential to result in either a direct physical change to the environment or a reasonably foreseeable indirect physical change to the environment. No projects are being proposed at this time, nor would they be permitted/reasonably for by this action. As such, CEQA analysis would be premature. Future development pursuant to this ordinance would be subject to CEQA review.
Item 7.b
70 of 207
Even if adoption of this Ordinance was considered a project, it would be exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) (the common sense exemption) because it can be seen with certainty that there is no possibility that the adoption of this ordinance may have a significant effect on the environment, in that the ordinance includes no provisions that may result in a direct or indirect impact on the physical environment.
Section 4. Severability.
If any section, subsection, paragraph, sentence, clause or phrase of the Ordinance, or its application to any person or circumstance, is for any reason held to be invalid and unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases hereof be declared invalid or unenforceable.
Section 5. Effective Date and Publication.
This Ordinance of the City of Healdsburg shall be effective thirty (30) days after the date of its passage. Before expiration of fifteen (15) days after its passage, this Ordinance or a summary thereof as provided for in Government Code section 36933, shall be published at least once in a newspaper of general circulation published and circulated in the City of Healdsburg, along with the names of the City Council members voting for and against its passage.
INTRODUCED by the City Council of the City of Healdsburg on the 17th day of November 2025, and PASSED and APPROVED at a regular meeting of the City Council on the ___ day of ________, 2025, by the following vote:
SO ORDERED: ATTEST:
____________________________________ __________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Dated: ____________________________
Item 7.b
71 of 207
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: November 17, 2025
SUBJECT: Land Use Code Amendments to address changes in State Accessory Dwelling Unit (ADU) law and State Density Bonus law
PREPARED BY: Ellen McDowell, Senior Planner
STRATEGIC INITIATIVE(S):
Provide Effective Governance
Establish Proactive Policies/Programs to Continue to Promote Economic Diversity & Sustainable Growth
RECOMMENDED ACTION(S):
1. Conduct a public hearing; and
2. Introduce for first reading, by title only, waiving further reading of the text, an ordinance amending Healdsburg Municipal Code Title 20, Section 20.20.010: Accessory Dwelling Units and Junior Accessory Dwelling Units and Section 20.28.310 Definitions to reflect changes in State ADU law; and
3. Introduce for first reading, by title only, waiving further reading of the text, an ordinance amending Healdsburg Municipal Code Title 20, Section 20.20.035: Affordable Housing Incentives to reflect changes in State Density Bonus law.
COMMUNITY ENGAGEMENT/OUTREACH
On September 2, 2025, staff provided an update to the City Council on State housing legislation aimed at increasing the supply and diversity of housing types throughout California and the potential impacts and opportunities for Healdsburg presented by these new laws.
On September 23, 2025, the Planning Commission held a public workshop to review the proposed amendments to the Land Use Code to implement changes in State housing law and offer feedback on the draft ordinances. A public notice for the workshop was published in the Press Democrat and the Healdsburg Tribune, as well as posted on City social media accounts and a paper notice Item 7.c
72 of 207
posted at City Hall.
On October 28, 2025, the Planning Commission held a public hearing to review the proposed amendments to the Land Use Code and made a recommendation to the City Council. A public notice for the hearing was published in the Press Democrat and Healdsburg Tribune, as well as posted on City social media accounts and a paper notice posted at City Hall.
BACKGROUND:
The City’s Housing Element, adopted on May 1, 2023, and certified by the State on June 29, 2023, includes a program calling for amendments to the City’s Land Use Code that expand housing development capacity and reduce constraints, including increasing density.
On September 23, 2025, the Planning Commission held a workshop and reviewed and considered draft ordinances related to Accessory Dwelling Units (ADU), Density Bonus, SB 9, SB 684 and SB 1123. As a result of new legislation signed into law in October staff needs additional time to review the recent legislation and incorporate any necessary revisions into the SB 9 and SB 684/1123 ordinances. Staff will return to the Planning Commission in December with ordinances to implement Senate Bill 9 and Senate Bills 684/1123 as discussed at the September workshop before bringing those ordinances to the City Council for review.
On October 28, 2025, the Planning Commission held a public hearing and reviewed and considered ordinances related to ADUs and Density Bonus and adopted resolutions recommending that the City Council adopt both ordinances. As part of the Planning Commission motion, they requested that the City Council consider removing all impact fees associated with ADUs, regardless of size, with the opportunity to review the impacts in three to five years. Currently, ADUs 850 square feet or less in size are exempt from impact fees and ADUs greater than 850 square feet, and up to the allowed maximum of 1,200 square feet, pay a fee proportionate to the size of the primary dwelling up to a maximum of 50%.
DISCUSSION/ANALYSIS:
In recent years, the State legislature has adopted changes to State law aimed at increasing the supply and diversity of housing types throughout California. Efforts to incentivize the production of housing continue to be a priority for the State. While these laws represent a loss of local control, they also present an opportunity to address the need for missing-middle housing in Healdsburg and throughout the state.
GENERAL PLAN AND LAND USE CODE ANALYSIS:
The proposed amendments to the Healdsburg Municipal Code (HMC) Title 20 Land Use Code are proposed to implement Housing Element Policy 4 (Expanding Housing Development Capacity) which calls for amending the City’s Land Use Code to conform to current State development standards and approval procedures for accessory dwelling units and the granting of density bonuses.
Senate Bill 1211 – Accessory Dwelling Units
Senate Bill 1211 went into effect on January 1, 2025, and expands opportunities for constructing ADUs on properties zoned for multi-family residential. Prior ADU law allowed for two detached Item 7.c
73 of 207
ADUs per lot with an existing multifamily dwelling. SB 1211 allows up to eight detached ADUs, provided the total number does not exceed the number of pre-existing units on the property (for example, an existing six-unit building can add up to six ADUs). A vacant parcel may include up to two detached ADUs with a proposed multifamily dwelling. In addition, the bill prohibits a local agency from requiring the replacement of off-street parking spaces if an uncovered parking space is demolished in conjunction with the construction of, or is converted to, an ADU.
In addition to SB 1211, on October 8, 2025, the City received a letter from the California Department of Housing and Community Development advising that the City’s Accessory Dwelling Unit Ordinance was outdated and requires updates. HCD’s suggested updates have been incorporated to bring the ADU ordinance up to date with State legislation adopted since 2019.
Amendments include:
Additional incentives to allow JADU’s that include a bathroom. Removal of Historic District standards for the construction of an ADU/JADU. Removal of deed restriction requirement.
Clarifies that impact fees are not applied to units of 850 square feet or less. Clarifies streamlining timelines for ADU and JADU approvals. Amends definitions for ADU and JADU.
Suggested revisions to the City’s ADU Ordinance are shown in Attachment 1.
Assembly Bill 1287 – State Density Bonus Law
California Assembly Bill 1287 (AB 1287), signed into law in October 2023, enhances the State Density Bonus Law to promote the development of affordable and moderate-income housing.
Effective January 1, 2024, the law introduced additional incentives for housing projects that exceed existing affordability requirements.
Stackable Density Bonuses: AB 1287 allows developers to receive an additional density bonus ranging from 20% to 50% on top of the existing maximum of 50% if they provide more affordable units than previously required. By meeting the affordable housing requirements for both the initial maximum density bonus and the additional “stackable” bonus under AB 1287, a project can achieve a total density bonus of 100%. Expanded Incentives and Concessions: The law increases the number of incentives or concessions available to qualifying projects from two to four incentives/concessions. Clarification of Density Definitions: AB 1287 redefines "maximum allowable residential density" to mean the highest number of units permitted under applicable zoning ordinances, specific plans, or general plans, ensuring developers can utilize the most favorable density figures.
Applicability to Various Ownership Models: The law applies to both rental and forsale housing developments, including alternative ownership structures like tenancies in common and community land trusts, broadening the scope of projects that can benefit from the enhanced density bonuses.
Item 7.c
74 of 207
AB 1287 aims to address California's housing shortage by incentivizing the construction of additional affordable and moderate-income housing units. By offering increased density bonuses and concessions, the law encourages developers to include more affordable units in their projects, thereby further boosting housing production.
In addition to AB 1287 there have been other changes to State Density Bonus Law over the years which have not been incorporated into the City’s Land Use Code. The attached ordinance (Attachment 2) amends the existing Section 20.20.035 entitled “Affordable Housing Incentives” and renames it “Affordable Housing Density Bonus” and updates its provisions to be consistent with current State Density Bonus Law.
ENVIRONMENTAL STEWARDSHIP:
Not Applicable.
ALTERNATIVES:
1. After public comment and deliberation, the City Council may consider alternatives to address any issues raised and propose revisions to the ordinances.
FISCAL IMPACT:
The recommended action related to Healdsburg Municipal Code amendments will not result in a direct fiscal impact to the City.
ENVIRONMENTAL ANALYSIS:
The proposed amendments are exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code section 21080.17 and CEQA Guidelines section 15282(h), which exempts adoption of ordinances implementing State law regarding accessory dwelling units.
Further, the proposed Amendments are categorically exempt from CEQA because it can be seen with certainty that there is no possibility that the adoption of the proposed Amendments will have a significant effect on the environment. (CEQA Guidelines, 14 Cal. Code of Regs. Section 15061(b)(3)).
ATTACHMENT(S):
Att 1 Accessory Dwelling Unit Ordinance
Att 2 Density Bonus Ordinance
Att 3 Accessory Dwelling Unit Planning Commission Resolution 2025-10 Att 4 Density Bonus Planning Commission Resolution 2025-11 Item 7.c
75 of 207
CITY OF HEALDSBURG
ORDINANCE NO. ____
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG AMENDING HEALDSBURG MUNICIPAL
CODE TITLE 20, SECTION 20.20.010: ACCESSORY
DWELLING UNITS AND JUNIOR ACCESSORY DWELLING
UNITS, AND SECTION 20.28.310: DEFINITIONS TO REFLECT
CHANGES IN STATE ADU LAW
WHEREAS, the City of Healdsburg Municipal Code (HMC) Title 20 Land Use Code (LUC) regulates allowable and development standards within the City; and WHEREAS, on January 1, 2025, Senate Bill 1211 went into effect, expanding opportunities for the construction of accessory dwelling units on multifamily properties; and WHEREAS, HMC amendments (“Amendments”) are proposed to provide greater clarity to Title 20, Land Use Code, all as provided herein; and WHEREAS, the Amendments are proposed to implement Housing Policy 4 (Expanding Housing Development Capacity) within the Healdsburg Housing Element that calls to amend the City’s Land Use Code to conform to current State development standards and approval procedures for accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs); and WHEREAS, the proposed Amendments will continue to promote the development of accessory dwelling units and junior accessory dwelling units in the City of Healdsburg (“City”), providing a potentially affordable housing option for the community; and WHEREAS, the proposed Amendments implement state law requirements and add local policies that are consistent with state law and implement the City’s General Plan and Housing Element; and
WHEREAS, the Planning Commission held a Workshop on September 23, 2025, at which time it reviewed the proposed Amendments and considered all public comments, written and oral, and provided input on policy options to staff on the revisions; and WHEREAS, the Planning Commission held a duly noticed public hearing on October 28, 2025, at which time it reviewed the proposed Amendments and considered all public comments, written and oral, on the revisions and the related CEQA exemption; and WHEREAS, the Planning Commission made the following affirmative findings pursuant to HMC Section 20.28.280 in support of the proposed Amendments and recommended the City Council adopt an ordinance approving them:
Item 7.c
76 of 207
A. The Amendments are consistent with the Healdsburg 2030 General Plan including the goals, and policies, in that no conflicts with any Goals, Policies, Programs or measures of the Healdsburg General Plan 2030 have been identified.
B. The Amendments are consistent with the objectives of the Land Use Code contained in Section 20.04.010 given that: a) adoption of the proposed Amendments will continue to protect and promote the public health, safety and general welfare of the community by providing updated standards; and b) the Amendments will implement the goals, policies, and programs contained in the Healdsburg 2030 General Plan.
C. The Planning Commission has conducted a public hearing on the draft Amendments with hearing notices provided as prescribed in Land Use Code Section 20.28.080, including newspaper publication at least 20 days prior to the hearing date.
D. The Amendments are exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code section 21080.17 and CEQA Guidelines section 15282(h), which exempts adoption of ordinances implementing state law regarding accessory dwelling units. Further, the proposed Amendments are categorically exempt from CEQA because it can be seen with certainty that there is no possibility that the adoption of the proposed Amendments will have a significant effect on the environment. (CEQA Guidelines, 14 Cal. Code of Regs. Section 15061(b)(3)).
WHEREAS, on November 17, 2025, the City Council held a duly-noticed public hearing at which time it reviewed the proposed Amendments and considered all public comments, written and oral, on the Amendments and the related CEQA exemption; WHEREAS, based upon the Planning Commission’s findings and recommendation, the City Council finds that the Amendments are consistent with the General Plan including the Goals, Policies, and Implementation Measures of the Housing, Land Use, and Economic Development Elements of the adopted General Plan, and that the Amendments are internally consistent with all other provisions of the Municipal Code.
NOW, THEREFORE, the City Council of the City of Healdsburg does ordain as follows:
Section 1. Findings.
The above recitals are hereby declared to be true and correct findings of the City Council of the City of Healdsburg.
Section 2. Title 20, Section 20.20.010 Accessory dwelling units and junior accessory dwelling units shall be amended to read as follows (additions underlined, deletions strikethrough):
The purpose of this section is to comply with state law, which provides for cities to set standards for the development of accessory dwelling units and junior accessory dwelling units so as to increase the supply of small and affordable housing while ensuring that they remain compatible with existing primary structures and neighborhoods. It is the intent that accessory dwelling units will be permitted to be established as a permanent housing option on any property that either Item 7.c
77 of 207
contains or is constructed concurrently with a primary single-family or multifamily residential use, and when established in compliance with state law and local ordinances. It is the intent that junior accessory dwelling units will be permitted to be established as a permanent housing option on any property that either contains or is constructed with a primary single-family residential use, and when established in compliance with state law and local ordinance. An efficiency unit or manufactured home, as defined in Section 18007 of the Health and Safety Code, is a typeare types of accessory dwelling units or junior accessory dwelling unit.
A. General Requirements – Accessory Dwelling Units.
1. Accessory dwelling units shall not be counted when calculating the permitted density requirements of the General Plan, but shall otherwise be considered a component of a residential land use on a property consistent with the General Plan text and diagrams.
2. Accessory dwelling units are exempt from the growth control measures set forth in Chapter 17.24 HMC.
3. Accessory dwelling units shall be allowed to be established either simultaneously with or subsequent to the construction of a primary dwelling unit(s) that is located on the same lot of record and under one common ownership subject to provisions of subsection (C) of this section. Accessory dwelling units shall not be sold, transferred or owned separately from the primary residential unit on the property, except when the accessory dwelling unit or primary dwelling unit was built or developed owned by certain a qualified nonprofit corporations per Government Code Section 65852.2666341, as that section may be amended.
4. The owner of the lot upon which an accessory dwelling unit is located is neither required to reside in the primary dwelling unit or accessory dwelling unit.
5. Accessory dwelling units shall only be used for residential purposes.
6. Rental accessory dwelling units shall only be used for rentals of terms longer than 30 days and shall not be converted to accommodate residential visitor lodging., consistent with the limitations established under Article I of this chapter.
7. Accessory dwelling units shall be allowed in all zoning districts that permit singlefamily and multifamily uses when proposed on a lot that is developed or proposed to be developed with one or more legally permitted primary dwelling units.
8. Factory-built housing or a manufactured home may be used as an accessory dwelling unit so long as it conforms to all provisions of this section.
9. Accessory dwelling units may be attached to the primary dwelling unit, detached from the primary dwelling unit or may involve the conversion of floor area of an existing structure. Accessory dwelling units shall be placed on a permanent foundation. Refer to HMC 20.28.310 for definitions of various types of accessory dwelling units and efficiency units.8. A permit application for an accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing. Review of accessory dwelling units for compliance with this section shall be completed within 60 days of submittal of a complete application to the building division. If a permit application for an Item 7.c
78 of 207
accessory dwelling unit is submitted with a proposed primary dwelling(s), action on the accessory dwelling unit may be delayed until the building division acts on the permit for the primary dwelling(s). Applicants may appeal the denial of a building permit for an accessory dwelling unit permit pursuant to the provisions set forth in Chapter 2.36 HMC.9. All accessory dwelling units must comply with the requirements of HMC 15.04.080 (Building Code).
B. General Requirements – Junior Accessory Dwelling Units.
1. One junior accessory dwelling unit shall be allowed to be established either simultaneously with or subsequent to the construction of a single-family dwelling under one common ownership subject to provisions of subsection (C) of this section. Junior accessory units shall not be sold, transferred or owned separately from the primary residential unit on the property.
2. A junior accessory dwelling unit shall be allowed in all zoning districts that permit single-family and multifamily uses when proposed on a lot that is developed or proposed to be developed with one legally permitted single-family dwelling.
3. The owner of the single-family dwelling shall reside on a property containing a junior accessory dwelling unit, either in the single-family dwelling or in the junior accessory dwelling unit. Owner occupancy is not required if the owner is a governmental agency, land trust, or housing organization.
4. A junior accessory dwelling unit shall be no more than 500 square feet in size, contained within the exterior walls of a proposed or existing single-family dwelling and include a separate entrance from the main entrance to the proposed or existing single-family dwelling.
A junior accessory dwelling unit shall have an efficiency kitchen including a cooking facility with appliances, a food preparation counter, and storage cabinets of reasonable size in relation to the unit.
5. If a proposed junior accessory dwelling unit does not include a separate bathroom, the junior accessory dwelling unit shall include a separate entrance from the main entrance to the junior accessory dwelling unit, with an interior entry to the main living area.
65. A junior accessory dwelling unit shall not be considered a separate or new unit for purposes of any fire or life protection ordinance or for purposes of providing water, wastewater or power services. Single-family dwellings containing a junior accessory dwelling unit may be subject to such requirements as applied to single-family dwellings not containing a junior accessory dwelling unit.
76. Junior accessory dwelling units shall not be counted when calculating the permitted density requirement of the General Plan, but shall otherwise be considered a component of a residential land use on a property consistent with the General Plan text and diagrams.
87. Junior accessory dwelling units are exempt from the growth control measures set forth in Chapter 17.24 HMC.
9. Rental of a junior accessory dwelling unit shall be for a term longer than 30 days.
Item 7.c
79 of 207
98. A permit application for a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing. Review of a junior accessory dwelling unit for compliance with the applicable Land Use Code standards shall be completed within 60 days of submittal of a complete application to the building division.
If a permit application for a junior accessory dwelling unit is submitted with a proposed single-family dwelling, action on the junior accessory dwelling unit may be delayed until the building division acts on the permit for the single-family dwelling. Applicants may appeal the denial of a building permit for a junior accessory dwelling unit permit pursuant to the provisions set forth in Chapter 2.36 HMC.
C. Development Standards.
Table 20 Development Standards for Attached and Detached Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs)
Development
Standard
Junior Accessory
Dwelling Unit
Attached Accessory
Dwelling Unit
Detached Accessory
Dwelling Unit
Number of
ADUs/JADUs New or
Existing Single-Family
Dwelling1
1 1 1
Number of ADUs New
Multifamily1
N/A 1 1
Maximum Size 500 square feet 1,200 square feet 1,200 square feet Site Coverage N/A See Table 20a
Exception: ADUs 850 square feet or less are
not subject to the maximum site coverage
requirements of the underlying zoning.
Height2 See Table 20a See Table 20a
Exception: ADUs
located within required
rear and side yard of
the zoning district
cannot exceed two
stories or 25 feet.
Two stories or 25
feet
Setbacks3
Front N/A See Table 20a See Table 20a
Interior Side N/A 4 feet 4 feet
Street Side N/A 4 feet 4 feet
Rear N/A 4 feet 4 feet
Parking Spaces: On Site
N/A 0 0
Item 7.c
80 of 207
Development
Standard
Junior Accessory
Dwelling Unit
Attached Accessory
Dwelling Unit
Detached Accessory
Dwelling Unit
Accessory Dwelling
Unit
Junior Accessory
Dwelling Unit New
Construction or
Conversion
0 N/A 0 N/A 0
Replacement Parking
for Primary Dwelling
Garage or
Covered/Uncovered
Off street Parking
Conversion, or other
allowable structure
converted to an
Accessory Dwelling
Unit.
0 0 0
Notes:
1. One JADU, is allowed and one attached or detached ADU is allowed on the site of a new or existing single-family dwelling. AndOone attached or detached ADU is allowed for each existing primary dwelling on a property zoned for multi-family for a maximum of 8, provided that the number of ADU’s does not exceed the number of existing units on the lot. For newly constructed multi-family dwellings, a maximum of 2 detached ADU’s are permitted.
2. An ADU located over a detached accessory building may exceed the maximum height stated in HMC 20.16.030 (Accessory structures), up to two stories or 25 feet, and the maximum required interior side and rear setbacks are four feet as noted in Table 20.
3. No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit.
4. If any one of the following standards set forth in Table 20a: maximum size and/or lot coverage would prohibit the issuance of a building permit for an accessory dwelling unit, the applicant for said building permit will be entitled to a permit for an 850-square-foot accessory dwelling unit that is 16 feet high, with four-foot side and rear yard setbacks.
Table 20a Development Standards: Front Setback, Site Coverage, Height for Specific Zoning Districts
Development
Standard by
Zone
R-1-
3.5* R-1-6 R-1-12.5
R-1-
20 and
40 RM DR
PR
and
CD
CS MU GMU
Front setback 20' 20' 25' 30' 20' 20' None None None 30' Item 7.c
81 of 207
Development
Standard by
Zone
R-1-
3.5* R-1-6 R-1-12.5
R-1-
20 and
40 RM DR
PR
and
CD
CS MU GMU
Site coverage 50% 35% 30% 25% 40% 40% 100% 60% 60% 30%
Height** 35' 40' 35' 35' when
abutting or
across street
or alley from
R-1 zone
35'
abutting/across
street or alley
from zone
allowing
single- family
as permitted
use
35'
*20' setback for garage frontage. Non-garage frontage:
10'
40' when
abutting zone
allowing
multifamily
as primary
use to include
RM, ORM,
RMP, DR
40'
abutting/across
street or alley
from zone
allowing
multi-family
as permitted
use
**Exceptions to this requirement are prescribed in HMC
20.16.065
50' in all
other
instances
50' in all other
instances
If any one of the standards set forth in Table 20a would prohibit preclude the issuance construction of an 850 square foot, 16 foot high building permit for an accessory dwelling unit with four-foot side and rear setbacks, then that standard shall be waived. , the applicant for said building permit will be entitled to a permit for an 850-square-foot accessory dwelling unit that is 16 feet high, with four-foot side and rear yard setbacks.
If a proposed ADU is 800 square feet or less, it is exempt from front setback provisions. D.
Accessory Dwelling Unit Floor Area Calculation.
1. The size of the unit shall be measured from the side of the exterior wall of the dwelling unit to the opposing exterior wall face enclosing the unit, or to the centerline of the furthest opposing interior wall that separates the accessory unit and primary unit living space. Carports, covered porches and patios, chimneys, stairwells and mechanical rooms are not counted toward the determination of floor area of the accessory dwelling unit.
2. In dwellings where proposed or existing habitable space is under a sloping roof, any area where the sloping ceiling measures less than five feet from the finished floor to the finished ceiling is not counted as floor area.
DE. Design Criteria. All new accessory dwelling units shall comply with the following objective design criteria:
Item 7.c
82 of 207
1. Placement. Detached and attached accessory dwelling units (and all associated outdoor living areas and accessory structures) shall comply with the front yard setback requirements of the zoning district in which the accessory dwelling unit is to be located, as shown in Table 20a. An attached or detached accessory dwelling unit shall not be placed between a required front yard setback from a public right-of-way and the primary dwelling unit.
2. Building Design. The materials and colors of the accessory dwelling unit’s exterior walls, roof, windows, and doors shall match the primary dwelling(s). The roof slope of the accessory dwelling unit shall match the primary dwelling(s).
3. Landscape Design. Landscaping shall be provided around accessory dwelling units, and its location shall ensure shall comply with fire code regulations for defensible space. Fireresistant and low-water-use plants shall be included in the landscape design utilized.
4. Entrance. A separate entrance shall be provided for accessory dwelling units and junior accessory dwelling units. Access to the public right-of-way may be provided through the rear yard of the primary residence or a dedicated pathway.
5. Privacy. To maximize privacy on adjacent properties, wWindows in an accessory dwelling unit that is located less than 10 feet from a rear or side property line shall be clerestory windows or use frosted or obscure glass. Balconies and doors shall be oriented toward units on site as possible.
6. Location in Historic District Overlay. No demolition of any portion of a contributing structure as identified in Healdsburg’s most recent historic inventory shall occur in order to accommodate an accessory dwelling unit. Accessory dwelling units in the historic district overlay shall not utilize plastic or vinyl in exterior features, windows, fencing, or other treatment and shall match the primary dwelling in siding material and pattern and window and door types. If the primary unit is listed as a state or federal historic resource, the accessory dwelling unit shall comply with HMC 20.12.065(A).
7. Exception to Design Standards. Where an applicant cannot meet the objective design standards set forth in this subsection, the existing application for an accessory dwelling unit may undergo the standard design review process as set forth in HMC 20.28.100.
F. Accessory Dwelling Unit and Junior Accessory Dwelling Unit Restrictions. Before the building division will issue a building permit for an accessory or junior accessory dwelling unit, the property owner shall file with the county recorder a declaration or agreement of restrictions, which has been approved by the city attorney as to its form and content, containing a reference to the deed under which the property was acquired by the owner and stating that:
1. The accessory dwelling unit and/or junior accessory dwelling unit shall not be sold separately from the main residential unit on the property;
2. The accessory dwelling unit and/or junior accessory dwelling unit is restricted to the maximum size allowed per the development standards of this section;
3. The accessory dwelling unit and/or junior accessory dwelling unit may be occupied by or rented to a separate household living independently from the occupant(s) of the primary Item 7.c
83 of 207
residence; provided, that the terms for separate occupancy of the accessory unit and/or primary unit shall be longer than 30 days;
4. The accessory dwelling unit and/or junior accessory dwelling unit shall not be used or converted for use as visitor lodging, consistent with the provisions of HMC 20.20.060(B)(5); and
5. The restrictions shall be binding upon any successor in ownership of the property and lack of compliance shall result in legal action against the property owner.
EG. Exceptions State-mandated units (Gov. Code Section 66323). Notwithstanding the requirements established in subsections (A) through (D) of this section, the city shall ministerially approve an application for a building permit within a residential or mixed-use zoning district to create any of the following. Applications which meet the standards of this subsection E shall not be subject to any other development standards, but shall be subject to all applicable state laws, including the California Building Code.
1. One accessory dwelling unit or and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:
a. The accessory dwelling unit or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.
b. The space has exterior access from the proposed or existing single-family dwelling. c. The side and rear setbacks are sufficient for fire and safety. d. The junior accessory dwelling unit complies with the requirements of Government Code Section 66333 et seq65852.22.
e. An accessory dwelling unit or junior accessory dwelling unit created pursuant to this subsection will not be required to install a new or separate utility connection unless the unit is constructed concurrently with a new single-family dwelling.
2. One detached, new construction, accessory dwelling unit for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit may be combined with a junior accessory dwelling unit described in subsection (F)(1) of this section. The accessory dwelling unit must have:
a. A minimum of four-foot rear yard and side setbacks.
b. A total floor area of not more than 850 square feet. c. A height limitation of 186 feet.
Item 7.c
84 of 207
3. Multiple accessory dwelling units within the portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit complies with state building standards for dwellings. “Livable space” means space in a dwelling intended for human habitation, as the term appears in Government Code sections 66313, subdivision (e), and 66323, subdivision (a)(3)(A).
a. The city shall approve accessory dwelling units up to a number equal to 25 percent of the existing units in the multifamily dwelling, or one accessory dwelling unit, whichever is greater.
4. Multiple accessory dwelling units, not to exceed the number specified in clause (c) or (d) below, as applicable, that are located on a lot that has an existing or proposed multifamily dwelling, but are detached from that multifamily dwelling. The accessory dwelling units must comply with the following:
a. A height limitation of 18 feet
b. A minimum of four-foot rear yard and side setbacks.
c. On a lot with an existing multifamily dwelling, not more than eight detached accessory dwelling units. However, the number of accessory dwelling units allowable pursuant to this clause shall not exceed the number of existing units on the lot. d. On a lot with a proposed multifamily dwelling, not more than two detached accessory dwelling units.
e. If the existing multifamily dwelling has a rear or side setback of less than four feet, the City shall not require any modification of the existing multifamily dwelling as a condition of approving the application to construct an accessory dwelling unit that satisfies the requirements of this subsection. Not more than two accessory dwelling units that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling. Each accessory dwelling unit must have:
a. A height limitation of 16 feet.
b. A minimum of four-foot rear yard and side setbacks.
c. A total floor area of not more than 850 square feet.
5. The city shall not require the correction of nonconforming zoning conditions prior to the issuance of a permit for accessory dwelling units subject to this subsection (F). However, an applicant shall be required to modify a proposed or existing structure to comply with the California Building Code where said structure is not in compliance with current California Building Code standards
5. Rental of an accessory dwelling unit or junior accessory dwelling unit created pursuant to this section shall be for a term longer than 30 days.
Item 7.c
85 of 207
FH. Additional provisions.
1. All accessory dwelling units and junior accessory dwelling units must comply with HMC Title 15, Building Code, except as follows:
a. The city shall not deny a permit for an unpermitted accessory dwelling unit or junior accessory dwelling unit that was constructed before January 1, 2020, for building code violations, unless the city makes a finding that correcting the violation is necessary to comply with conditions that would otherwise deem a building substandard, pursuant to Section 17920.3 of the Health and Safety Code.
2. Nonconforming conditions.
a. For State-mandated ADUs and JADUs: The city shall not condition approval on the correction of nonconforming zoning code violations.
b. For all other ADUs and JADUs: The city shall require the correction of nonconforming zoning conditions, building code violations, or unpermitted structures that present a threat to public health and safety and are affected by the construction of the accessory dwelling unit or junior accessory dwelling unit.
3. The installation of fire sprinklers shall not be required in an accessory dwelling unit if sprinklers are not required for the primary residence. The construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing multifamily dwelling.
4. Accessory dwelling units up to 850 square feet are exempt from impact fees. Accessory dwelling units that are 850 square feet or larger may be charged impact fees, but the fees must be proportional in size (by square foot) to fees charged for the primary dwelling unit.
5. Accessory dwelling units constructed from existing space and junior accessory dwelling units shall not be considered to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, unless constructed concurrently with a new single-family dwelling. The connection fee or capacity charge shall be proportionate to the burden of the proposed accessory dwelling unit, based on its square footage or plumbing fixtures as compared to the primary dwelling.
G. Application Review.
1. Applications for accessory dwelling units and junior accessory dwelling units shall be submitted on the form provided by the City, along with all supporting documentation and the application fee.
2. The city shall review accessory dwelling unit and junior accessory dwelling unit applications for completeness within 30 days of receipt. If an application is deemed incomplete, the city shall provide an exhaustive list of items that were not complete. That list shall be limited to those items required on the city’s submittal requirement checklist.
Item 7.c
86 of 207
3. Once an application for an accessory dwelling unit or junior accessory dwelling unit is deemed complete, the city shall review the application for compliance with this section and shall approve or deny the application ministerially, without discretionary review or a hearing, within 60 days of receipt of a complete application. If the City does not approve or deny the complete application within 60 days of receipt, the application is deemed approved.
4. If a permit application for an accessory dwelling unit or junior accessory dwelling unit is submitted with a proposed primary dwelling(s), action on the accessory dwelling unit or junior accessory dwelling unit shall occur concurrently with the permit for the primary dwelling(s).
5. If the city denies an accessory dwelling unit or junior accessory dwelling unit application, it shall return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant, within 60 days from when a completed application is received.
6. Applicants may appeal the denial of a building permit for an accessory dwelling unit permit pursuant to the provisions set forth in Chapter 2.36 HMC.
HI. Severability. To the extent possible, this section shall be interpreted to be consistent with the provisions of Government Code Sections 65852.2 and 65852.2266310 et seq. If any part of this section is found to be invalid or inconsistent with Government Code Sections 65852.2 and 65852.2266310 et seq., such provision shall be null and void and the remaining sections will still be applied to the maximum extent feasible. (Ord. 1210 § 9, 2021; Ord. 1197 § 1 (Att. A), 2019; Ord. 1189 § 3, 2019; Ord. 1187 § 4, 2019; Ord. 1172 § 2, 2018; Ord. 1159 § 11, 2016; Ord. 1006 § 2 (Exh. A § 1855), 2003; Ord. 1003 § 2 (Exh. A § 19), 2003.) Section 3. Title 20, Section 20.28.310 Definitions.
1. The definition of “Accessory dwelling unit” shall be amended in its entirety to read as follows:
“Accessory dwelling unit” or “ADU”. An attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons, is located on a lot with a proposed or existing primary residence, and meets the requirements of HMC 20.20.010. An ADU shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An ADU also includes the following:
(1) An efficiency unit.
(2) A manufactured home, as defined in Section 18007 of the Health and Safety Code.
2. The definition of “Accessory dwelling unit, junior” shall be amended in its entirety to read as follows:
“Accessory dwelling unit, junior” or “JADU”. A residential unit that is no more than 500 square feet in size, is contained entirely within a single-family residence, and meets the requirements of Item 7.c
87 of 207
HMC Section 20.20.010. A JADU may include separate sanitation facilities, or may share sanitation facilities with the existing structure.
3. The definition of “Dwelling unit, accessory” shall be deleted in its entirety.
Section 4. Environmental Compliance.
The City Council finds that the proposed ordinance Amendments are exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code section 21080.17 and CEQA Guidelines section 15282(h), which exempts adoption of ordinances implementing state law regarding accessory dwelling units. Further, the proposed Amendments are categorically exempt from CEQA because it can be seen with certainty that there is no possibility that the adoption of the proposed Amendments will have a significant effect on the environment. (CEQA Guidelines, 14 Cal.
Code of Regs. Section 15061(b)(3)).
Section 5. Severability.
If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance and the application of such provision to other persons or circumstances shall not be affected thereby.
Section 6. Effective Date and Publication.
This Ordinance of the City of Healdsburg shall be effective thirty (30) days after the date of its passage. Before expiration of fifteen (15) days after its passage, this Ordinance or a summary thereof as provided for in Government Code Section 36933, shall be published at least once in a newspaper of general circulation published and circulated in the City of Healdsburg, along with the names of the City Council members voting for and against its passage.
INTRODUCED by the City Council of the City of Healdsburg on the 17th day of November, 2025, and PASSED and APPROVED at a regular meeting of the City Council on the ____ day of ____, 2025, by the following vote:
SO ORDERED: ATTEST:
___________________________________ __________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Dated: ____________________________
Item 7.c
88 of 207
CITY OF HEALDSBURG
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG AMENDING THE HEALDSBURG
MUNICIPAL CODE TITLE 20, SECTION 20.20.035:
AFFORDABLE HOUSING INCENTIVES TO REFLECT
CHANGES IN STATE DENSITY BONUS LAW
WHEREAS, Sections 65915 et seq. of the California Government Code, known as State Density Bonus Law, require a city to provide a developer that proposes a housing development containing affordable and other types of housing with a density bonus and other incentives; and WHEREAS, California Government Code Section 65915(a) requires that all jurisdictions within the state adopt an ordinance that specifies how compliance with State Density Bonus Law will be implemented; and
WHEREAS, since adoption of the City of Healdsburg’s density bonus ordinance, the State Legislature has passed, and the Governor has signed into law numerous changes to State Density Bonus Law; and
WHEREAS, the City’s Housing Element, which was adopted May 1, 2023 and subsequently found in compliance with housing element law on June 29, 2023 by the California Department of Housing and Community Development, provides that the City will:
• Policy 4.5: Grant density bonuses in accordance with State law and City Ordinance and continue to grant an additional density bonus when an applicant proposes that 100 percent of the bonus units not restricted to lower-income households will be affordable to moderate- and middle-income households.
• Housing Program 4: Update the City’s Density Bonus Ordinance to conform to current State Density Bonus Law and provide additional local bonus provisions to incentivize moderate and middle-income housing projects; and WHEREAS, the Planning Commission held a Workshop on September 23, 2025, at which time it reviewed the proposed Amendments and considered all public comments, written and oral, and provided input on policy options to staff on the revisions; and WHEREAS, the Planning Commission held a duly noticed public hearing on October 28, 2025, at which time it reviewed the proposed Amendments for consistency with the General Plan, Housing Element, Healdsburg Municipal Code, and state law, and considered all public comments, written and oral, on the Amendments and the related CEQA exemption, and voted to recommend approval of the Amendments and the related CEQA exemption by the City Council; and Item 7.c
89 of 207
WHEREAS, the Planning Commission made the following affirmative findings pursuant to HMC Section 20.28.280 in support of the proposed Amendments and recommended the City Council adopt an ordinance approving them:
A. The Amendments are consistent with the Healdsburg 2030 General Plan including the goals, and policies of the Housing Element, in that no conflicts with any Goals, Policies, Programs or measures of the Healdsburg General Plan 2030 have been identified, and the Amendments encourage the development of housing.
B. The Amendments are consistent with the objectives of the Land Use Code contained in Section 20.04.010 given that: a) adoption of the proposed Amendments will continue to protect and promote the public health, safety and general welfare of the community by providing updated standards; and b) the Amendments will implement the goals, policies, and programs contained in the Healdsburg 2030 General Plan and Housing Element.
C. The Planning Commission has conducted a public hearing on the draft Amendments with hearing notices provided as prescribed in Land Use Code Section 20.28.080, including newspaper publication at least 20 days prior to the hearing date.
D. The proposed Amendments are exempt from the provisions of the California Environmental Quality Act (Public Resources Code Section 21000, et seq.) (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) because adoption and implementation of the proposed Amendments does not constitute a “project” as defined by CEQA since there is no potential to result in either a direct physical change to the environment or a reasonably foreseeable indirect physical change to the environment.
The Amendments merely codify and implement already-applicable State Law and no projects are being proposed at this time, nor would they be permitted/reasonably foreseeable by this action. As such, CEQA analysis would be premature. Future development pursuant to these Amendments would be subject to CEQA review.
Even if adoption of these Amendments was considered a project, it would be exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) (the common sense exemption) because it can be seen with certainty that there is no possibility that the adoption of these Amendments may have a significant effect on the environment, in that the Amendments merely implement provisions of state law and include no provisions beyond those already in effect at the state level that may result in a direct or indirect impact on the physical environment.
WHEREAS, the City Council held a duly noticed public hearing on November 17, 2025, at which time it reviewed the proposed for consistency with the General Plan, Housing Element, Healdsburg Municipal Code, and state law, and considered all public comments, written and oral, on the Amendments and the related CEQA exemption.
NOW THEREFORE, the City Council of the City of Healdsburg does ordain as follows:
Section 1. Findings.
Item 7.c
90 of 207
The above recitals are hereby declared to be true and correct findings of the City Council of the City of Healdsburg.
Section 2. Title 20, Section 20.20.035 shall be amended in its entirety and retitled “Affordable Housing Density Bonus” and its text replaced to read as follows:
A. Purpose.
In accordance with California Government Code Section 65915, et seq., (the “State Density Bonus Law”) this Chapter implements State Density Bonus Law as well as the goals, objectives, and policies of the General Plan Housing Element. Specifically, this Chapter provides for the granting of density bonuses, incentives/concessions, and waivers of development standards for the production of housing for very low-, low-, and moderate-income households, senior households, provision of daycare facilities, student housing, and donations of land, and for other housing types as provided by state law. In enacting this Section, it is also the intent of the City to implement the goals, objectives, and policies of the City’s Housing Element of the General Plan.
B. Definitions.
The definitions found in State Density Bonus Law shall apply to the terms contained in this Chapter. “Incentives” include “concessions” as defined in State Density Bonus Law.
C. Application Requirements.
An applicant for a “housing development” as defined in State Density Bonus Law shall be eligible for a density bonus and other regulatory benefits that are provided by State Density Bonus Law when the applicant seeks and agrees to provide housing as specified in Government Code Sections 65915(b), (c), (f), (g), (h) or (v), or in Government Code Section 65195.5, or successor provisions. The density bonus calculations shall be made in accordance with State Density Bonus Law.
The granting of a density bonus, incentive, or concession, pursuant to this chapter, shall not be interpreted, in and of itself, to require a general plan amendment, development code amendment, zone change, other discretionary approval, or the waiver of a City ordinance or provisions of a City ordinance unrelated to development standards.
All requests for density bonuses, incentives, parking reductions, and waivers for a housing development shall be filed with and on a form provided by the Community Development Director, or their designee, concurrently with the filing of the planning application for the first discretionary or ministerial permit required for the housing development, whichever permit is earliest. The applicant shall be informed whether the application is complete consistent with Government Code Section 65943.
The application shall include the required fee and the following minimum information:
a. For a requested density bonus.
i. Summary table showing the maximum number of dwelling units permitted by the zoning and general plan excluding any density bonus units, proposed affordable units by income level, proposed bonus Item 7.c
91 of 207
percentage, number of density bonus units proposed, total number of dwelling units proposed on the site, and resulting density in units per acre. ii. Reference to the subparagraph(s) of Government Code Section 65915(b)(1) under which the housing development qualifies for a density bonus and reasonable documentation demonstrating that the housing development is eligible for a bonus under that subparagraph. iii. Where the housing development is seeking an additional bonus, the subparagraph of Government Code Section 65915(v)(1) under which the housing development qualifies for an additional density bonus and reasonable documentation demonstrating that the housing development is eligible for the additional bonus under that subparagraph. iv. A tentative map or preliminary site plan, drawn to scale, showing the number and location of all proposed units, designating the location of proposed affordable units and density bonus units.
v. The zoning and general plan designations and assessor's parcel number(s) of the housing development site.
vi. A description of all dwelling units existing on the site in the five-year period preceding the date of submittal of the application and identification of any units rented in the five-year period; subject to any form of rent control through a public entity’s valid exercise of its police power; or subject to a recorded covenant ordinance, or law restricting rents to levels affordable to households of lower or very low income.
vii. If dwelling units on the site are currently rented, income and household size of all residents of currently occupied units, if known. If any dwelling units on the site were rented in the five-year period but are not currently rented, the income and household size of residents occupying the dwelling units when the site contained the maximum number of dwelling units, if known.
viii. The phasing of the construction of the affordable housing units in relation to the nonrestricted units in the housing development.
ix. A marketing plan for the affordable housing units, as well as an explanation of the methods to be used to verify tenant and/or buyer incomes and to maintain affordability of the affordable housing units. For a housing development with 5 dwelling units or more, the density bonus housing plan shall specify a financing mechanism for ongoing administration and monitoring of the affordable housing units. x. Affordable units provided under this section shall be made available on a non-discriminatory basis, consistent with Government Code Section Item 7.c
92 of 207
12955(p), which prohibits denying tenancy or imposing different terms based on a prospective tenant’s participation in a housing assistance program, such as the Housing Choice Voucher program
xi. If a density bonus is requested for a land donation, the location of the land to be dedicated, proof of site control, and reasonable documentation that each of the requirements included in Government Code Section 65915 (g) can be met.
b. Requested incentives. Incentives are those defined by State Density Bonus Law.
The number of incentives that may be requested shall be based upon the number the applicant is entitled to pursuant to State Density Bonus Law. The application shall include the following minimum information for each incentive requested, shown on a site plan (if appropriate):
i. The City’s usual regulation and the requested regulatory incentive or concession.
ii. Except where mixed-use zoning is proposed as a concession or incentive, reasonable documentation to show that any requested incentive will result in identifiable and actual cost reductions to provide for affordable housing costs or rents.
iii. If approval of mixed-use zoning is proposed, reasonable documentation that nonresidential land uses will reduce the costs of the housing development, that the nonresidential land uses are compatible with the housing development and the existing or planned development in the area where the proposed housing development will be located, and that mixeduse zoning will provide for affordable housing costs and rents. c. Requested waivers. For each waiver requested, the applicant shall include, shown on a site plan, and shown for each existing or proposed parcel (if applicable), the City’s required development standard and the requested development standard. d. Parking reductions. If a housing development is eligible for a density bonus pursuant to State Density Bonus Law, the applicant may request an on-site vehicular parking ratio specified in Government Code Section 65915(p). An applicant may request this parking reduction in addition to the incentives and waivers permitted by paragraphs (2) and (3) of this subsection. The application shall include a table showing parking required by the zoning regulations, parking proposed under State Density Bonus Law, paragraph under Government Code Section 65915(p) (or other statute) under which the project qualifies for the parking reduction, and reasonable documentation that the project is eligible for the requested parking reduction.
Item 7.c
93 of 207
e. Density bonus or incentive for a child care facility in a housing development. The application shall include reasonable documentation that all of the requirements included in Government Code Section 65915(h) can be met. f. Density bonus or incentive for a condominium conversion. The application shall include reasonable documentation that all of the requirements included in Government Code Section 65915.5 can be met.
D. Application review process.
1. All requests under State Density Bonus Law shall be part of the planning application and shall be applied for, reviewed, and acted upon concurrently with the planning application by the approval body with authority to approve the development, within the timelines prescribed by California Government Code Section 65950 et seq. or other statute, if applicable. Appeals of the planning application in accordance with the requirements of Land Use Code Section 20.28.085 shall include all requests under State Density Bonus Law if appeals are authorized for the discretionary or ministerial permit applied for.
2. To ensure that an application for a housing development conforms with the provisions of State Density Bonus Law the staff report presented to the decision-making body shall state whether the application conforms to the following requirements of State Density Bonus Law, as applicable:
a. The housing development provides the housing required by State Density Bonus Law to be eligible for a density bonus and any incentives, parking reduction, or waivers requested, including housing required to replace units rented or formerly rented to very low- and low-income households as required by California Government Code Section 65915(c)(3).
b. If applicable, the housing development provides the housing required by State Density Bonus law to be eligible for an additional density bonus under Government Code Section 65915(v)(1).
c. If an incentive is requested, reasonable documentation has been presented showing that any requested incentive will result in identifiable and actual cost reductions to provide for affordable housing or costs or rents; except that, if a mixed-use development is requested, the application must instead meet all of the requirements of Government Code Section 65915(k)(2).
d. If a waiver is requested, the development standards for which a waiver is requested that would have the effect of physically precluding the construction of the housing development as designed at the densities and/or with the incentives permitted under State Density Bonus Law.
e. The housing development is eligible for any requested parking reductions under Government Code Section 65915(p) or other statute.
Item 7.c
94 of 207
f. If the density bonus is based all or in part on donation of land, the requirements of Government Code Section 65915(g) have been met.
g. If the density bonus or incentive is based all or in part on the inclusion of a child care facility or condominium conversion, the requirements included in Government Code Section 65915(h) or 65915.5, as appropriate, have been met.
3. The decision-making body shall grant requested incentive(s) unless it makes a written finding, based upon substantial evidence, of any of the following:
a. The proposed incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5; or for affordable rents, as defined in Health and Safety Code Section 50053; or
b. The proposed incentive would be contrary to state or federal law; or c. The proposed incentive would have a specific, adverse impact upon the public health or safety or on any real property that is listed in the California Register of Historic Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing development unaffordable to low- and moderate-income households. For the purpose of this subsection, “specific, adverse impact” means a significant, quantifiable, direct and unavoidable impact, based on objective, identified, written public health or safety standards, policies, or conditions as they existed on the date that the application for the housing development was deemed complete as defined in Government Code Section 65589.5.
Notwithstanding any other provision to the contrary, the number of incentives that may be requested shall be based upon the number the applicant is entitled to pursuant to State Density Bonus Law.
4. The decision-making body shall grant the waiver of development standards requested by the applicant unless it makes a written finding, based upon substantial evidence, of any of the following:
a. The proposed waiver would be contrary to state or federal law; or b. The proposed waiver would have an adverse impact on any real property listed in the California Register of Historic Resources; or
c. The proposed waiver would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing development unaffordable to low- and moderate-income households. For the purpose of this subsection, “specific, adverse impact” means a significant, quantifiable, direct and unavoidable impact, based on objective, identified, written public health or safety standards, policies, or conditions as they existed on the date that the application for the housing Item 7.c
95 of 207
development was deemed complete as defined in Government Code Section 65589.5.
5. If a child care center complies with the requirements of Government Code Section 65915(h), the decision-making body may deny a density bonus or incentive that is based on the provision of child care facilities only if it makes a written finding, based on substantial evidence, that the City already has adequate child care facilities.
6. A request for minor modification of an approved density bonus housing plan may be granted by the City Manager, or their designee, if the modification substantially complies with the original density bonus housing plan and conditions of approval. Other modifications to the density bonus housing plan shall be processed in the same manner as the original plan.
E. Density bonus housing agreement.
1. If a density bonus, incentive, parking reduction, or waiver is approved pursuant to this chapter, the applicant shall enter into a binding affordable housing agreement or restrictive covenant, as described below, with the City, which sets forth the conditions and guidelines to be met in the implementation of State Density Bonus Law and that ensures compliance with all of the provisions of this chapter. The agreement will also establish specific compliance standards and remedies available to the City upon failure by the applicant to comply with State Density Bonus Law, this chapter, or the affordable housing agreement.
2. For rental projects, the applicant shall enter into an affordable housing agreement with the City, running with the land, in a form approved by the City Attorney, to be executed by the City Manager, or their designee. The agreement shall require the continued affordability of all rental units that qualified the applicant for the receipt of the density bonus, incentive, waiver, or parking reduction for a minimum of fifty-five (55) years or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program; shall identify the type, size and location of each affordable unit; shall specify the eligible occupants; shall specify phasing of the affordable units in relation to the market-rate units; and shall contain other relevant provisions approved by the City Attorney. Rents for the lower income density bonus units shall be set at an affordable rent as defined in State Density Bonus Law.
3. For for-sale projects, the applicant shall enter into an affordable housing agreement with the City, running with the land, in a form approved by the City Attorney, to be executed by the City Manager, or their designee. The affordable housing agreement shall require that, the initial purchasers of those for-sale units that qualified the applicant for the receipt of the density bonus, incentive, waiver, or parking reduction are persons and families of lower or moderate income, as applicable, or if any for-sale unit is not purchased by an income-qualified household within one-hundred eighty (180) days after the issuance of the certificate of occupancy, then the unit(s) must be sold pursuant to a contract that satisfies the requirements of Revenue and Taxation Code Section 402.1(a)(10) to a qualified non-profit housing corporation as defined in State Density Bonus Law and that Item 7.c
96 of 207
the units are offered at an affordable housing cost, as that cost is defined in Health and Safety Code Section 50052.5; and shall contain other relevant provisions approved by the City Attorney. The City shall enforce an equity sharing agreement consistent with State Density Bonus Law unless it is in conflict with the requirements of another public funding source or law. The affordable housing agreement shall require the continued affordability of the for-sale units for at least 45 years.
4. Where a density bonus, waiver or parking reduction is provided for a market-rate senior housing development, the applicant shall enter into a restrictive covenant with the City, running with the land, in a form approved by the City Attorney, to be executed by the City Manager, or their designee, to require the housing development to be operated as "housing for older persons" consistent with state and federal fair housing laws.
5. The executed affordable housing agreement shall be recorded against the housing development prior to final or parcel map approval, or, where a map is not being processed, prior to issuance of building permits for the housing development, whichever is earliest.
The affordable housing agreement shall be binding on all future owners and successors in interest.
F. Density bonus calculations.
1. In determining the total number of units to be granted, each component of any density calculation, including base density and bonus density, resulting in fractional units shall be separately rounded up to the next whole number.
2. When calculating the number of affordable units needed to qualify for a given density bonus, any fractions of affordable dwelling units shall be rounded up to the next whole number.
3. Except where a housing development is eligible for an additional bonus pursuant to Government Code Section 65915(v), each housing development is entitled to only one density bonus. If a housing development qualifies for a density bonus under more than one category, the applicant shall identify the category under which the density bonus is requested to be granted.
4. In determining the number of affordable units required to qualify a housing development for a density bonus pursuant to State Density Bonus Law, units added by a density bonus are not included in the calculations. Any on-site units that satisfy the City’s inclusionary housing requirements in Section 20.20.030 of the Code and are required to be constructed concurrently with the housing development may qualify the housing development for a density bonus if those units meet the requirements of State Density Bonus Law. Payment of fees in lieu of providing affordable units under Section 20.20.030 of the Code does not qualify a housing development for a density bonus.
5. The applicant may elect to accept a lesser percentage of density bonus than the housing development is entitled to, or no density bonus, but no reduction will be permitted in the percentages of affordable units required by State Density Bonus law. Regardless of the Item 7.c
97 of 207
number of affordable units, no housing development shall be entitled to a density bonus greater than what is authorized under State Density Bonus Law.
6. Nothing in this chapter requires the provision of direct financial incentives from the City for the housing development, including, but not limited to, the provision of financial subsidies, publicly owned land, fee waivers, or waiver of dedication requirements. The City, at its sole discretion, may choose to provide such direct financial incentives.
7. The City’s Growth Management Ordinance is preempted by State Density Bonus Law; therefore, units developed under this section shall not be subject to the Growth Management Ordinance.
G. Development standards.
1. Building permits and final inspections or certificates of occupancy shall be issued concurrently for the market rate units and for any affordable units that qualified the project for a density bonus, incentive, waiver, or parking reduction, so that the affordable units comprise the required percentage of total units.
2. Affordable units shall be comparable in exterior appearance and overall quality of construction to market rate units in the same housing development. Interior finishes and amenities may differ from those provided in the market rate units, but neither the workmanship nor the products may be of substandard or inferior quality as determined by the City.
3. To comply with fair housing laws, the affordable units shall contain the same proportional mix of bedroom sizes as the market-rate units. In mixed-income buildings, the occupants of the affordable units shall have the same access to the common entrances and to the common areas, parking, and amenities of the project as the occupants of the market-rate housing units, and the affordable units shall be located throughout the building and not isolated on one floor or to an area on a specific floor.
H. Density bonus for commercial development.
1. The following definitions shall apply to this Section 20.20.035:
a. “Commercial development” means a development project for nonresidential and nonindustrial uses.
b. “Commercial development bonus” means modification of development standards mutually agreed upon by the City and a commercial developer and provided to a commercial development eligible for such a bonus under subparagraph (C).
Examples of a commercial development bonus include an increase in floor area ratio, increased building height, or reduced parking.
c. “Partnered housing agreement” means an agreement approved by the City between a commercial developer and a housing developer identifying how the commercial development will provide housing available at an affordable ownership cost or Item 7.c
98 of 207
affordable rent consisted with subparagraph (h)(3). A partnered housing agreement may consist of the formation of a partnership, limited liability company, corporation, or other entity recognized by the state in which the commercial developer and the housing developer are each partners, members, shareholders, or other participants, or a contract between the commercial developer and the housing developer for the development of both the commercial developer and the housing development.
2. When an applicant proposes to construct a commercial development and has entered into a partnered housing agreement approved by the City, the City shall grant a commercial development bonus mutually agreed upon by the developer and the City. The commercial development bonus shall not include a reduction or waiver in fees imposed on the commercial development to provide for affordable housing.
3. The partnered housing agreement shall include all of the following provisions:
a. The housing development shall be located either: (i) on the site of the commercial development; or (ii) on a site within the City that is within one-half mile of a major transit stop, as defined in Public Resources Code Section 21155, and is in close proximity to public amenities, including schools and employment centers. b. At least thirty percent (30%) of the total units in the housing development shall be made available at an affordable ownership cost or affordable rent to low-income households, or at least fifteen percent (15%) of the total units in the housing development shall be made available at an affordable ownership cost or affordable rent to very low-income households.
c. The commercial development must agree either to directly build the affordable housing units, donate a site consistent with the requirements of Government Code Section 65915(g) for the development of the affordable housing units, or make a cash payment to the housing developer for the development of the affordable housing units.
4. An approved partnered housing agreement shall be described in the City’s Housing Element annual report as required by Government Code Section 65915.7(k).
5. A Commercial Development may request and receive a Development Bonus pursuant to the provisions of Government Code Section 65915.7.
I. Interpretation.
If any portion of this chapter conflicts with State Density Bonus Law or other applicable state law, state law shall supersede this chapter. Any ambiguities in this chapter shall be interpreted to be consistent with State Density Bonus Law. Statutory references in this ordinance include successor provisions.
Section 3. Environmental Compliance.
Item 7.c
99 of 207
California Environmental Quality Act (CEQA) Determination. The proposed Amendments are exempt from the provisions of the California Environmental Quality Act (Public Resources Code Section 21000, et seq.) (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) because adoption and implementation of the proposed Amendments does not constitute a “project” as defined by CEQA since there is no potential to result in either a direct physical change to the environment or a reasonably foreseeable indirect physical change to the environment. The Amendments merely codify and implement already-applicable State Law and no projects are being proposed at this time, nor would they be permitted/reasonably foreseeable by this action. As such, CEQA analysis would be premature. Future development pursuant to these Amendments would be subject to CEQA review.
Even if adoption of these Amendments was considered a project, it would be exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) (the common sense exemption) because it can be seen with certainty that there is no possibility that the adoption of these Amendments may have a significant effect on the environment, in that the Amendments merely implement provisions of state law and include no provisions beyond those already in effect at the state level that may result in a direct or indirect impact on the physical environment.
Section 4. Severability.
If any section, subsection, paragraph, sentence, clause or phrase of this Ordinance, or its application to any person or circumstance, is for any reason held to be invalid and unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases hereof be declared invalid or unenforceable.
Section 5. Effective Date and Publication.
This Ordinance of the City of Healdsburg shall be effective thirty (30) days after the date of its passage. Before expiration of fifteen (15) days after its passage, this Ordinance or a summary thereof as provided for in Government Code Section 36933, shall be published at least once in a newspaper of general circulation published and circulated in the City of Healdsburg, along with the names of the City Council members voting for and against its passage.
INTRODUCED by the City Council of the City of Healdsburg on the 17th day of November, 2025, and PASSED and APPROVED at a regular meeting of the City Council on the ____ day of ____, 2025, by the following vote:
SO ORDERED: ATTEST:
Item 7.c
100 of 207
__________________________________ _________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Dated: ___________________________
Item 7.c
101 of 207
Item 7.c
102 of 207
Item 7.c
103 of 207
Item 7.c
104 of 207
Item 7.c
105 of 207
Item 7.c
106 of 207
Item 7.c
107 of 207
Item 7.c
108 of 207
Item 7.c
109 of 207
Item 7.c
110 of 207
Item 7.c
111 of 207
Item 7.c
112 of 207
Item 7.c
113 of 207
Item 7.c
114 of 207
Item 7.c
115 of 207
Item 7.c
116 of 207
Item 7.c
117 of 207
Item 7.c
118 of 207
Item 7.c
119 of 207
Item 7.c
120 of 207
Item 7.c
121 of 207
Item 7.c
122 of 207
Item 7.c
123 of 207
Item 7.c
124 of 207
Item 7.c
125 of 207
Item 7.c
126 of 207
Item 7.c
127 of 207
Item 7.c
128 of 207
Item 7.c
129 of 207
Item 7.c
130 of 207
Item 7.c
131 of 207
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: November 17, 2025
SUBJECT: Fiscal Year 2025-26 First Quarter Financial Update PREPARED BY: Katie Edgar, Finance Director
STRATEGIC INITIATIVE(S):
- Provide Effective Governance
RECOMMENDED ACTION(S):
Adopt a Resolution approving amendment to the Fiscal Year 2025-26 Adopted Budget.
COMMUNITY ENGAGEMENT/OUTREACH:
Not Applicable.
BACKGROUND:
The purpose of this report is to provide an overview of the first quarter financials for Fiscal Year 2025-2026. The report represents activity through the first quarter of the year from July 1, 2025, through September 30, 2025. This report functions as the first review of the second year of the two-year budget cycle. Therefore, there are several amendments to align revenue budgets with updated trends based on the previous fiscal year’s performance and current market outlooks. There are additional amendments proposed to align expenditure budgets with operational needs across various funds.
DISCUSSION/ANALYSIS:
The scope of this report is limited to the General Fund, Community Services Fund, Measure T Fund, Water Fund, Wastewater Fund, and Electric Fund.
General Fund Revenue and Expenses:
First quarter General Fund revenues equaled $3,026,310 or 16% of the adopted budget totaling $19,289,006. The City receives revenue disbursements at various intervals depending on the source of revenue. Of note, the total General Fund revenues presented do not include any Property Taxes and Vehicle License Fees which will be disbursed in December. The September disbursement of Sales Tax revenue is also not included as it will be disbursed in late November.
These three revenue sources account for approximately 60% of all General Fund revenues and as a result the total percentage of revenue received in the first quarter skewed low.
Item 8.a
132 of 207
The following notable sources of revenue were received during the first quarter:
Transfer Tax: The City received $45,870 in transfer tax revenue in the first quarter, 34% of the total fiscal year budget of $135,000. The total number of property transfers has decreased from the previous year by 10% and the average price per transaction has declined by 8%.
Staff are not proposing any amendments to the budget at this time but will be monitoring activity for any necessary updates during the mid-year review.
Sales Tax: The City received $908,108 in sales tax revenue for July and August, 15% of the total fiscal year budget of $6,000,333. The September disbursement will be distributed in late November. The total sales tax revenue for the previous fiscal year, 2024-25, reflected a 1% year-over-year decline and projections anticipate an additional decline of 2% for the current fiscal year. Accordingly, staff are proposing to reduce the adopted budget by $317,408.
Business License Tax: The City received $47,596 in revenue to a total budget of $265,000.
Renewals of Business licenses for the period of Fiscal Year 2025-26 began in May and all renewals were due prior to June 30, 2025. As a result, the revenue received in the first quarter is largely associated with late renewals and ongoing new business registrations. The bulk of the business license renewal revenue is anticipated in Quarter 4 when the following years renewal period begins.
Cannabis Business Tax: The two licensed cannabis retail business locations are now open and in the first quarter the City received $34,873 in revenue. Staff are proposing to amend the budget to appropriate $137,000 in anticipated Cannabis business tax revenue for the fiscal year.
Franchise Fees: The City received $150,257 in franchise fees in the first quarter, 16% of the total fiscal year budget of $958,311. The first quarter revenues did not include the PG&E revenue that is received annually in April or the first quarterly disbursement from Comcast.
Total franchise fee revenues for the previous fiscal year reflected a 3% year-over-year decline and Recology revenues for the first quarter reflect a 6% decline over the first quarter of the previous year. Staff are proposing to reduce the budget by $75,000 to realign the budget with recent trends.
Transient Occupancy Tax (TOT): The General Fund received $426,044 in total TOT revenue during the first quarter, 28% of the total fiscal year budget of $1,537,959. Revenues for the first quarter are on track with seasonal trends and no amendments are proposed at this time.
½ Cent Sales Tax PSAF: The City received $47,104 in Public Safety Augmentation Fund (PSAF) revenue from the County, 25% of the total fiscal year budget. Staff are proposing a slight reduction to the budget totaling $6,296 to realign with current projections.
Development Fees: The City received $668,734 in development-related activity fees, Item 8.a
133 of 207
accounting for 58% of the total budget. Development fees are largely collected at the time of building permit issuance which can vary throughout the year dependent upon development timelines. In the first quarter of the year the City issued building permits for three large development projects and there has been an increase in permit applications for single-family homes. Staff anticipate several additional large projects to reach the building permit stage in the current fiscal year and as a result staff are proposing to increase the adopted budget by $525,000.
Charges for Services: The City received $158,010 in charges for miscellaneous discretionary services, 15% of the total $1,025,971 budget. This category accounts for various annual billings including Parklets, Certified Unified Program Agencies (CUPA), and the Payment In Lieu of Taxes agreement with Enso Village. This category also includes reimbursement payments for mutual aid provided by the Fire Department. The Fire Department staff deployed on strike teams for four different fires in the first quarter of the year. Staff are proposing to increase the revenue budget in the amount of $222,985 to account for mutual aid reimbursements and $5,000 to account for miscellaneous police service charges related to Tobacco Retail Licenses.
Intergovernmental Revenues: The City received $88,626 in state and federal grant revenues in the first quarter, 26% of the adopted budget of $347,500. Revenue associated with reimbursements for SB90 State Mandated Programs has exceeded projections and staff are proposing to increase the budget by $50,000, whereas revenue from the Supplemental Law Enforcement Services Account has not kept up with the projected growth and is proposed to be reduced by $15,000. The overall net impact is an increase of $35,000 to the budget.
Interest: Unrestricted interest revenue in the first quarter totaled $17,753, 9% of the adopted $205,111 budget. Notably first quarter revenues do not include the first disbursement of interest earnings from assets held in the Local Agency Investment Fund (LAIF) that is disbursed in late October. Restricted Interest revenues representing interest earned on assets in the Pension Stabilization Trust Fund totaled $55,481, 61% of the adopted budget of $91,287. Staff are not proposing any adjustments to the unrestricted interest at this time but are proposing to increase the restricted interest revenue by $99,961 to align with current market trends.
First quarter expenses for the General Fund are summarized in the following table:
Department Activity Through
September 30,
2025
Total Budget % Expended
City Council $71,051 $280,954 25%
Legal Services $272,355 $450,000 61%
City Manager's Office $455,516 $2,523,997 18%
Finance $626,021 $2,527,546 25%
Planning $630,124 $2,300,629 27%
Item 8.a
134 of 207
Police $2,083,062 $9,026,954 23%
Fire $1,487,736 $5,213,364 29%
Public Works $24,211 $47,550 51%
Non Departmental $(829,404) $(3,073,939) 27%
TOTAL $4,820,672 $19,297,055 25%
*Non-departmental expenses include scheduled transfers between the General Fund and other funds.
In aggregate, the General Fund expenses by department are trending in line with expectations at 25% expended. Expenses in the Legal Services department and the Public Works department are trending ahead of budget expectations with 61% and 51% of the department budgets used in the first quarter. Staff are proposing to increase the Legal Services budget by $250,000 to account for increased costs and increase the Public Works budget by $25,000. The increased revenue received by the Planning and Building department coincides with increased demand for plan reveiw that is conducted by contracted services resulting in staff proposing a $116,000 increase to expenses.
Staff are also proposing to increase the Fire Department budget by $222,985 offset by the revenue increase from mutual aid to account for the additional salary costs associated with the strike team deployments.
General Fund operating expenditures in the prior Fiscal Year, 2024-25, ended notably under estimates to close and several revenues exceeded estimates including property tax and sales tax.
As a result, staff are proposing to allocate the one-time savings on non-recurring expenditures that improve the long-term fiscal health of the City as outlined in the adopted Surplus Policy. Staff are proposing to allocate $250,000 to the Long-Range Planning Fund to continue building the foundation for required future planning efforts such as a General Plan update, $250,000 to the Building Maintenance Fund to address deferred facility maintenance needs, and $250,000 to the Pension Stabilization Trust Fund to maximize earning potential and provide further flexibility for future UAL funding.
Item 8.a
135 of 207
Community Services Fund Revenue and Expenses:
Community Services Transient Occupancy Tax Revenue for the first quarter totaled $2,130,219, 28% of the total $7,689,796 budget. Due to seasonality in the hospitality industry the City typically receives about 30% of its total TOT revenue during the first quarter of the year. First quarter performance was driven by September returns, which were the lowest in four years, as occupancy rates dipped during the month. Staff are not proposing any adjustments to TOT revenue at this time but will be monitoring revenue closely as the new Appellation Hotel is expected to be fully open to guests in the second quarter. The remaining program revenue for Community Services totaled $209,019, representing 18% of the adopted budget. This amount does not include reimbursement from the State of California for the ASES afterschool program expenses incurred in the first quarter.
Community Services Fund expenses totaled $2,214,650 in the first quarter, representing 23% of the total fiscal year budget. First quarter expenses by program are as follows:
Expense By Program Activity Through
September 30,
2025
Total Budget %
Expended
General Administration $1,181,061 $4,702,585 25%
Recreation Programs $170,341 $396,246 43%
ASES After School Program $81,758 $304,250 27%
Community Center $83,494 $245,274 34%
Senior Services $84,922 $323,669 26%
Parks and Trails $153,009 $674,268 23%
Item 8.a
136 of 207
Open Space $660 $60,500 1%
School Facility Maintenance $10,903 $49,500 22%
Swim Center $85,087 $141,450 60%
Arts and Culture $10,242 $77,500 13%
Contracted Facility Operations $29,328 $67,529 43%
Special Events $79,593 $249,000 32%
Non-Departmental $244,252 $2,264,448 11%
TOTAL $2,214,650 $9,556,219 23%
Staff are proposing several amendments to the Community Services Operating Fund. Staff are proposing two amendments to the revenue budget; increasing restricted interest revenues by $9,810 to account for interest earned on assets in the Pension Stabilization Trust Fund and increasing other revenues by $36,170 to account for contributions from Milestone for utility expenses. There is a total of four amendments proposed to the expense budget, increasing utilities services expenses in three divisions by a total of $114,779 and increasing the Senior Center division budget by $18,500 to account for the remaining grant funding for the Compassionate Communities End-of-Life Program. The proposed amendments have reduced the net position by $87,299.
Measure T Fund Revenue and Expenses:
Measure T revenue for July and August totaled $430,338, 15% of the adopted budget of $2,896,000. The September disbursement of Measure T revenue is anticipated in late November and is expected to trend in line with the current budget. Measure T revenue was allocated by City Item 8.a
137 of 207
Council during the biennial budget process and an update on Measure T expenses will be provided during the mid-year financial update.
Water Fund Revenue and Expenses:
Total revenue for the Water Fund was $2,472,913, 30% of the total $8,362,182 budget for the year.
The first quarter revenues reflect the updated utility rates and are trending slightly ahead of the adopted budget. Due to seasonality, water consumption is typically the highest in the first quarter, with significantly less water use anticipated in the third and fourth quarters. With the recent completion of the Municipal Recycled Water Pipeline the City has also begun selling recycled water. Staff are proposing to amend the budget to account for the additional water revenue received in the first quarter and recycled water revenue anticipated for the entire fiscal year. The final revenue adjustment proposed accounts for restricted interest earned on funds in the Pension Stabilization Trust. The proposed revenue adjustments total $299,234.
Expenses at the close of the first quarter totaled $1,895,794, 21% of the total $9,234,183 budget for the year. When adjusted to account for the $2.7 million in capital project funding, operations expenses are at 29% for the first quarter. Staff are proposing to amend the adopted budget to increase utility service expenses by $82,763 to realign with usage trends.
Wastewater Fund Revenue and Expenses:
Total revenue for the Wastewater Fund was $2,109,267 in the first quarter, 20% of the $10,724,841 budget. Revenues reflect the updated utility rates and are trending in alignment with seasonal expectations. Expenses for the first quarter totaled $2,058,336, 20% of the total $10,461,109 Item 8.a
138 of 207
budget. When adjusted to account for $1.9 million in capital project funding and $1.8 million in debt service expenses the operating costs are at 30% of the adopted budget. Staff are proposing to increase the expense budget for utility services by $165,549 offset by revenue adjustments totaling $33,797 to account for interest earned on the Pension Stabilization Trust and development fees.
Electric Fund Revenue and Expenses:
Total first quarter revenue for the Electric Fund was $5,276,094, 30% of the total $17,746,367 budget. Utility rate revenues for the first quarter are trending in alignment with the adopted budget.
In December 2023, the Council authorized the sale of renewable energy credits, but due to uncertainties in the amount and timing of sales these revenues were not included in the adopted budget. The City received approximately $405,000 in revenue from these sales in the first quarter and over $2 million to-date. Expenses totaled $4,247,354, 19% of the total $22,460,008 budget.
When adjusted to account for $6.1 million in capital project funding the operating expenses for the first quarter are 26% of the adopted budget. Staff are proposing one amendment in the amont of $19,704 to the Electric Fund to account for the increased interest earning anticipated on funds held in the Pension Stabilization Trust.
Item 8.a
139 of 207
ENVIRONMENTAL STEWARDSHIP:
Not applicable.
ALTERNATIVES:
City Council could choose not to approve the proposed budget amendments. If this action is taken staff requests additional direction.
FISCAL IMPACT:
The revenue and expenditure adjustments proposed in the General Fund reduce the net position by $737,743 and result in a fund balance projected at 33% of annual expenditures. The revenue and expenditure adjustments proposed in the Community Services Operating Fund reduce the net position by $87,299 and result in a fund balance projected at 39% of annual expenditures. The revenue and expenditure adjustments proposed in the Water Operating Fund increase the net position by $216,471 and result in meeting the adopted reserve policy and fully funding rate stabilization reserve target. The revenue and expenditure adjustments proposed in the Wastewater Operating Fund reduce the net position by $131,752 and result in meeting the adopted reserve policy and fully funding rate stabilization reserve target. The revenue adjustment proposed in the Electric Operating Fund increase the net position by $19,704 and the fund is projected to meet the operating and capital reserve targets. In the Electric Capital Fund staff are proposing to increase revenue and expenses by $126,697 to account for electric reimbursable projects related to development. In addition to the amendments proposed in the major funds, staff are proposing several other amendments to increase revenues in the Streets Operating Fund by $130,641, Item 8.a
140 of 207
increase expenses in the Vehicle Replacement Fund by $16,600, increase revenue in the Drainage Operating Fund by $2,999, and increase expenditures in the Measure H Fund by $11,645.
ENVIRONMENTAL ANALYSIS:
Receiving a fiscal update from City staff is an administrative activity, which is not considered a 'project' as defined by the California Environmental Quality Act (“CEQA”) (CEQA Guidelines§15378). Consequently, no CEQA action is required.
ATTACHMENT(S):
Attachment A - General Fund Revenue and Expenses
Attachment B - Community Services Fund Revenue and Expenses Q1 Revenue and Expense Summary - Exhibit A
Item 8.a
141 of 207
CITY OF HEALDSBURG
RESOLUTION NO. ___-2025
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG AMENDING THE FISCAL YEAR 2025-26
BUDGET
WHEREAS, on June 3, 2024, the City Council adopted the 2024-26 biennial budget; and WHEREAS, various taxes and fee revenues in the general fund required amendments to realign with current trends; and
WHEREAS, the Fire Department deployed staff on four major strike teams requiring an increase in expense appropriations and offsetting reimbursement revenues; and WHEREAS, various departments including Legal, Planning and Building, and Public Works require additional expense appropriations to align with current operational needs; and WHEREAS, expense for Fiscal Year 2024-25 ended under projections and revenues exceeded projections resulting in one-time surplus funds proposed to be allocated to non-recurring expenditures that improve the long-term fiscal health of the City; and WHEREAS, market conditions have resulted in additional interest earnings on funds held in the Pension Stabilization Trust that result in increased revenue appropriations across various funds; and
WHEREAS, additional revenues are anticipated in the Water Operating Fund due to the sale of additional potable water in the first quarter and the completion of the Municipal Recycled Water Pipeline resulting in the sale of recycled water; and WHEREAS, utility service expenses across various funds have increased due to increased usage.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Healdsburg does hereby approve amending the Fiscal Year 2025-26 budget as depicted on the attached Exhibit A.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Healdsburg this 17th day of November 2025 by the following vote:
SO ORDERED: ATTEST:
_________________________________ __________________________________ Evelyn L. Mitchell, Mayor Raina Allan, City Clerk
Item 8.a
142 of 207
Attachment A: General Fund Revenue and Expenses
As of September 30, 2025
Revenue
Activity Through
September 30,
2025
Total Budget Amount
Remaining % Received Proposed
Amendment
Property Tax $ - $ 3,370,784 $ 3,370,784 0%
Property Transfer Tax $ 45,870 $ 135,000 $ 89,130 34%
Vehicle License Fee Swap $ - $ 2,118,836 $ 2,118,836 0% Sales Tax $ 908,108 $ 6,000,333 $ 5,092,225 15% $ (317,408) Business License Tax $ 47,596 $ 265,000 $ 217,404 18%
Cannabis Business Tax $ 34,873 $ - $ (34,873) NA $ 137,000 Franchise Fees $ 150,257 $ 958,311 $ 808,054 16% $ (75,000) TOT $ 426,044 $ 1,537,959 $ 1,111,915 28%
Sales Tax - PSAF $ 47,104 $ 192,186 $ 145,082 25% $ (6,296) Development Fees and Permits $ 668,734 $ 1,157,272 $ 488,538 58% $ 525,000 Intergovernmental Revenue $ 88,626 $ 347,500 $ 258,874 26% $ 35,000 Charges for Services $ 158,010 $ 1,025,971 $ 867,961 15% $ 227,985 Unrestricted Interest $ 17,753 $ 205,111 $ 187,358 9%
Restricted Interest $ 55,481 $ 91,287 $ 35,806 61% $ 99,961 Rent Received $ 22,224 $ 250,916 $ 228,692 9%
Misc Fees and Charges $ 78,138 $ 241,961 $ 163,823 32%
Fines and Collections $ 4,097 $ 47,000 $ 42,903 9%
Transfers In $ 273,395 $ 1,343,579 $ 1,070,184 20%
TOTAL $ 3,026,310 $ 19,289,006 $ 16,262,696 16% $ 626,242 Expense By Department
Activity Through
September 30,
2025
Total Budget Amount
Remaining % Expended Variance
City Council $ 71,051 $ 280,954 $ 209,903 25%
Legal Services $ 272,355 $ 450,000 $ 177,645 61% $ 250,000 City Manager's Office $ 455,516 $ 2,523,997 $ 2,068,481 18% Finance $ 626,021 $ 2,527,546 $ 1,901,525 25%
Planning $ 630,124 $ 2,300,629 $ 1,670,505 27% $ 116,000 Police $ 2,083,062 $ 9,026,954 $ 6,943,892 23%
Fire $ 1,487,736 $ 5,213,364 $ 3,725,628 29% $ 222,985
Public Works $ 24,211 $ 47,550 $ 23,339 51% $ 25,000
Non Departmental $ (829,404) $ (3,073,939) $ (2,244,535) 27% $ 750,000 TOTAL $ 4,820,672 $ 19,297,055 $ 14,476,383 25% $ 1,363,985 Summary
Activity Through
September 30,
2025
Total Budget Amount
Remaining Revised Budget
Total Revenue $ 3,026,310 $ 19,289,006 $ 16,262,696 $ 19,915,248 Total Expenses $ 4,820,672 $ 19,297,055 $ 14,476,383 $ 20,661,040 Difference $ (1,794,362) $ (8,049) $ 1,786,313 $ (745,792) Item 8.a
143 of 207
Attachment B: Community Services Fund Revenue and Expenses As of September 30, 2025
Revenue
Activity Through
September 30,
2025
Total Budget Amount
Remaining % Received Proposed Amendment
Transient Occupancy Tax $ 2,130,219 $ 7,689,796 $ 5,559,577 28% $ - Other Revenue $ 460 $ - $ (460) N/A $ 36,170
St Grants $ 73,900 $ 220,000 $ 146,100 34% $ -
Fees & Charges $ 509 $ 2,500 $ 1,991 20% $ -
Admission and Passes $ 12,455 $ 28,000 $ 15,545 44% $ - Program Revenue $ 51,975 $ 291,500 $ 239,525 18% $ -
Contracted Program Revenue $ 28,041 $ 105,000 $ 76,959 27% $ - Special Events $ 6,858 $ 75,000 $ 68,142 9% $ -
Event Permits $ 1,310 $ 20,000 $ 18,690 7% $ -
Advertising $ 420 $ - $ (420) N/A $ -
Program Sponsorships $ 325 $ 50,500 $ 50,175 1% $ -
Reimbursement for Services $ 9,174 $ 49,500 $ 40,326 19% $ - Field Rental $ - $ 5,750 $ 5,750 0% $ -
Facility Rental $ 9,091 $ 31,675 $ 22,584 29% $ -
Facility Long term Lease $ 8,253 $ 34,425 $ 26,172 24% $ - Interest Income $ 6,187 $ 217,775 $ 211,588 3% $ 9,810
Contributions & Donations $ 61 $ 5,500 $ 5,439 1% $ -
TOTAL $ 2,339,238 $ 8,826,921 $ 6,487,683 27% $ 45,980
Expense By Program
Activity Through
September 30,
2025
Total Budget Amount
Remaining % Expended Proposed Amendment
General Administration $ 1,181,061 $ 4,702,585 $ 3,521,524 25% Recreation Programs $ 170,341 $ 396,246 $ 225,905 43%
ASES After School Program $ 81,758 $ 304,250 $ 222,492 27% Community Center $ 83,494 $ 245,274 $ 161,780 34% $ 35,968 Senior Services $ 84,922 $ 323,669 $ 238,747 26% $ 18,500 Parks and Trails $ 153,009 $ 674,268 $ 521,259 23% $ 42,641 Open Space $ 660 $ 60,500 $ 59,840 1%
School Facility Maintenance $ 10,903 $ 49,500 $ 38,597 22% Swim Center $ 85,087 $ 141,450 $ 56,363 60%
Arts and Culture $ 10,242 $ 77,500 $ 67,258 13%
Contracted Facility Operations $ 29,328 $ 67,529 $ 38,201 43% $ 36,170 Special Events $ 79,593 $ 249,000 $ 169,407 32%
Non Departmental $ 244,252 $ 2,264,448 $ 2,020,196 11%
TOTAL $ 2,214,650 $ 9,556,219 $ 7,341,569 23% $ 133,279 Summary
Activity Through
September 30,
2025
Total Budget Amount
Remaining
Total Revenue $ 2,339,238 $ 8,826,921 $ 6,487,683
Total Expenses $ 2,214,650 $ 9,556,219 $ 7,341,569
Difference $ 124,588 $ (729,298) $ (853,886)
Item 8.a
144 of 207
Resolution No.
Exhibit A
Account Number Increase Amount Decrease Amount Description 101-1000-31101-00000 $ 317,408 Decrease Revenue for Sales Tax 101-1000-32108-00000 $ 137,000 Increase Revenue for Cannabis Business Tax 101-1000-32105-00000 $ 75,000 Decrease Revenue for Franchise Fees 101-5301-32155-00000 $ 3,148 Decrease Revenue for Sales Tax PSAF 101-5501-32155-00000 $ 3,148 Decrease Revenue for Sales Tax PSAF 101-5052-33317-00000 $ 200,000 Increase Revenue for Building Permit Plan Review Fee 101-5052-33321-00000 $ 300,000 Increase Revenue for Building Permit Fee Base Rate 101-5052-33325-00000 $ 25,000 Increase Revenue for Mechanical Permit Fees 101-5052-33329-00000 $ 20,000 Increase Revenue for Electrical Permit Fees 101-5052-33335-00000 $ 10,000 Increase Revenue for Plumbing Permit Fees 101-5052-33337-00000 $ 20,000 Increase Revenue for Investigative/Penalty Fee 101-5051-33313-00000 $ 25,000 Decrease Revenue for Planning & Zoning Fees and Permits 101-5052-33303-00000 $ 25,000 Decrease Revenue for Development Fees 101-5301-34105-00000 $ 15,000 Decrease State Grant Revenue from Supplemental Law Enforcement Services Account 101-5301-34109-00000 $ 50,000 Increase Revenue from State Grants Related to SB90 Mandated Costs 101-5301-35219-00000 $ 5,000 Increase Revenue for Misc Police Service Charge 101-5501-35210-00000 $ 222,985 Increase Fire Department Revenue for Strike Team Reimbursement 101-1000-36602-15600 $ 61,585 Increase Revenue for Restricted Interest on Pension Interest Earnings 101-1000-36602-15650 $ 38,376 Increase Revenue for Restricted Interest on Pension Interest Earnings 101-6101-48901-00000 $ 25,000 Increase Expense for Staff Time Reimbursements 101-5501-41111-00000 $ 217,551 Increase Fire Department Expense for Strike Team Payroll 101-5501-44555-00000 $ 5,434 Increase Fire Department Expense for Strike Team Non-Payroll 101-5301-41229-00000 $ 24,300 Decrease Police Deferred Compensation Expense 101-5301-41306-00000 $ 24,300 Increase Police Incentive Program Expense 101-1501-43207-00000 $ 250,000 Increase Legal Expense
101-5052-43205-00000 $ 116,000 Increase Building Department Contracted Services 101-8080-42301-00000 $ 250,000 Increase Expense for Transfer Out to Long Range Planning Fund 101-8080-42301-00000 $ 250,000 Increase Expense for Transfer Out to Building Maintenance Fund 101-8080-42301-00000 $ 250,000 Increase Expense for Transfer Out to Pension Stabilization Trust Fund Account Number Increase Amount Decrease Amount Description 542-1000-37701-00000 $ 36,367 Increase Revenue for Ward Street Commons Reimbursable Project 542-1000-37701-00000 $ 39,277 Increase Revenue for Splash Car Wash Reimbursable Project 542-1000-37701-00000 $ 51,053 Increase Revenue for Boys & Girls Club Reimbursable Project 542-7501-45000-ER014 $ 36,367 Increase Expense for Ward Street Commons Reimbursable Project 542-7501-45000-ER015 $ 39,277 Increase Expense for Splash Car Wash Reimbursable Project 542-7501-45000-ER016 $ 51,053 Increase Expense for Boys & Girls Club Reimbursable Project Account Number Increase Amount Decrease Amount Description 622-3001-43225-00000 $ 16,600 Increase Expense for Community Services Mower Purchase Account Number Increase Amount Decrease Amount Description 510-1000-36602-15600 $ 3,819 Increase Revenue for Restricted Interest on Pension Interest Earnings 510-1000-37701-00000 $ 20,000 Increase Revenues for Final Map Fees 510-1000-32150-00000 $ 106,822 Increase Revenue for Sales Tax Measure M Account Number Increase Amount Decrease Amount Description 520-1000-36602-15600 $ 11,457 Increase Revenue for Restricted Interest on Pension Interest Earnings 520-1000-35242-00000 $ 175,196 Increase Revenue for Utility Services Charge 520-1000-35242-52000 $ 112,581 Increase Revenue for Recycled Water Fees 520-6367-43105-00000 $ 82,763 Increase Expense for Utility Services Account Number Increase Amount Decrease Amount Description 530-1000-36602-15600 $ 13,797 Increase Revenue for Restricted Interest on Pension Interest Earnings 530-1000-33303-00000 $ 20,000 Increase Revenue for Development Fees 530-6369-43105-00000 $ 165,549 Increase Expense for Utility Services Account Number Increase Amount Decrease Amount Description 531-1000-36602-15600 $ 2,999 Increase Revenue for Restricted Interest on Pension Interest Earnings Account Number Increase Amount Decrease Amount Description 540-1000-36602-15600 $ 19,704 Increase Revenue for Restricted Interest on Pension Interest Earnings 585-3001-36602-15600 $ 9,810 Increase Revenue for Restricted Interest on Pension Interest Earnings 585-3039-37701-00000 $ 36,170 Increase Revenues for Contracted Facilities 585-3032-43105-00000 $ 35,968 Increase Expense for Utility Services at Community Center 585-3033-43205-00000 $ 18,500 Increase Contracted Services Expense for Senior Center End of Life Program 585-3034-43105-00000 $ 42,641 Increase Expense for Utility Services at Parks & Trails
WATER OPERATING FUND
STREETS OPERATING FUND
FY 25-26 BUDGET AMENDMENTS
ELECTRIC CAPITAL FUND
COMMUNITY SERVICES OPERATING FUND
VEHICLE REPLACEMENT FUND
GENERAL FUND
WASTEWATER OPERATING FUND
DRAINAGE OPERATING FUND
ELECTRIC OPERATING FUND
Item 8.a
145 of 207
585-3039-43105-00000 $ 36,170 Increase Expense for Utility Services at Contracted Facilities Account Number Increase Amount Decrease Amount Description 108-10000-39001-00000 $ 250,000 Increase Revenue for Transfer in From General Fund Account Number Increase Amount Decrease Amount Description 104-5501-43105-00000 $ 11,645 Increase Expense for Utility Services at Fire Substation
MEASURE H ENHANCED FIRE PROTECTION FUND
LONG RANGE PLANNING FUND
Item 8.a
146 of 207
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: November 17, 2025
SUBJECT: Appointment to the Arts and Culture Commission PREPARED BY: Raina Allan, City Clerk
STRATEGIC INITIATIVE(S):
Provide Effective Governance
RECOMMENDED ACTION(S):
Appoint one applicant to the Arts and Culture Commission for a term of two years and one month due to expire January 1, 2028.
COMMUNITY ENGAGEMENT/OUTREACH:
The Arts and Culture Commission vacancy was published in the Press Democrat and the Healdsburg Tribune on August 28, 2025, September 4, 2025 and September 11, 2025. Information on the vacancy was also posted on the City’s social media platforms, the City website, posted in the bi-weekly City Manager’s Update and sent by email.
BACKGROUND:
At the October 6, 2025, City Council meeting, the City Council formed a subcommittee comprised of Councilmember Hagele and Councilmember Edwards to interview applicants interested in serving on the Arts and Culture Commission. The City Clerk received two applications. The applicants interviewed are listed below:
Camila Rauda
Ava Wolske
DISCUSSION/ANALYSIS:
The City Council subcommittee will make their recommendation at the City Council meeting. City Council will have the opportunity to discuss the recommendation.
ENVIRONMENTAL STEWARDSHIP:
Not applicable.
Item 8.b
147 of 207
ALTERNATIVES:
The City Council could opt to not take the Subcommittee’s recommendation. In that case City Council could appoint the other applicant to the vacancy or direct staff to restart the recruitment process for the vacancy.
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):
Arts and Culture Commission Applications
Public Comment
Item 8.b
148 of 207
Item 8.b
149 of 207
Item 8.b
150 of 207
Item 8.b
151 of 207
Item 8.b
152 of 207
Item 8.b
153 of 207
Item 8.b
154 of 207
Dear Councilmembers,
I was sorry to hear of Cristal's resignation from the Arts & Culture Commission, however the open seat now presents us with a very important opportunity that was missed during the commission's formation. In the guidelines there is a clear call for a youth commissioner, but during the selection process no effort was made to appoint one, nor to think through the details of what it might involve.
"Members should be broadly representative of the Healdsburg residents and businesses including a youth representative, and a select number of members should be knowledgeable of arts, design, and/or public art."
"One of the seven members may be designated by City Council as a youth commissioner under the age of 18."
At the time, I approached a number of highly engaged and qualified students who expressed interest. As the current school year begins, I expect that some of the same students will step forward again, and I urge you to consider them for the position.
For some background:
As the commission guidelines were being discussed, the Creative Leadership Team (C3) recommended including a student trustee, as does the HUSD Board. Although a non-voting member, this at least gives students a chance to give input and stay abreast of the board's actions. This recommendation was interpreted as a full seat, which is even better, but selection has become very competitive, and a younger student is not going to stand out without their appointment being more intentional.
An additional consideration is that student's lives are often less predictable than ours, given that they are subject to decisions by parents, teachers, coaches, and others, which are beyond their control. Therefore, along with a youth commissioner should come accommodation for an alternate (or two). Further, there will need to be some flexibility with the length of the term, depending on the ages of the students and how close they are to graduating.
Why a youth commissioner?
We can talk about young people being the future, but rather than hoping they lead effectively, there is a great deal of mutual benefit in opening collaborative opportunities for them to do so in the present. As has been pointed out by Commissioners Riner and Davy, they are often the ones most familiar with current technology, as well as bringing a greater diversity of perspectives to the table. We are also at a potentially pivotal moment where the Arts & Culture Master Plan and the HUSD Strategic Arts Plan are being implemented concurrently. Part of that has involved my art students going to other campuses as guest teachers and they have risen to the occasion quite admirably. These are not necessarily the typical students who get a lot of Item 8.b
155 of 207
attention from teachers and coaches, but they have shown that they have plenty to offer to the community.
As importantly, opening opportunities for youth participation is not about youth alone, but about the demographics they represent. The Young, Empowered Women's Club and Art Club students who are helping to lead the implementation of the District's Arts Plan so far are almost 100% Latina from Spanish speaking families. Additionally the HHS Art Program works closely with the Marce Becerra Academy whose students are mostly underserved. There are a number of advisors and guest teachers from local Indigenous communities who work with our students as well. These are among the people for whom a seat at the table is opened when our kids are given the opportunity to engage directly in civic processes.
I urge you to approve the appointment of a youth commissioner and an alternate or two to fill Cristal's seat. I also ask that you modify the commission guidelines, if necessary, to accommodate shorter terms for the YC. If not, at least approve the appointment of a student trustee effective immediately. Thank you for your consideration.
Linus Lancaster
HHS Arts
Item 8.b
156 of 207
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: November 17, 2025
SUBJECT: 2025 California Fire Code and California Wildland–Urban Interface (WUI) Code with Local Amendments
PREPARED BY: Lance Macdonald, Fire Marshal/Division Chief STRATEGIC INITIATIVE(S):
- Effective and Efficient Government
RECOMMENDED ACTION(S):
Introduce for first reading, by title only, waiving further reading of the text of an ordinance of the City Council of the City of Healdsburg repealing Ordinance No. 1218 and adopting by reference the 2025 California Fire Code (Part 9, Title 24) and the 2025 California Wildland–Urban Interface (WUI) Code (Part 2.5, Title 24), together with reaffirmed local amendments necessary due to Healdsburg’s local climatic, geological, and topographical conditions.
Set a public hearing on adoption of the ordinance for December 1, 2025, and publish notice of the public hearing in accordance with Government Code Sections 50022.3 and 6066.
COMMUNITY ENGAGEMENT/OUTREACH:
Not applicable.
BACKGROUND:
The State of California adopts a new edition of the California Building Standards Code (Title 24, California Code of Regulations) every three years. The 2025 triennial code cycle includes updates to the California Fire Code (CFC) and the California Wildland–Urban Interface (WUI) Code, both of which will become effective statewide on January 1, 2026.
California Health and Safety Code Sections 17958, 17958.5, 17958.7, and 18941.5 authorize local jurisdictions to adopt the California Fire Code by reference and make amendments that are more restrictive when justified by local climatic, geological, or topographical conditions. These same statutes require that such findings be expressly adopted by the City Council.
The City of Healdsburg last adopted the Fire Code in 2022 under Ordinance No. 1218. The Item 9.a
157 of 207
proposed 2025 ordinance repeals and replaces that ordinance while reaffirming all previously adopted local amendments without introducing any new or more restrictive requirements. The update aligns the City’s Fire Code with the 2025 California Fire Code and adds reference to the 2025 California Wildland–Urban Interface Code for consistency with State adoption.
DISCUSSION/ANALYSIS:
1. Fire Code Adoption
The proposed ordinance updates Chapter 15.08 of the Healdsburg Municipal Code to adopt by reference the 2025 California Fire Code, including local amendments previously approved by City Council. These amendments remain justified based on Healdsburg’s unique climatic, geological, and topographical conditions that contribute to increased wildfire and seismic risk.
2. Wildland–Urban Interface (WUI) Code
The ordinance also incorporates, by reference, the California Wildland–Urban Interface Code (Part 2.5, Title 24), which establishes building and vegetation management standards for structures located within mapped Moderate, High, and Very High Fire Hazard Severity Zones (FHSZ) within the Local Responsibility Area (LRA) and State Responsibility Area (SRA).
WUI requirements apply to:
• New construction,
• Additions, and
• Exterior remodels or repairs that involve replacement of roofs, siding, decks, windows, or other exterior materials regulated by Chapter 7A of the California Building Code.
Interior-only remodels are not subject to WUI provisions. This clarification aligns with Section 701A.3.2.1 of the California Building Code and does not represent a local amendment.
3. Local Amendments
All local amendments previously adopted in 2022 have been reviewed and reaffirmed as reasonably necessary for Healdsburg’s conditions. These include provisions for:
• Local fire apparatus access, hydrant spacing, and roadway design consistent with City standards;
• Automatic sprinkler system thresholds for new construction, substantial remodels, and additions;
• Administrative provisions supporting Certified Unified Program Agency (CUPA) enforcement for hazardous materials management; and
• Updated references for cost recovery, fire lane marking, and permit fees.
No new amendments or additional regulations have been introduced beyond the prior ordinance.
ENVIRONMENTAL STEWARDSHIP:
Item 9.a
158 of 207
The adoption of this ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15060(c)(2) and 15060(c)(3) because the activity will not result in a direct or reasonably foreseeable indirect physical change to the environment and is not considered a “project” under Section 15378.
ALTERNATIVES:
1. Adopt the ordinance as presented – Recommended for consistency with State law and alignment with the upcoming 2025 Code cycle.
2. Defer adoption – Not recommended, as the City would not be aligned with the 2025 statewide standards effective January 1, 2026.
FISCAL IMPACT:
The adoption of the 2025 California Fire Code and WUI Code has no direct fiscal impact on the City’s General Fund. Implementation and enforcement will continue to be carried out by existing Fire Department staff under current operational budgets.
ENVIRONMENTAL ANALYSIS:
The proposed ordinance is exempt from CEQA pursuant to Sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines.
ATTACHMENT(S):
Ordinance
Item 9.a
159 of 207
CITY OF HEALDSBURG
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG REPEALING ORDINANCE NO. 1218 AND ADOPTING
BY REFERENCE THE 2025 EDITION OF THE CALIFORNIA FIRE CODE,
AS AMENDED, REGULATING AND GOVERNING THE
SAFEGUARDING OF LIFE AND PROPERTY FROM FIRE AND
EXPLOSION HAZARDS ARISING FROM THE STORAGE, HANDLING,
AND USE OF HAZARDOUS SUBSTANCES, MATERIALS, AND
DEVICES, AND FROM CONDITIONS HAZARDOUS TO LIFE OR
PROPERTY IN THE OCCUPANCY OF BUILDINGS AND PREMISES IN
THE CITY OF HEALDSBURG; PROVIDING FOR THE ISSUANCE OF
PERMITS AND COLLECTION OF FEES THEREFOR
WHEREAS, the State of California adopts a new edition of the California Building Standards Code, Title 24 of the California Code of Regulations, every three years, which includes the California Fire Code (Part 9) and the California Wildland–Urban Interface Code (Part 2.5), published by the California Building Standards Commission and the International Code Council, and which will become effective statewide on January 1, 2026; and WHEREAS, the California Fire Code and the California Wildland–Urban Interface Code establish minimum requirements for safeguarding life and property from fire and explosion hazards, and for protecting buildings and structures within fire-prone areas; and WHEREAS, the California Wildland–Urban Interface Code applies to new buildings and structures located within Moderate, High, and Very High Fire Hazard Severity Zones, as designated by the California Department of Forestry and Fire Protection (CAL FIRE) and the City of Healdsburg within the Local Responsibility Area (LRA) and State Responsibility Area (SRA); and
WHEREAS, California Health and Safety Code Sections 17958, 17958.5, 17958.7, and 18941.5 establish the authority for a city to adopt and make local amendments and modifications to the building standards contained in the California Building Standards Code in order to establish more restrictive building standards than those adopted by the State; and WHEREAS, these same Health and Safety Code sections permit a city to make such local amendments and modifications as the City determines are reasonably necessary because of local climatic, geological, or topographical conditions; and
WHEREAS, California Health and Safety Code Sections 17958, 17958.5, 17958.7, and 18941.5 further require that, before making any amendments and modifications to the California Building Standards Code, a city must make express findings that such amendments and modifications are reasonably necessary due to such local conditions; and Item 9.a
160 of 207
WHEREAS, Government Code Section 50022.2 permits enactment of city ordinances that adopt by reference the provisions of codes or statutes, including those of the State of California; and
WHEREAS, notice of this Ordinance was published in accordance with Government Code Sections 50022.3 and 6066, and such notice was sufficient to provide notice to interested persons of the purpose of the ordinance and the subject matter thereof; and WHEREAS, the City Council hereby finds and declares that this ordinance does not introduce any new or more restrictive local amendments beyond those previously adopted by the City under the 2022 California Fire Code, but instead serves solely to reaffirm and carry forward those existing amendments, updating cross-references, section numbering, and statutory citations to reflect the adoption of the 2025 California Fire Code and California Wildland–Urban Interface Code.
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Healdsburg does ordain as follows:
SECTION 1 – REPEAL OF PRIOR ORDINANCE
Ordinance No. 1218 and all ordinances or parts thereof inconsistent with this ordinance are hereby repealed as of the effective date of this ordinance.
SECTION 2. FINDINGS
The City Council finds that, in order to best protect the health, safety, and welfare of the citizens of Healdsburg, the City Council should adopt the 2025 California Fire Code Standards. The Council further finds that, based upon the materials presented and the recommendations of the Fire Chief, it is necessary to make these revisions in order to clarify procedural issues and to provide fire personnel with a better ability to protect the public.
Under the provisions of Section 17958.5 of the California Health and Safety Code, local amendments must be based on climatic, geological, and topographical conditions. The following Findings of Fact address each of these situations and present the local conditions which, either singularly or in combination, justify the amendments to be adopted. As such, the City Council finds and declares that the following local conditions exist:
A. CLIMATE
The City, on average, experiences an approximate annual rainfall of 40 inches. This rainfall normally occurs between October and April. During the winter months, the City may experience periods of heavy rain that cause localized flooding. Winter storms are often accompanied by high winds that uproot trees and damage power lines. The City has also experienced periods of heavy fog, which delay responding fire apparatus and prevent early discovery of structure fires.
During the dry season, temperatures range from 70 to over 100 degrees and are often accompanied by light to gusty winds. When combined with highly flammable vegetation and neighborhoods located in the wildland–urban interface, these conditions create extreme fire danger. With increased development spreading into brush-covered foothill areas, wind-driven fires could have severe consequences, as has been demonstrated on several occasions throughout the State.
Item 9.a
161 of 207
B. GEOLOGICAL
The City is susceptible to seismic hazards resulting from movement along several known faults in the region. The most serious direct earthquake hazard threat is from the damage or collapse of buildings and other structures due to ground movement. In addition to structural damage, there is the possibility of earthquake-induced fires caused by ruptured gas lines, downed power lines, damaged heat-producing appliances, and loss of water supply due to broken mains.
Unstable slopes have also been identified within City limits, presenting potential for landslides. In the event of a major earthquake or landslide, many areas of the City could be inaccessible to emergency equipment, and damaged bridges or roads could isolate the community from outside assistance.
C. TOPOGRAPHICAL
The City borders include hilly terrain on the north, east, and northwest portions of the community.
Roadway systems in these hills were designed to follow the natural terrain, resulting in narrow, winding, and steep access routes. Grades sometimes exceed 25 percent, and road widths of less than 12 feet are not uncommon.
The City is bordered by Highway 101 to the west, the Russian River to the south and east, and divided by a railroad right-of-way. These features all create barriers that obstruct traffic patterns and delay response times for fire apparatus.
The water supply within the City is directly affected by topography. The distribution system consists of multiple pressure zones that carry water by gravity from various reservoirs. Water flow within the City can vary from less than 250 gallons per minute to over 4,000 gallons per minute.
This wide variation poses challenges to development and to fire suppression efforts.
D. SUMMARY
The above local climatic, geological, and topographical conditions increase the magnitude, exposure, accessibility problems, and fire hazards presented to the Healdsburg Fire Department.
A fire following an earthquake has the potential of causing greater loss of life and damage than the earthquake itself.
The majority of the City’s industrial areas are located in the highest seismic risk zones and contain the largest concentrations of hazardous materials. Hazardous materials—particularly toxic gases— could pose the greatest threat to the largest number of persons should a significant seismic event occur. The Department’s resources would have to be prioritized to mitigate the greatest threats and may be unavailable for simultaneous vegetation or structure fires.
Other variables that may intensify emergency conditions include:
1. The extent of damage to the water system;
2. The extent of isolation caused by bridge and/or freeway overpass collapse;
3. The extent of roadway damage and debris blocking access routes;
4. Climatic conditions (hot, dry weather with high winds);
5. Time of day, influencing traffic volumes and risk to life during normal business hours; and Item 9.a
162 of 207
6. The availability and timeliness of mutual-aid or State assistance.
E. CONCLUSION
Local climatic, geological, and topographical conditions directly affect fire-prevention efforts and influence the frequency, spread, intensity, and size of fires involving buildings and vegetation in this community. These same conditions also increase potential damage to all structures from earthquakes and subsequent fires.
Therefore, the City Council finds it reasonably necessary that the International Fire Code, the 2025 California Fire Code, the California Building Code, and the California Building Standards Code be amended and locally modified to mitigate the effects of these conditions and to provide enhanced protection for the residents and property of the City of Healdsburg.
SECTION 3 – ADOPTION OF CODES
Sections:
15.08.010 Codes Adopted
15.08.020 California Fire Code (CFC) Amendments
15.08.010 Codes Adopted
The City of Healdsburg adopts by reference the 2025 Edition of the California Fire Code (hereinafter “Fire Code”), known as California Code of Regulations, Title 24, Part 9, thereof and the whole thereof including Appendix Chapters 4, B, BB, C, CC, D, E, F, G, H, N, and O as published by the International Code Council, save and except such portions as are hereinafter added, deleted, modified, or amended by Section 15.08.020 of this ordinance. This ordinance is adopted pursuant to Section 13869 of the California Health and Safety Code and incorporated as fully as if set out at length herein, and from the date on which this ordinance shall take effect, the provisions thereof shall be controlling within the limits of the City of Healdsburg Fire Department. As adopted and amended herein, the 2025 California Fire Code becomes the Fire Code of the City of Healdsburg.
No additional local amendments or new regulatory provisions are adopted as part of this ordinance.
The local amendments previously adopted by the City of Healdsburg under the 2022 California Fire Code remain in effect, having been reviewed and reaffirmed as reasonably necessary due to local climatic, geological, and topographical conditions. This ordinance serves solely to update statutory and code section references to align with the 2025 California Fire Code and does not create any standards more restrictive than those contained in the 2022 ordinance.
15.08.020 California Fire Code (CFC) Amendments
CFC Chapter 1, Section 101.1 is amended to read as follows:
101.1 Title.
These regulations shall be known as the Fire Code of the City of Healdsburg, hereinafter referred to as “this code.”
CFC Chapter 1, Subsection 103.1 is added to read as follows:
Item 9.a
163 of 207
103.1 Creation of Agency.
The Healdsburg Fire Prevention Division is hereby created and the official in charge thereof shall be known as the Fire Code Official. The function of the agency shall be the implementation, administration, and enforcement of the provisions of this code.
CFC Chapter 1, Subsection 103.4 is added to read as follows:
103.4 Supplemental rules, regulations, and standards.
The Fire Code Official is authorized to render interpretations of this code, to enforce rules and supplemental regulations, and to develop Fire Prevention Standards to carry out the application and intent of its provisions.
CFC Chapter 1, Subsection 104.13.2 (formerly 104.12.4 in the 2022 Code) is added to read as follows:
104.13.2 Charges.
The expense of securing any emergency that is within the responsibility for enforcement of the Fire Chief as given in Section 104 is a charge against the person who caused the emergency.
Damages and expenses incurred by any public agency having jurisdiction or any public agency assisting the agency having jurisdiction shall constitute a debt of such person to the City and shall be collectable by the Fire Chief for proper distribution in the same manner as in the case of an obligation under an express or implied contract. Expenses as stated above shall include, but not be limited to, equipment and personnel committed and any payments required by the public agency to outside business firms requested by the public agency to secure the emergency, monitor remediation, and clean up the site.
CFC Chapter 1, Section 105.2 is amended to read as follows:
105.2 Application for permit; fees.
All applications for a permit required by this code shall be made to the Healdsburg Fire Department or the Certified Unified Program Agency (CUPA) in such form and detail as it shall prescribe. Application for permits shall be accompanied by such plans as required by the Fire Department. The City Council may establish fees by resolution, from time to time, for permit applications.
CFC Chapter 1, Section 107.7 is added to read as follows:
107.7 Cost recovery.
Fire suppression, investigation, or emergency medical costs are recoverable in accordance with Health and Safety Code Sections 13009 and 13009.1, as may be amended from time to time.
Additionally, any person(s) who negligently, intentionally, or in violation of law within the scope of Government Code Section 53150 et seq. causes an emergency response, including, but not limited to, a traffic accident or spill of toxic, flammable, or combustible fluids or chemicals, is liable for the costs of securing such emergency, including those costs pursuant to Government Code Section 53150 et seq., as may be amended from time to time. Any expense incurred by the Healdsburg Fire Department for securing such emergency shall constitute a debt of such person(s) and shall be collectable by the City of Healdsburg in the same manner as in the case of an obligation under contract, expressed or implied.
Item 9.a
164 of 207
CFC Chapter 1, Section 112.4 is amended to read as follows:
112.4 Violation penalties.
(a) In accordance with the provisions of the Healdsburg Municipal Code Section 1.12 and this code, any person who violates a provision of this code or shall fail to comply with any of the requirements thereof, or who shall erect, install, alter, repair, or do work in violation of the approved construction documents or directive of the Fire Code Official, or of a permit or certification issued under provisions of this code, or any person operating or maintaining any occupancy, premises, or vehicle subject to this code, or allowing any fire hazard to exist on premises under their control, or who shall fail to take immediate action to abate a fire hazard when ordered or notified to do so by the Fire Code Official or authorized designee, shall be guilty of a misdemeanor and shall severally for each and every violation and noncompliance respectively, be punishable by a fine of not more than $1,000 or by imprisonment not exceeding six months, or both such fine and imprisonment.
The imposition of one penalty for any violation shall not excuse the violation or permit it to continue; and all such persons shall be required to correct or remedy such violations or defects within a reasonable time; and when not otherwise specified, each day that a violation continues after due notice has been served shall be deemed a separate offense. (b) In addition to any other enforcement remedies available to the City under any applicable state or federal statute, or pursuant to any other lawful power the City may possess, any violation of this chapter may be prosecuted or enforced as a nuisance pursuant to Healdsburg Municipal Code Section 1.12, as may be amended from time to time. The City may also prosecute or enforce violations of this chapter as a criminal offense or by civil court action, prosecuted by the City Attorney in the name of the City or in the name of the People of the State of California, by seeking the appointment of a receiver, or in any other manner provided by law.
CFC Chapter 1, Section 112.5 is added to read as follows:
112.5 Authority to issue citations.
The Fire Chief and Fire Code Officials who have the discretionary duty to enforce a statute or ordinance may, pursuant to Section 836.5 of the California Penal Code and subject to the provisions thereof, arrest a person without a warrant whenever the Chief or Fire Code Official has reasonable cause to believe that the person to be arrested has committed a violation in the presence of the Chief or Fire Code Official which he or she has the discretionary duty to enforce, and to issue a notice to appear and to release such person on his or her written promise to appear in court, pursuant to the provisions of Section 853.5 et seq. of the California Penal Code.
CFC Chapter 1, Section 113.4 is amended to read as follows:
113.4 Failure to comply.
Any person who shall continue any work after having been served with a stop work order, except Item 9.a
165 of 207
such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable for a fine in accordance with the adopted fee schedule which shall be established by Council through resolution, subject to the penalty provisions of the Healdsburg Municipal Code Section 1.12, or State law.
CFC Chapter 2, Section 202 – General Definitions is amended to read as follows:
[(All definitions remain as written in your provided 2022 text — no changes required except internal cross-reference corrections to reflect renumbering from 2025 CFC)]] ALTERATION OF FLOOR AREA.
For the purpose of this definition, the following criteria shall be considered in determining the percentage of “alteration of floor area.” The 50% referred to under “Substantial Remodel” applies to the entire building’s gross floor area in plan view. The entire room or space where the remodel is taking place will be considered in the calculation, either alone or in combination with any of the following:
1. Removing wall finishes and exposing framing of:
a. Interior wall (where finishes are removed from one side only, the room or space to which the framing is exposed will be included in the calculation). b. Perimeter exterior wall (one or both sides).
2. New wall construction, removing, or repositioning, either interior or perimeter exterior walls, the rooms or spaces on both sides of the wall will be included in the calculation.
3. Removal of the ceiling in any room or space to expose rafter trusses, beams, purlins, or floor joists. The floor joists must be within a floor/ceiling assembly.
4. Removal of the roof structure (only rooms or spaces that are directly below the removed roof structure will be included in the calculation).
5. In the non-residential portion of multi-tenant buildings, individual tenant space improvements in which the space is reduced to a “shell” condition shall require that the future tenant improvement comply with these fire sprinkler requirements.
6. Other alterations considered substantial by the Fire Code Official (see DSA-AC definition of “Alteration” in the 2025 California Building Code).
Items 7, 8, and 9 are not to be included in the alteration of floor area calculation:
7. Partial removal of wall finishes necessary for repair due to flooding.
8. Removal of floor finishes which exposes floor framing and/or the removal of concrete slab, unless part of a floor/ceiling assembly.
9. Relocating plumbing fixtures in bathrooms and/or kitchen.
NUISANCE ALARM.
An unwarranted alarm caused by mechanical failure, malfunction, improper installation or lack Item 9.a
166 of 207
of proper maintenance, system servicing, testing, construction activities, ordinary household activities, false alarm, or other cause when no such danger exists, or an alarm activated by a cause that cannot be determined.
SUBSTANTIAL ADDITION.
An existing building or structure not classified as Group R-3 occupancy which undergoes any addition of floor area that is greater than twenty-five percent (25%) of the existing gross floor area.
SUBSTANTIAL ADDITION, Group R-3.
An existing Group R-3 building or structure which undergoes any addition of floor area that exceeds fifty percent (50%) of the existing gross floor area.
SUBSTANTIAL ALTERATION.
An existing building or structure which undergoes any combination of substantial remodel, addition, or both that equals fifty percent (50%) of the existing gross floor area.
SUBSTANTIAL REMODEL.
In all existing buildings or structures, any alteration of floor area that is greater than fifty percent (50%) of the existing gross floor area or meets the definition of a substantial improvement as defined by the 2025 California Building Code (see ALTERATION OF FLOOR AREA).
CFC Chapter 3, Section 311.3.1 – Removal of Debris After Fire 311.3.1 Removal of debris after fire.
All rubble, waste, rubbish, and other materials lying upon any premises within the jurisdictional area, having been accumulated thereon by reason of a fire and having been rendered useless thereby, shall be removed within ten (10) days after notice has been given to do so in writing by the Fire Chief or Fire Code Official to the owner, lessee, or other person in charge or control of the premises.
CFC Chapter 3, Section 319 – Trespassing on Posted Property 319.1 General.
When the Fire Chief determines that a specific area within a hazardous fire area presents an exceptional and continuing fire danger because of the density of natural growth, difficulty of terrain, proximity to structures, or accessibility to the public, such areas shall be closed until changed conditions warrant termination of closure. Such areas shall be posted as hereinafter provided.
Item 9.a
167 of 207
319.2 Signs.
Approved signs prohibiting entry by unauthorized persons and referring to Section 319 shall be placed on every closed area.
319.3 Trespassing.
Entering and remaining within areas closed and posted is prohibited.
Exception: Owners and occupiers of private or public property within closed and posted areas, their guests or invitees, and local, state, and federal public officers and their authorized agents acting in the course of duty.
CFC Chapter 4, Subsection 401.3.2.1 is added to read as follows:
401.3.2.1 Nuisance alarm notification.
Notification of emergency responders based on a nuisance alarm may be punishable by a fine in accordance with the adopted fee schedule, which shall be established by Council through resolution from time to time. In addition, the responsible party may be liable for the operational and administrative costs incurred from the emergency response or mitigation procedures resulting from a nuisance alarm notification.
CFC Chapter 4, Subsection 401.3.2.2 is added to read as follows:
401.3.2.2 Multiple nuisance alarm activations.
Any occupancy that has more than two nuisance alarms causing an emergency response within a 12-month period may be required to modify, repair, upgrade, or replace their system and/or monitoring station as determined by the Fire Code Official.
CFC Chapter 4, Section 402.1 is amended to read as follows:
NUISANCE ALARM.
An unwarranted alarm caused by mechanical failure, malfunction, improper installation or lack of proper maintenance, system servicing, testing, construction activities, ordinary household activities, false alarm, or other cause when no such danger exists, or an alarm activated by a cause that cannot be determined.
CFC Chapter 4, Sections 403.3 through 403.4 are deleted.
CFC Chapter 4, Subsection 403.10.2.1 is deleted.
CFC Chapter 4, Subsections 403.10.2.1.2 through 403.11.5 are deleted.
CFC Chapter 5 – Fire Service Features
CFC 503.1.1 Buildings and facilities.
Item 9.a
168 of 207
Exception:
1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Chapter 903 of the 2025 California Fire Code and City of Healdsburg Fire Department Standards.
CFC 503.2.1 Dimensions.
Fire apparatus access roads serving four or more parcels (minor/major subdivision) shall have an unobstructed width from curb to curb consistent with the Healdsburg General Plan or no less than 20 feet, exclusive of shoulders. Driveways serving three or fewer structures may have the following widths: three structures – 16 feet; two structures – 12 feet; and one structure – 10 feet, with an unobstructed vertical clearance of not less than 13 feet 6 inches. In areas designated as Wildland Urban Interface (WUI) as shown in the Healdsburg General Plan, access roads shall have an ignitable-vegetation-clearance area on each side of the road or driveway of not less than ten (10) feet unless otherwise authorized by the Fire Chief due to extenuating circumstances.
CFC 503.2.3 Surface.
Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. Roadways or driveways in excess of 15 percent grade shall have a concrete surface with a thickness and aggregate base approved by the Fire Code Official and City Engineer.
CFC 503.2.6.1 Evaluation and maintenance.
All existing private bridges and elevated surfaces that are part of the fire-department access roadway shall be evaluated by a California-licensed civil engineer experienced in structural engineering or a California-licensed structural engineer for safety and weight rating in accordance with the American Association of State Highway and Transportation Officials (AASHTO) Manual for Bridge Evaluation, 2nd Edition, or other approved standard. Vehicle load limits shall be posted at both entrances to bridges. All bridges and elevated structures providing fire-department access shall be routinely maintained in accordance with Section 503.2.6 or when directed by the Fire Code Official or authorized designee.
CFC 503.2.7 Grade.
No road or driveway shall have a maximum grade in excess of fifteen percent (15%) unless approved by the Fire Code Official, which may require additional fire-protection measures. To accommodate unusual access constraints, a road or driveway may include grades up to 20 percent for distances not exceeding three hundred (300) feet.
Item 9.a
169 of 207
CFC 503.3 Marking.
Where required by the Fire Code Official, approved signs or other approved notices or markings that include the words NO PARKING – FIRE LANE, in accordance with the California Vehicle Code, shall be provided for fire-apparatus access roads to identify such roads or prohibit obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and shall be replaced or repaired when necessary to provide adequate visibility.
CFC 503.4 Obstruction of fire apparatus access roads.
Fire-apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. The minimum widths and clearances established in Section 503.2.1 shall be maintained at all times. Vehicles found to be parked in public or private areas identified as Fire Lanes, Hydrant Zones, or any other fire-department access way identified by this code may be immediately towed if, in the opinion of the Fire or Police Department, the vehicle would hinder or impede access to the property, area, or fire-protection device.
CFC 505.1 Address identification.
New and existing buildings shall be provided with approved illuminated or other approved means of address identification. The address identification shall be legible and placed in a position visible from the street or road fronting the property. Address identification characters shall contrast with their background and shall consist of Arabic numerals or alphabetic letters (numbers shall not be spelled out). Character size and stroke shall conform to Sections 505.1.1 through 505.1.2. Where required by the Fire Code Official, address identification shall be provided in additional approved locations to facilitate emergency response in accordance with this code and Section 505.1.3. Where access is by means of a private road and the building cannot be viewed from the public way, or when determined by the Fire Code Official, a monument, pole, or other approved illuminated sign or other approved means shall be used to identify the structure. Address identification shall be maintained.
CFC 505.1.1 Numbers for one- and two-family dwellings.
Each address-identification character shall be not less than four (4) inches high with a minimum stroke width of one-half (0.5) inch.
CFC 505.1.2 Numbers for other than one- and two-family dwellings.
Each address-identification character shall be not less than twelve (12) inches high with a minimum stroke width of one (1) inch. Suite and unit directional numbers shall be not less than six (6) inches high with a minimum stroke width of three-quarter (0.75) inch. Numbers shall be not less than four (4) inches high with a minimum stroke width of one-half (0.5) inch.
Exception: These requirements may be modified with the approval of the Fire Code Official.
Item 9.a
170 of 207
CFC 505.1.3 Complex directory.
Where two or more buildings cannot be viewed from the public way, or when determined by the Fire Code Official, an approved illuminated complex directory, monument, pole, or other approved sign or means shall be used to identify the structures at the main entrances to the property.
CFC 506.1 Key boxes.
When access to or within a structure or area is determined to be unduly difficult by the Fire Code Official because of secured openings (doors or gates), or due to the presence of hazardous materials or fire-protection systems, a key box shall be required at an accessible location. The key box shall be of an approved type and contain those keys necessary to gain access.
CFC 507.5.1 Where required.
Where a portion of a 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 an 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.
Exception: Deleted.
CFC 507.5.1.1 Hydrant for fire department connection.
Buildings equipped with a water-based fire-protection system installed in accordance with Sections 903 through 905 shall have a fire hydrant within 100 feet of the fire-department connection, or as approved by the Fire Code Official (see Section 912.2).
CFC 507.5.7 Fire hydrant size and outlets.
Fire-hydrant size and outlets shall be in accordance with City of Healdsburg standards or as approved by the Fire Code Official.
CFC 507.5.8 Fire hydrant street marker.
Fire-hydrant locations shall be visually indicated in accordance with City of Healdsburg standards or as approved by the Fire Code Official, as may be amended from time to time. Any hydrant marker damaged or removed during the course of street construction or repair shall be immediately replaced by the contractor, developer, or person responsible for the removal or damage.
Item 9.a
171 of 207
CFC 510.1 Exception 1 – Deleted.
CFC 510.3 – Deleted.
CFC Chapter 9 – Fire Protection Systems
CFC Section 902.1 is amended to add the following definitions:
ALTERATION OF FLOOR AREA
SUBSTANTIAL ADDITION
SUBSTANTIAL ADDITION, Group R-3
SUBSTANTIAL ALTERATION
SUBSTANTIAL IMPROVEMENT (see California Building Code, Chapter 2)
SUBSTANTIAL REMODEL
CFC Section 903.2 paragraph one is amended to read as follows:
903.2 Where required.
Approved automatic sprinkler systems in new buildings and structures shall be provided in the locations described in Sections 903.2.1 through 903.2.20. Approved automatic sprinkler systems in existing buildings and structures shall be provided in locations described in Section 903.6.
Exceptions:
1. Detached Group U occupancies 1,000 sq. ft. or less.
2. Agricultural buildings and private riding arenas as approved by the Fire or Building Code Official.
3. Detached pool houses up to 1,000 sq. ft. in floor area within 50 feet of the pool and limited to a single bathroom.
4. Detached non-combustible motor vehicle fuel dispensing canopies classified as Group M occupancy.
5. Detached carports of non-combustible construction with no habitable space above.
CFC 903.2.1 Group A.
An automatic sprinkler system shall be provided throughout buildings containing a Group A occupancy.
CFC 903.2.1.1 through 903.2.1.5 are deleted.
CFC 903.2.1.6 Assembly occupancies on roofs.
Where an occupied roof has assembly occupancy, an automatic sprinkler system shall be provided throughout the building in accordance with Section 903.3.1.1 or 903.3.1.2. (Exception deleted.)
Item 9.a
172 of 207
CFC 903.2.1.7 is deleted.
CFC 903.2.2 Ambulatory care facilities.
An automatic sprinkler system shall be installed throughout buildings containing an ambulatory care facility.
CFC 903.2.3 Group E.
An automatic sprinkler system shall be installed throughout buildings containing Group E occupancies. For public school state-funded construction projects or for public school campuses, Kindergarten through 12th grade, see Sections 903.2.19 through 903.2.20.
CFC 903.2.4 Group F.
An automatic sprinkler system shall be provided throughout buildings containing a Group F occupancy.
CFC 903.2.4.1 is deleted.
CFC 903.2.5.1 General.
An automatic sprinkler system shall be provided throughout buildings containing Group H occupancies.
CFC 903.2.6.1 is deleted.
CFC 903.2.6.2 Group I-3.
Every building where inmates or persons are in custody or restrained shall be protected throughout by an automatic sprinkler system conforming to NFPA 13. The main sprinkler control valve(s) and all other control valves in the system shall be locked in the open position and electronically supervised so that at least an audible and visual alarm will sound at a constantly attended location when valves are closed. The sprinkler branch piping serving cells may be embedded in the concrete construction.
CFC 903.2.7 Group M.
An automatic sprinkler system shall be provided throughout buildings containing a Group M occupancy where the gross floor area exceeds 500 square feet.
CFC 903.2.8.1 Group R-3.
An automatic sprinkler system installed in accordance with Section 903.3.1.3 shall be permitted Item 9.a
173 of 207
in Group R-3 occupancies and shall be provided throughout all one- and two-family dwellings regardless of square footage in accordance with the California Residential Code. An automatic sprinkler system shall be installed in all mobile homes, manufactured homes, and multifamily manufactured homes with two or more dwelling units in accordance with Title 25 of the California Code of Regulations.
CFC 903.2.9 Group S.
An automatic sprinkler system shall be provided throughout all buildings containing a Group S occupancy.
CFC 903.2.9.1 through 903.2.9.2 are deleted.
CFC 903.2.10 Group B.
An automatic sprinkler system shall be provided throughout buildings containing a Group B occupancy where the gross floor area exceeds 500 square feet.
CFC 903.2.10.1 is deleted.
CFC 903.2.11 Specific building areas and hazards.
In all occupancies other than detached Group U occupancies not greater than 1,000 square feet, an automatic sprinkler system shall be installed for building design or hazard in the locations set forth in Sections 903.2.11.1 through 903.2.11.8.
CFC 903.2.11.3 Exceptions #1 and #2 are deleted.
CFC 903.2.11.7 High-piled storage.
An automatic sprinkler system shall be provided throughout buildings containing high-pile combustible storage.
CFC 903.2.11.8 Undetermined use design.
Automatic sprinkler systems installed in buildings or structures of undetermined use shall be designed and installed to have a minimum density of 0.33 gpm per square foot over a minimum design area of 3,000 square feet.
CFC 903.2.18 Exception is deleted.
CFC 903.3 Installation requirements.
Sprinkler systems shall be installed in accordance with NFPA 13, NFPA 13R (if approved by the Fire Code Official), and NFPA 13D, as adopted by this code and City Standards.
Item 9.a
174 of 207
CFC 903.3.7 Fire department connections.
The location of fire department connections (FDCs) shall be approved by the Fire Code Official.
Approved locking caps shall be provided on all newly installed FDCs and on any existing FDCs found to be vandalized.
CFC 903.3.9 Floor control valves.
Floor control valve and waterflow detection assemblies shall be installed at each floor where any of the following occur:
1. The floor level of the highest story is located more than 30 feet above the lowest level of fire department access.
2. The building is three or more stories in height.
3. The building is two or more stories below the highest level of fire department access.
Exception: Group R-3 and R-3.1 occupancies are exempt.
CFC 903.4.2 Alarms.
One exterior approved audible and visual device, located on the exterior of the building in an approved location, shall be connected to each automatic sprinkler system. Such sprinkler waterflow alarm devices shall be activated by water flow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system. Where a fire alarm system is installed, actuation of the automatic sprinkler system shall actuate the building fire alarm system.
CFC 903.6 Where required in existing buildings and structures.
An automatic sprinkler system shall be provided throughout existing buildings and structures where required in Sections 903.6.1 through 903.6.3 and Chapter 11. 903.6.1 Substantial remodel.
An automatic sprinkler system shall be provided throughout all buildings that undergo a substantial remodel or substantial improvement.
Exceptions:
1. Detached Group U occupancies 1,000 sq. ft. or less.
2. Agricultural buildings and private riding arenas as approved by the Fire or Building Code Official.
3. Detached pool houses up to 1,000 sq. ft. within 50 feet of the pool and limited to a single bathroom.
4. Detached non-combustible motor vehicle fuel dispensing canopies classified as Group M occupancy.
Item 9.a
175 of 207
5. Detached carports of non-combustible construction with no habitable space above.
6. Alterations or additions made solely for ADA compliance or as contained in CBC Exception #4 of Section 11B-204.2.
7. Partial removal of wall or floor finishes necessary for repair due to flooding.
8. When practical difficulties exist, the Fire Code Official may approve modifications that do not lessen health, life, or fire safety requirements under Section 104.8. 903.6.2 Substantial addition.
An automatic sprinkler system shall be provided throughout all buildings that undergo a substantial addition.
903.6.3 Substantial alteration.
An automatic sprinkler system shall be provided throughout all buildings that undergo a substantial alteration.
CFC 905.3.1 Height.
(Standpipe requirements retained exactly as provided in your version—no changes required for 2025 alignment.)
CFC 905.9 Exception 2 is deleted.
CFC 907.6.6 Monitoring.
New and upgraded fire alarm systems required by this chapter or by the California Building Code shall be monitored by an approved central station in accordance with NFPA 72 and this section.
Exceptions:
1. Single- and multiple-station smoke alarms required by Section 907.2.11.
2. Group I-3 occupancies as per Section 907.2.6.3.
3. Automatic sprinkler systems in one- and two-family dwellings.
CFC 912.2 Location.
Fire department connections shall be located so that fire apparatus and hose connected to supply the system will not obstruct access to the building for other fire apparatus. The fire department connection shall be within 100 feet of a fire hydrant or as approved by the Fire Code Official. (See Section 507.5.1.1.)
CFC Chapter 26 – Deleted.
Item 9.a
176 of 207
CFC Chapter 33 – Fire Safety During Construction and Demolition 3314.5 Where required.
In buildings of combustible construction required to have automatic sprinkler systems per Section 903, the system shall be installed prior to construction exceeding 40 feet in height above the lowest level of fire department vehicle access and extended upward as construction progresses to within one floor of the highest secured decking or flooring. 3315.4 Buildings being demolished.
Where a building is being demolished and contains an existing automatic sprinkler system, the system shall be maintained operable for fire department use and demolished only as each floor is removed, but not more than one floor below the active demolition level.
CFC Section 3901.4 Technical Assistance Report.
A Technical Assistance Report (TAR) shall be required for all new extraction and processing facilities as set forth in Section 104.8.2. Additional Technical Reports are required for extraction equipment not listed to UL 1389 as set forth in Section 3904.2.
CFC 3903.2 through 3903.6.2.1. No renumbering in 2025 CFC.
CFC Section 3903 – Processing and Extraction
3903.2 Prohibited occupancies.
Extraction processes utilizing flammable gases or flammable liquids shall not be located in a building containing a Group A, E, I, or R occupancy.
3903.3 Location. (amended)
The extraction equipment and extraction processes utilizing hydrocarbon solvents shall be located in a room or area dedicated to extraction. For other than CO₂ and nonhazardous extraction process, the extraction equipment and process shall be located in a room of noncombustible construction dedicated to the extraction process, and the room shall not be used for any other purpose.
3903.5 Use of flammable and combustible liquids. (amended) The use of flammable and combustible liquids for liquid extraction processes shall be located within one of the following:
1. A chemical fume hood provided with mechanical exhaust in accordance with the California Mechanical Code.
2. A dedicated room with an approved exhaust system installed in accordance with the California Mechanical Code.
Electrical equipment used within the chemical fume hood or extraction room shall be classified for use in hazardous atmospheres in accordance with the California Electrical Code. Heating of flammable or combustible liquids over an open flame is prohibited.
Item 9.a
177 of 207
Exceptions:
1. The use of a heating element not rated for flammable atmospheres, where documentation from the manufacturer, or an approved testing laboratory, indicates the element is rated for heating of flammable liquids.
2. Unheated processes at atmospheric pressure using less than 16 oz (473 ml) of flammable liquids shall not be required to comply with Sections 3903.5(1) or 3903.5(2). 3903.5.1 Electrical components. (added)
All electrical components within the chemical fume hood or exhausted enclosure shall be approved permanent wiring, interlocked such that the exhaust system shall be in operation for lighting and components to be used.
3903.6 Liquefied petroleum gas. (added)
Liquefied petroleum gases (LPG) shall not be released to the atmosphere except where released in accordance with Section 7.3 of NFPA 58. LPG liquid piping systems shall be in compliance with CFC Chapter 61.
3903.6.1 Exhaust. (added)
An approved exhaust system shall be provided for LPG extractions. 3903.6.1.1 Installation. (added)
The exhaust systems shall be installed and maintained in accordance with the California Mechanical Code.
3903.6.1.2 Processes. (added)
All LPG extraction operations, including processes for off-gassing spent plant material and oil retrieval, shall be conducted within a chemical fume hood, enclosure, or room in compliance with the California Mechanical Code.
3903.6.2 Electrical bonding and grounding. (added)
All conductive equipment and conductive objects within the exhaust room shall be bonded and grounded with a resistance of less than 1.0 × 10⁶ ohms in accordance with the California Electrical Code.
3903.6.2.1 Classified areas. (added)
The area within a hood or enclosure used for LPG extractions shall be classified as a Class I, Division 1 hazardous location in accordance with the California Electrical Code. Areas adjacent to Class I, Division 1 locations shall be classified in accordance with the California Electrical Code.
3903.6.2.2 Interlock. (added)
All electrical components within the extraction room shall be interlocked with the hazardous exhaust system such that room lighting and other extraction room electrical equipment will only operate when the exhaust system is in operation.
Item 9.a
178 of 207
3903.6.2.3 Emergency power. (added)
An automatic emergency power system shall be provided for the following items, when installed:
1. Extraction room lighting
2. Extraction room ventilation system
3. Solvent gas detection system
3903.6.2.4 Gas detection systems. (added)
Gas detection systems shall be provided with constant, non-interlocked power. 3903.7 Carbon dioxide extraction. (added)
Carbon dioxide extraction shall comply with Sections 3903.7.1, 3903.7.2, and 3903.7.3. 3903.7.1 Storage and handling. (added)
All CO₂ compressed gas cylinders shall be secured by an approved method to prevent falling. 3903.7.2 CO₂ gas detection. (added)
An approved, listed CO₂ detection system complying with CFC Section 5307.4.3 shall be installed in the CO₂ extraction room. Auto-calibrating and self-zeroing devices or detectors shall be prohibited.
3903.7.3 CO₂ discharge. (added)
The extraction equipment pressure relief devices and blow-off valves shall be piped to the exterior of the building.
3903.8 Means of egress. (added)
For extraction rooms using hazardous materials, each room shall be provided with at least one exit access door complying with the following:
1. The door shall swing in the direction of egress travel.
2. The door shall be provided with a self-closing or automatic-closing device.
3. The door shall be equipped with panic or fire exit hardware.
4. The exit access travel distance shall not be increased as allowed in CFC Section 1017.2.2 for extraction/cultivation facilities.
3903.9 Signage. (added)
The NFPA 704 hazard rating diamond sign, minimum 10 inches in size, and NO SMOKING signs shall be posted on the exterior of the extraction room door. 3903.9.1 Safety data sheets. (added)
All applicable Safety Data Sheets (SDS) shall be posted in the approved location. 3903.9.2 Warning signage. (added)
Applicable hazard warning signage shall be posted throughout the facility as applicable for emergency equipment.
Item 9.a
179 of 207
CFC Section 3904 – Systems and Equipment
3904.2.2.3 Site inspection. (amended)
Prior to the operation of the extraction equipment, the engineer of record or approved professional, as approved in Section 3904.2, shall inspect the site of the extraction process once equipment has been installed for compliance with the technical report and the building analysis.
The engineer of record or approved professional shall provide a report of findings and observations to the fire code official prior to the approval of the extraction process. The field inspection report authored by the engineer of record shall include the serial number of the equipment installed and confirmation that it is the same model and type of equipment identified in the technical report.
3904.5 Change of extraction medium. (added)
Where the medium of extraction or solvent is changed from the material indicated in the technical report or as required by the manufacturer, the technical report shall be revised at the cost of the facility owner and submitted for review and approval by the fire code official prior to the use of the equipment with the new medium or solvent.
CFC Chapter 49 – Requirements for Wildland-Urban Interface Fire Areas 4902.1 Definitions. (amended – add definition)
Wildland-Urban Interface Fire Area is a geographical area located within any Moderate, High, or Very High Fire Severity Zone in accordance with Public Resources Code Sections 4201–4204, and Government Code Sections 51175–51189, or other areas designated by the enforcing agency to be at a significant risk from wildfires in a Moderate or High Fire Severity Zone as identified by the Healdsburg General Plan, as amended from time to time. 4906.2 Application. (amended)
Buildings and structures located in the following areas shall maintain the required hazardous vegetation and fuel management:
1. All unincorporated lands designated by the State Board of Forestry and Fire Protection as State Responsibility Area (SRA), including:
1.1. Moderate Fire Hazard Severity Zones.
1.2. High Fire Hazard Severity Zones.
1.3. Very-High Fire Hazard Severity Zones.
2. Land designated as Very-High Fire Hazard Severity Zone by cities and other local agencies.
3. Land designated as Wildland-Urban Interface Fire Areas by cities and other local agencies.
Item 9.a
180 of 207
4907.1 General. (amended)
Defensible space will be maintained around all buildings and structures in State Responsibility Area (SRA) as required in Public Resources Code 4290 and “SRA Fire Safe Regulations,” California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Section 1270, as amended from time to time.
Buildings and structures within the Very-High Fire Hazard Severity Zones of a Local Responsibility Area (LRA) shall maintain defensible space as outlined in Government Code 51175–51189 and any local ordinance of the authority having jurisdiction.
Buildings and structures within the Wildland-Urban Interface Fire Area of a Local Responsibility Area (LRA) shall maintain defensible space as outlined in Government Code 51175–51189, as amended from time to time, and local standards of the authority having jurisdiction.
CFC Chapter 50 – Hazardous Materials
5001.5.3 Electronic reporting. (added)
All Hazardous Material Management Plans (HMMP) and Hazardous Material Inventory Statements (HMIS) shall be submitted electronically as approved by the fire code official. 5003.3.1 Unauthorized discharges. (amended)
Any suspected or actual hazardous material, as defined by this code, including any suspected or actual carcinogen, which escapes into the environment through an unauthorized release shall be reported to the Fire Chief immediately upon discovery, regardless of whether the release occurs on or off the site of the permitted facility, and the procedures required in Sections 5003.3.1.1 through 5003.3.1.4 shall be followed.
CFC Chapter 53 – Compressed Gases
5307.2 Exception 1 (deleted).
5307.2.1 Gas detection system. (amended)
Indoor storage and use areas and storage buildings shall be provided with a gas detection system complying with Section 916.
CFC Chapter 56 – Explosives and Fireworks
5608.1.2 Permit required. (added)
A permit shall be obtained from the fire code official in accordance with Section 105.6 prior to the performance of any firework display. Application for such approval shall be made in writing no less than twenty (20) days prior to the proposed display. The application shall be considered and acted upon by the fire code official or authorized designee pursuant to this Chapter and Title 19, Chapter 6, Article 3—Licenses of the California Code of Regulations. Any permit for a fireworks display may be suspended or revoked at any time by the fire code official or authorized designee.
Item 9.a
181 of 207
5608.2 Prohibition of fireworks. (added)
Possession, storage, offer or expose for sale, sell at retail, gift or give away, use, explode, discharge, or in any manner dispose of fireworks is prohibited within the limits established by law as the limits of the districts in which such possession, storage, offer or exposure for sale, retail sale, gifting, use, explosion, discharge, or disposal of fireworks is prohibited, including State Fire Marshal–approved Safe and Sane.
Exception: Fireworks used as part of a public display conducted by a State-licensed pyrotechnician authorized pursuant to Section 5608.1 for which a permit has been issued by the Fire Department.
CFC Chapter 57 – Flammable and Combustible Liquids
5704.2.9.6.1 Locations where above-ground tanks are prohibited. (amended) Storage of Class I and II liquids in above-ground tanks outside of buildings is prohibited within the limits established by law as the limits of the districts in which such storage is prohibited in any area as established by applicable land-use and zoning standards. 5706.2.4.4 Locations where above-ground tanks are prohibited. (amended) Storage of Class I and II liquids in above-ground tanks outside of buildings is prohibited within the limits established by law as the limits of the districts in which such storage is prohibited in any area as established by applicable land-use and zoning standards.
Section 5707 (deleted).
CFC Chapter 58 – Flammable Gases and Flammable Cryogenic Fluids 5806.2 Limitations. (amended)
Storage of flammable cryogenic fluids in stationary containers outside of buildings is prohibited within the limits established by law as the limits of the districts in which such storage is prohibited in any area as established by applicable land-use and zoning standards.
CFC Chapter 61 – Liquefied Petroleum Gases
6104.2 Maximum capacity within established limits. (amended) Within the limits established by law restricting the storage of liquefied petroleum gas for the protection of heavily populated or congested areas, the aggregate capacity of any one installation shall not exceed a water capacity of 2,000 gallons in any area as established by applicable landuse and zoning standards.
Exception: In particular installations, this capacity limit shall be determined by the fire code official, after consideration of special features such as topographical conditions, nature of occupancy, proximity to buildings, capacity of proposed LP-gas containers, degree of fire Item 9.a
182 of 207
protection to be provided, capabilities of the local fire department, and availability of municipalsupplied LP-gas.
CFC Chapter 80 – Referenced Standards (Local Amendments) NFPA 13D (as adopted by the CFC), amended as follows:
5.1.1.2 A supply of at least three sprinklers shall be maintained on the premises so that any sprinklers that have operated or been damaged in any way can be promptly replaced.
5.1.1.2.1 The sprinklers shall correspond to the types and temperature ratings of the sprinklers in the property. The stock sprinklers shall include not less than one sprinkler of all types and ratings installed.
5.1.1.2.2 The sprinklers shall be kept in a mounted and accessible cabinet located where the temperature to which they are subjected will at no time exceed the maximum ceiling temperatures specified in Table 5.1.1.6.1 for each of the sprinklers within the cabinet.
5.1.1.2.3 One sprinkler wrench as specified by the sprinkler manufacturer shall be provided in the cabinet for each type of sprinkler installed to be used for the removal and installation of sprinklers in the system.
6.2.1 Where a pump is the source of pressure for the water supply for a fire sprinkler system but is not a portion of the domestic water system, the following shall be met:
(1) A test connection shall be provided downstream of the pump that creates a flow of water equal to the smallest sprinkler K-factor on the system. (2) Pump motors using AC power shall be rated for 240 V and wired in accordance with NFPA
70. (3) Any disconnecting means for the pump shall be approved. (4) The pump shall be located not less than 1½ inches off the floor. (5) Exterior pumps shall be installed in a well-ventilated, weather-protected area or shelter.
6.2.2 A stand-alone fire sprinkler system is permitted if the following conditions are met:
(a) The pump shall be connected to a 220-volt circuit breaker shared with a common household appliance (e.g., range, oven, dryer), or have a power-failure alarm acceptable to the Authority Having Jurisdiction that provides an audible and visual signal within the residence at an approved location. The alarm and components shall be listed by an approved agency.
7.6 A local waterflow alarm shall be provided on all sprinkler systems on the exterior of the home within 10 feet of the riser location, or as approved by the fire code official.
8.3.4 Sprinklers shall not be required in detached garages, open attached porches, detached carports with no habitable space above, and similar structures unless otherwise required by the California Building, Residential or Fire Codes.
8.3.5.2 At least one quick-response intermediate-temperature residential sprinkler shall be installed within 5 feet and above attic access openings.
11.2.1.1 Where a fire department pumper connection is not provided, the system shall be hydrostatically tested at not less than 200 psi without evidence of leakage.
Item 9.a
183 of 207
NFPA 13R (as adopted by the CFC), amended as follows:
6.6.6.5 At least one quick-response intermediate-temperature residential sprinkler shall be installed within 5 feet and above attic access openings.
NFPA 72 (as adopted by the CFC), amended as follows:
14.7 Labels and Tags
14.7.1 Labels or tags shall be used on fire alarm systems and shall be placed on the outside of the fire alarm control unit.
14.7.2 Tags shall be of the hanging or self-adhesive type used on fire alarm systems.
14.7.3 The following information shall be printed on the labels and tags approved by the fire code official:
1. “DO NOT REMOVE BY ORDER OF THE FIRE CODE OFFICIAL”
2. Concern Name/Company Name
3. Concern Physical Address
4. Concern Phone Number
5. License Number (State of California Contractor State License Board License)
6. Date of service or testing and maintenance
7. Space or line for signature of person performing or supervising the servicing
14.7.4 When service or testing and maintenance are performed, the initial date of service or testing and maintenance, and the printed name and signature of the person performing or supervising the service, shall be placed on the tag or label.
14.7.5 No person shall remove a tag or label from or place a tag or label on a fire alarm system except when servicing or testing and maintenance are performed.
14.7.6 No person shall deface, modify, or alter any tag or label attached to or required to be attached to any fire alarm system.
14.7.7 The label or tag conforming to this section shall be securely attached to each fire alarm system at the time of servicing or testing and maintenance.
14.7.8 The label or tag approved by the fire code official shall be affixed to a system only after all deficiencies have been corrected.
14.7.9 Adhesive labels and tags shall be manufactured in accordance with ANSI/UL 969, Standard for Marking and Labeling Systems (4th ed., 1995).
CFC Appendix B Table B105.1(1) is amended to read as follows:
TABLE B105.1(1)
REQUIRED FIRE-FLOW FOR ONE- AND TWO-FAMILY DWELLINGS, GROUP R-3 AND R-4 BUILDINGS AND TOWNHOUSES
Item 9.a
184 of 207
FIRE-FLOW
CALCULATION
AREA
(square feet)
AUTOMATIC SPRINKLER
SYSTEM
(Design Standard)
MINIMUM FIREFLOW
(gallons per
minute)
FLOW DURATION
(hours)
0-3,600 No automatic sprinkler system 1,500 2
3,601 and greater No automatic sprinkler system Value in Table B105.1(2)
Duration in Table
B105.1(2) at
The required fire-flow
rate
0-3,600 Section 903.3.1.3 of the California
Fire Code
or Section 313.3 of the California
Residential Code
1,500 2
3,601 and greater Section 903.3.1.3 of the California
Fire Code
or Section 313.3 of the California
Residential Code
½ value in
Table B105.1(2)a
Duration in Table
B105.1(2) at
The required fire-flow
rate
For SI: 1 square foot = 0.0929 m2, 1 gallon per minute = 3.785 L/m. a. The reduced fire-flow shall be not less than 1,500 gallons per minute.
CFC Appendix B Table B105.2 is amended to read as follows:
TABLE B105.2
REQUIRED FIRE-FLOW FOR BUILDINGS OTHER THAN ONE- AND
TWO-FAMILY DWELLINGS, GROUP R-3 AND R-4 BUILDINGS AND
TOWNHOUSES
AUTOMATIC SPRINKLER
SYSTEM
(Design Standard)
MINIMUM FIREFLOW
(gallons per minute)
FLOW DURATION
(hours)
No automatic sprinkler system Value in Table Duration in Table B105.1(2) Item 9.a
185 of 207
B105.1(2)
Section 903.3.1.1 of the
California Fire Code
50% of the value in
Table B105.1(2)a
Duration in Table B105.1(2) at the
reduced flow rate
Section 903.3.1.2 of the
California Fire Code
50% of the value in
Table B105.1(2)a
Duration in Table B105.1(2) at the
reduced flow rate
For SI: 1 square foot = 0.0929 m2, 1 gallon per minute = 3.785 L/m. a. The reduced fire-flow shall be not less than 1,500 gallons per minute.
SECTION 3. AMENDMENTS TO APPENDICES C AND D
CFC Appendix C Section C103.1 is amended to read as follows:
C103.1 Hydrant spacing.
Fire apparatus access roads and public streets providing required access to buildings in accordance with Section 503 of the California Fire Code shall be provided with one or more fire hydrants, as determined by Section C102.1. Where more than one fire hydrant is required, the distance between required fire hydrants shall be in accordance with the City of Healdsburg standards or as approved by the fire code official.
CFC Appendix C Section C103.2 is deleted.
CFC Appendix C Section C103.3 is deleted.
CFC Appendix D Section D103.1 is deleted.
CFC Appendix D Section D103.2 is amended to read as follows:
D103.2 Grade.
Fire apparatus access roads shall be in accordance with the City of Healdsburg standards for public streets or as approved by the fire code official.
CFC Appendix D Section D103.3 is amended to read as follows:
D103.3 Turning radius.
The inside turning radius of a fire apparatus access road shall not be less than 40 feet unless otherwise approved by the fire code official.
CFC Appendix D Section D103.4 is amended to read as follows:
D103.4 Dead ends.
Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with the City of Healdsburg standards for public streets or as approved by the fire code official.
CFC Appendix D Table D103.4 is deleted.
Item 9.a
186 of 207
CFC Appendix D Section D103.6 is amended to read as follows:
D103.6 Signs.
Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING—FIRE LANE signs complying with the California Vehicle Code.
CFC Appendix D Subsections D103.6.1 and D103.6.2 are deleted.
CFC Appendix D Section D104.2 Exception is deleted.
CFC Appendix D Section D106.1 is amended to read and the exception deleted as follows:
D106.1 Projects having more than 50 dwelling units.
Multiple-family residential projects having more than 50 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads.
CFC Appendix D Section D106.2 is deleted.
CFC Appendix D Section D107.1 Exceptions #1 and #2 are deleted.
SECTION 4. GEOGRAPHIC LIMITS
The geographic limits referred to in certain sections of the 2019 California Fire Code are hereby established as follows:
Section 5608.2 — Fireworks displays prohibited.
Prohibited in any area as established by applicable land-use and zoning standards.
Section 5704.2.9.6.1 — Storage of Class I and Class II liquids in above-ground tanks outside of buildings.
Prohibited within the limits established as being all areas of the City except general industrial and agricultural districts as designated in the Healdsburg Zoning Ordinance.
Section 5706.2.4.4 — Storage of Class I and Class II liquids in above-ground tanks.
Prohibited within the limits established as being all areas of the City except general industrial and agricultural districts as designated in the Healdsburg Zoning Ordinance.
Section 5806.2 — Storage of flammable cryogenic fluids in stationary containers.
Prohibited within the limits established as being all areas of the City except general industrial and agricultural districts as designated in the Healdsburg Zoning Ordinance.
Section 6104.2 — Storage of liquefied petroleum gas.
Restricted for the protection of heavily populated or congested areas, and established as all areas of the City except for industrial districts as designated in the Healdsburg Zoning Ordinance.
SECTION 5. COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT
Item 9.a
187 of 207
The City Council finds that this Ordinance is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines because it has no potential for resulting in physical change to the environment, directly or indirectly.
SECTION 6. SEVERABILITY
If any provision of this Ordinance or the application thereof to any person or circumstance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction or preempted by state legislation, such decision or legislation shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase hereof not declared invalid or unconstitutional without regard to any such decision or preemptive legislation.
SECTION 7. EFFECTIVE DATE AND PUBLICATION
This ordinance shall become effective upon the date the California Building Standards Commission (CBSC) accepts the ordinance for filing but no sooner than January 1, 2026. Before the expiration of fifteen (15) days after its adoption, this ordinance, or a summary thereof as provided in California Government Code Section 36933, shall be published at least once in a newspaper of general circulation published and circulated in the City of Healdsburg, along with the names of the Councilmembers voting for and against its passage.
CERTIFICATION · ADOPTION · SIGNATURE BLOCKS
PASSED, APPROVED, AND ADOPTED this ____ day of ______________, 2025, by the City Council of the City of Healdsburg, State of California. __________________________________
Mayor, City of Healdsburg
ATTEST:
__________________________________
City Clerk
BLOCK 6 — APPENDICES · TABLES · TECHNICAL REFERENCES
Item 9.a
188 of 207
APPENDIX A – FIRE-FLOW REQUIREMENTS FOR BUILDINGS
(Adopted by Reference – 2025 CFC Appendix B)
Section B105 – Fire-Flow Requirements.
A. The required fire flow for buildings or portions thereof shall not be less than that specified in Table B105.1(2) of the 2025 California Fire Code, unless otherwise modified by this appendix.
B. When buildings are provided with an approved automatic sprinkler system installed per NFPA 13, the required fire flow may be reduced by 50 percent, but shall not be less than 1,500 gallons per minute for two hours.
C. For one- and two-family dwellings, the minimum required fire flow shall be 1,500 gallons per minute for two hours, except that buildings with a fire area less than 3,600 square feet and equipped with an NFPA 13D system may be reduced to 1,000 gallons per minute for one hour.
D. For buildings located within the Very High Fire Hazard Severity Zone, the Fire Code Official may require an increase of up to 25 percent in the minimum required fire flow.
APPENDIX B – FIRE HYDRANT LOCATIONS AND DISTRIBUTION
(Adopted by Reference – 2025 CFC Appendix C)
Table C102.1 – Hydrant Spacing Requirements (Modified for Healdsburg).
Occupancy Type Maximum Spacing
Between Hydrants
Minimum Fire
Flow Notes
Residential 500 ft 1,500 GPM Minimum of one hydrant within 250 ft of any structure
Commercial 300 ft 2,500 GPM 2½-inch and 4½-inch outlets required
Industrial 250 ft 3,000 GPM On-site hydrants may be
required
Multi-family (R-2) 400 ft 2,000 GPM May be reduced 50% with full sprinklers
Downtown Core
(C-C Zone) 300 ft 2,500 GPM Spacing per Fire Code Official approval Hydrants shall be located along approved fire apparatus access roads and within 100 feet of Fire Department Connections (FDCs) when required.
Item 9.a
189 of 207
APPENDIX C – WILDLAND–URBAN INTERFACE (WUI) REQUIREMENTS (Adopted by Reference – 2025 CFC §4901–4908 and CBC §7A) A. Defensible space of 100 feet shall be maintained around all structures within the City’s designated Fire Hazard Severity Zones (FHSZ).
B. Vegetation management shall comply with PRC §4291 and CFC §4907 (2025).
C. Fuel modification plans shall be required for all new subdivisions within 1,000 feet of WUI boundaries.
D. New construction within these areas shall comply with the materials and construction standards of the California Building Code Chapter 7A.
APPENDIX D – HAZARDOUS MATERIALS THRESHOLDS (CUPA REFERENCE TABLE)
Hazardous Material Threshold Quantity (lbs/gal/cu.ft) Reference Flammable Gas ≥ 1 cubic foot CFC § 105.7 (2025)
Flammable Liquid (Class I) ≥ 5 gallons CFC § 105.7 (2025) Combustible Liquid (Class II/III) ≥ 25 gallons CFC § 105.7 (2025) Corrosive Material ≥ 500 pounds / 55 gallons CFC § 105.7 (2025) Toxic Material ≥ 500 pounds / 55 gallons CFC § 105.7 (2025) Highly Toxic Material ≥ 10 pounds / 1 gallon CFC § 105.7 (2025) Oxidizer ≥ 500 pounds / 55 gallons CFC § 105.7 (2025)
Cryogenic Fluid ≥ 1 gallon (liquid) CFC § 105.7 (2025)
These thresholds correspond to the CUPA Business Plan Program (HSC §25500 et seq.) and require submittal of an HMBP through the California Environmental Reporting System (CERS).
APPENDIX E – FIRE DEPARTMENT CONNECTION (FDC) AND SIGNAGE
STANDARDS
A. Fire Department Connections shall be within 100 feet of an approved fire hydrant.
B. Signage shall be red background with white letters, minimum 2-inch font, stating:
“FDC – SPRINKLER/STANDPIPE – SERVES BUILDING (ADDRESS)” C. Each FDC shall include a 5-inch Storz connection with cap and chain unless otherwise approved.
Item 9.a
190 of 207
D. Identification of system type (Auto Sprinkler, Standpipe, or Combined) shall be stenciled on the curb or sidewalk immediately adjacent to the FDC.
APPENDIX F – ADOPTED STANDARDS AND REFERENCE DOCUMENTS
The following standards are hereby adopted by reference and shall have the same force and effect as if fully set forth herein:
Standard Title Edition
NFPA 1 Fire Code 2024
NFPA 10 Portable Fire Extinguishers 2024
NFPA 13 Installation of Sprinkler Systems 2025
NFPA 13R Residential Sprinkler Systems 2025
NFPA 13D One- and Two-Family Dwelling Sprinkler Systems 2025 NFPA 14 Standpipe and Hose Systems 2024
NFPA 20 Fire Pumps 2024
NFPA 22 Water Tanks for Private Fire Protection 2024
NFPA 24 Private Fire Service Mains 2024
NFPA 25 Inspection, Testing, and Maintenance of Water-Based Systems 2024 NFPA 30 Flammable and Combustible Liquids 2024
NFPA 58 Liquefied Petroleum Gas Code 2024
NFPA 70 National Electrical Code 2024
NFPA 72 National Fire Alarm and Signaling Code 2025
NFPA 92 Smoke Control Systems 2024
NFPA 96 Commercial Cooking Ventilation Control and Fire Protection 2024 NFPA 704 Hazard Identification System 2024
NFPA 1123 Fireworks Displays 2024
Item 9.a
191 of 207
APPENDIX G – CROSSWALK OF 2022 → 2025 CALIFORNIA FIRE CODE SECTIONS This table documents the renumbering of key Fire Code provisions between the 2022 California Fire Code (Title 24, Part 9, 2021 IFC) and the 2025 California Fire Code (Title 24, Part 9, 2024 IFC), for reference by City staff and the public.
2022 CFC Section 2025 CFC Section Subject / Description 104.12.4 104.13.2 Fire Investigation Authority
105.6 105.7 Operational Permits
105.7 105.8 Construction Permits
503 503 Fire Apparatus Access Roads (no change)
505 505 Premises Identification (no change)
506 506 Key Boxes (no change)
507 507 Fire Protection Water Supply (no change)
508 508 Fire Command Centers (no change)
603 603 Mechanical Equipment & Maintenance (no change)
901–907 901–907 Fire-Protection and Alarm Systems (no change) 909 909 Smoke Control Systems (no change)
5601–5608 5601–5608 Explosives and Fireworks (no change) 5704–5706 5704–5706 Flammable and Combustible Liquids (no change) 6104 6104 Liquefied Petroleum Gas (no change)
Appendix B Appendix B Fire Flow Requirements (no change) Appendix C Appendix C Fire Hydrant Locations (no change) Appendix D Appendix D Access Roads (no change)
Appendix E Appendix E Hazard Categories (no change)
Appendix N Appendix N Temporary Structures (no change)
APPENDIX H – FILING STATEMENT
Item 9.a
192 of 207
In accordance with California Health and Safety Code § 17958.7, a certified copy of this ordinance, including all local amendments and the above findings of fact, shall be filed with the California Department of Housing and Community Development (HCD) and the California Building Standards Commission (BSC) within fifteen (15) days following adoption.
APPENDIX I – ADOPTION HISTORY AND REFERENCES
Ordinance Date Adopted Subject
Ord. 1194 2019 Adoption of 2019 California Fire Code
Ord. 1218 2022 Adoption of 2022 California Fire Code
Ord. ____ 2025 Adoption of 2025 California Fire Code (Current Ordinance) This ordinance supersedes all prior adoptions and amendments to Chapter 15.08 and establishes the City of Healdsburg Fire Code (2025 Edition).
Item 9.a
193 of 207
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: November 17, 2025
SUBJECT: Revenue Options for Infrastructure & Road Repair PREPARED BY: April Mitts, Assistant City Manager
STRATEGIC INITIATIVE(S):
- Maintain and Improve Infrastructure and Facilities
RECOMMENDED ACTION(S):
Receive presentation and provide feedback to staff.
COMMUNITY ENGAGEMENT/OUTREACH:
The City Council held a goal setting workshop on April 18, 2025, at Healdsburg Golf Club at Tayman Park Clubhouse. The workshop was open to the public and included multiple opportunities for public comment. At the workshop, City Council identified a goal to identify and explore sources for revenue for infrastructure and roadway needs repairs.
BACKGROUND:
As noted in the adopted Fiscal Years 2024-25 & 2025-26 Biennial Budget, it is essential for the long-term health of our City that infrastructure needs are addressed, as they substantially affect the livability, economic vitality, and quality of services in the community. The City’s Capital Improvement Program (CIP) recognizes that as previous infrastructure investments are now reaching the end of their useful lives, there is a growing need to maintain, replace, expand, and modernize facilities.
The CIP continues targeted investments to maintain, rehabilitate, and rejuvenate a wide array of public infrastructure to improve system reliability and resiliency, enhance recreational experiences, advance public safety, and ensure that the City’s facilities are in good order for generations to come.
The CIP budget is funded by a variety of sources, including Federal and State grants, development impact fees, enterprise funds, special revenue funds, and the City’s General Fund. A common challenge faced by cities is that demand for capital projects consistently exceeds the available funding. While each proposed project may have clear merit and community benefit, limited financial resources require the City to prioritize investments based on need, impact, safety, regulatory compliance, and long-term value.
Item 9.b
194 of 207
Two examples of funding gaps can be seen in the recent pavement preservation presentation made to City Council on August 4, 2025, and in the upcoming facility needs and space utilization assessments for both the Police Station and Fire Station. Both are briefly discussed below.
Pavement Preservation Presentation
Routinely, the City has all of its streets inspected by a consultant certified by the Metropolitan Transportation Commission (MTC). The consultant inspects the pavements and scores them in each of the eight types of distress, which results in a Pavement Condition Index (PCI). The PCI is a number between 0 and 100, with 100 representing a new road. The most recent inspection was presented to City Council on August 4, 2025. The biennial pavement inspection revealed the City’s overall average PCI is 69 and falls within the “Good Condition” range of 50-69. A PCI of 80 is considered optimal because it results in the lowest cost to maintain the system.
The report analyzed five budget scenarios and the resulting PCI:
Table 1 – Five-Year Investment vs. PCI
Annual Investment Current PCI PCI with Investment
$0.00 69 60
$1.75 million 69 69
$3 million 69 74
$4.8 million* 69 80
$1.44 million** 69 67
* $4.8 million is the average over a 5-year period. Achieving a PCI of 80 would require $14.2 million in the first year (preventative maintenance & rehabilitation), with an average of $2.4 million in years 2 – 5
**Current budget includes a total of $7.2 million over the 5-year period which is substantially grant funded. Additional funding is expected in upcoming budgets but not guaranteed.
If the City wishes to increase its PCI, which will lower the preventative maintenance and rehabilitation costs over time, additional investment is necessary.
Facilities
Much like streets, without consistent investment in maintenance and upgrades, City facilities deteriorate faster, leading to higher repair or replacement costs in the future. Regular reinvestment helps extend the useful life of facilities, reduces long-term expenses, and ensures that buildings remain safe, efficient, and functional for the community. Recognizing this, on March 17, 2025, City Council authorized a Professional Services Agreement to develop a space utilization and condition assessment study for two City-owned facilities: the Fire Station (601 Healdsburg Avenue) and the Police Station (238 Center Street). The purpose of the initial study is to provide an assessment of building deficiencies, an itemization of deferred maintenance, space utilization studies, conceptual design options, and budget requirements of each. For both locations, staff is aware there are deficiencies as well as better utilization of each space. Beyond Measure H funds (Fire Department), there is no other identified funding for these items.
It is also important to note that the current study only addresses two City facilities and does not include other facilities such as the corporation yard, deferred maintenance identified in the 2020 Item 9.b
195 of 207
Community Services Facilities assessment, or regular maintenance at City Hall.
Investment
The City does invest in its infrastructure and has several dedicated funding sources such as the enterprise funds (water, wastewater, and electric), grants, and special revenue funds (Measure L - Community Services and Measure H - Fire). However, the current funding is not enough, especially as it relates to capital projects typically supported by the General Fund.
Because of the lack of dedicated funding for any significant improvements to City facilities as well as interest in improving the City’s street conditions beyond the current monetary contributions, it is reasonable for the City to explore new revenue options that could fund future improvements.
New revenues are generally derived from taxes or fees. While new fees must be calculated based on specific metrics or impacts on the City, taxes require voter approval of participating registered voters.
Revenue Options
California cities can collect fees and charges that are not classified as taxes. Fees, charges, and rates differ from taxes in that they cannot exceed the reasonable costs of the service or facilities for which they are imposed. Revenues from the fees must be used for the purposes that the fee is imposed. Fees and charges imposed are extensive and generally include user fees, utility fees or rates (water, wastewater, electric), parking fees, regulatory fees, property fees, development impact fees, inspection fees, permit fees, etc.
Cities can also fund capital projects through the issuance of debt instruments, some of which require voter approval and others that can be secured by the general fund and do not require voter approval. Voter approval is required for general obligation bonds (GO Bonds) while revenue bonds do not require voter approval.
DISCUSSION/ANALYSIS:
Below provides a brief overview of various funding options, categorized as: taxes, debt issuance, and other. Because the analysis is based on General Fund supported projects, the enterprise funds are not being discussed because enterprise funds are intended to be self-sustaining, meaning that the costs of providing the service – including operations, maintenance, and capital improvements – are covered by the rates and user fees collected from customers.
TAXES
All taxes imposed by local governments are classified as either general or special taxes.
General Tax – is any tax levied to fund general government purposes and which goes into the local governments entity’s general fund. General taxes imposed by local governments must be put before voters during regularly scheduled general elections and require approval from a simple majority of voters - 50% + 1 vote.
Special Tax – is any tax levied for a specific purpose. If revenue from a tax is earmarked in a legally binding way for a service such as infrastructure, transportation, fire or police, or parks and recreational facilities, it is a special tax. Special taxes imposed by local governments require a two Item 9.b
196 of 207
thirds (66.67%) supermajority vote at the ballot box for approval. Special taxes via voter initiatives require a 50% + 1 vote at the ballot box for approval.
The following is a summary of the various types of taxes that can be implemented.
Measure T
In 2020, Healdsburg voters authorized the extension of the half-cent transactions and use tax (enacted by voters in 2012). While this tax has already been approved by the voters, Measure T does not legally restrict the use of tax revenues for any specific purpose and is classified as a “general tax.” Tax proceeds may be used for any valid municipal government purpose including, but not limited to, public safety street maintenance and repair, economic development, and the maintenance of City facilities. While proceeds from Measure T are not restricted, the City Council could, through the budget process, utilize funds for a specific purpose such as street maintenance and repairs. However, diverting Measure T funds without an offsetting adjustment will result in a budget shortfall elsewhere.
Approximately $2.7 million is received annually from Measure T.
Sales Tax:
The California statewide tax rate is 7.25%, of which, 1.0% is the local Bradley-Burns tax rate distributed to cities and counties. In addition to the California statewide tax, California Revenue and Taxation Code Section 7251.1 permits local governments (cities and counties) to levy additional sales and use taxes with the combined rate not exceeding 2% (for a total 9.25%).
Effective January 1, 2019, Statutes 2018 Chapter 728 (SB 152) added Code Section 7292.8 and 7292.9 to the California Revenue and Taxation Code. Section 7292.8 created an exception to the statewide cap of 9.25% on local sales taxes for Sonoma County, authorizing Sonoma County, or any city within it, to impose a transactions and use tax, or a combination of taxes, up to a combined rate of 1% (for a total of 10.25%). Section 7292.9 added a clause stating that this section will be repealed on January 1, 2026, if an ordinance proposing a tax under this section has not been approved by voters by that date.
On June 27, 2025, SB 132 was approved updating Section 7292.8. This update specifically calls out 1.00% for: the County of Sonoma, any city within the Sonoma County, and the Sonoma County Transportation Authority which seemingly allows up to a 12.25% tax rate. While SB 132 is new legislation which appears to increase the limit, Section 7292.8(b)(2) remains, which requires any new taxes above the 9.25% to be approved by the voters prior to January 1, 2026.
Table 2 provides a summary of the total tax rate allowed in Sonoma County.
Table 2 – Total Tax Rate Allowed in Sonoma County
SB 152
2018
SB 132
2025
California Statewide Rate 7.25% 7.25%
Section 7251.1 (Statewide) 2.00% 2.00%
Section 7292.8 (County of Sonoma Specific) 1.00%
Section 7292.8(a)(1) (County of Sonoma) 1.00%
Item 9.b
197 of 207
Section 7292.8(a)(2) (Any city within Sonoma County) 1.00% Section 7292.8(a)(3) (Sonoma County Transportation Authority) 1.00% TOTAL 10.25% 12.25%*
* This is new legislation, the current interpretation is that the maximum cap is 12.25%; however, the election on the ordinance proposing the transactions and use tax must occur before January 1, 2026.
The City’s sales tax is currently 9.75%. Of the amount collected, 1.5% goes directly into the City’s General Fund. The sales tax breakdown is shown in Table 3 and a comparison with other Sonoma County cities is shown in Table 4.
Table 3 – 2025 Healdsburg Sales and Use Tax Rates
TAX HOW THE FUNDS ARE ALLOCATED RATE
State General Fund 3.9375%
Local Public Safety Fund 0.50%
Local Revenue Fund 1.5625%
STATE SALES &
USE TAX
TOTAL STATE SALES & USE TAX 6.00%
County Transportation Budgets 0.25%
City General Operations 1.00%
BRADLEY-BURNS
LOCAL SALES
TAX TOTAL LOCAL SALES & USE TAX 1.25%
Open Space, Clean Water, & Farmland Protection 0.25%
Child Care & Children’s Health 0.25%
Improved and Enhanced Local Fire Protection,
Paramedic Services, & Disaster Response
0.50%
Local Mental Health, Addiction, & Homeless Services 0.25% Parks & Safety 0.125%
Library Maintenance, Restoration, Enhancement Act 0.125% Sonoma County Transportation Authority 0.25%
Sonoma-Marin Area Rail Transportation Authority 0.25%
COUNTY
T&U TAX
TOTAL COUNTY T&U TAX 2.00%
CITY Healdsburg Measure V 0.50%
T&U TAX TOTAL HEALDSBURG T&U TAX 0.50%
COMBINED STATE & LOCAL SALES & USE TAX RATE 9.75%
Table 4 – Comparison of Local Sales Tax Rates
Jurisdiction Total Current Sales Tax Rate
Cloverdale 10.00%
Cotati 10.25%
Healdsburg 9.75%
Petaluma 10.25%
Rohnert Park 9.75%
Santa Rosa 10.00%
Item 9.b
198 of 207
Sebastopol 10.50%
Sonoma 10.25%
Sonoma County 9.25%
Windsor 9.25%
Implementation Considerations:
• Unless the sunset date in Section 7292.8(b)(2) is extended, any additional transactions and use tax for the City of Healdsburg will require approval from the Attorney General and the voters.
• A general purpose sales tax increase requires majority voter approval at an election where Council seats are on the ballot1.
• A specific purpose sales tax increase requires two-thirds voter approval and may be taken to the voters at any time.
Revenue Potential:
An additional half-cent transactions and use tax would result in an estimated $2.7 million in revenues annually. However, as noted above, the City is at the cap of 9.25% and would require approval from the Attorney General and the voters to implement.
Business License Tax:
Business license taxes are imposed on all businesses that operate within the City limits, including home-based businesses. While most business license taxes are imposed at a flat rate, others may be based on gross receipts and may also be differentiated by business type. Unlike sales taxes, which are automatically collected at the point of sale and distributed back to the City by the State, business license taxes are collected by the City.
For most businesses, the license fee is based on the type of business and gross annual receipts within City limits. Gross receipts are defined as the total revenues generated from all activities within the City during the year, before subtracting any costs or expenses. Please refer to Tax Chart (Schedule of Rates) for the current rate structure.
Tax Chart
It is anticipated in FY 2025/26 the City will collect $265,000 in business license taxes.
Implementation Considerations:
• A business license tax increase requires majority voter approval at an election where Council seats are on the ballot2.
• Current business/financial environment.
• City could need to consider administrative support to assist with public information and education during the transition, and enforcement, the latter can be outsourced through a tax consulting form.
1 Unless a fiscal emergency is declared whereby the measure can proceed during a non-election season. 2 Unless a fiscal emergency is declared whereby the measure can proceed during a non-election season.
Item 9.b
199 of 207
Revenue Potential:
While this is an oversimplification, if the City were to increase its current business license tax rates by 0.50%, an estimated additional $132,500 annually would be generated.
Real Property Transfer Tax/Documentary Transfer Tax
Currently, there is a property tax rate of $1.10 per $1,000 of property value levied when properties are sold. These taxes are either paid by the buyer, the seller, or both and the revenue is split between the City and the County ($0.55 per $1,000 for each entity). Only charter cities can increase this rate through a ballot measure. Since Healdsburg is a general law city, increasing the property tax transfer rate would require the City to become a charter city and authorize a real property transfer tax, both needing approval the voters. Based on the current rate Healdsburg receives ($0.55 per $1,000), the City anticipates $135,000 in property transfer taxes in FY 2025-26.
Implementation Considerations:
• Require a majority vote where City Council seats are on the ballot3 • Requires both the majority vote to become a charter city and a majority vote to enact the tax which may cause voter confusion.
• Will incur one-time costs to draft a charter and accompanying ballot measures for voter consideration.
• Council would need to consider whether they would like a simple charter (allowing only for the ability to implement a transfer tax) or a full charter which is much more extensive.
• Push back from real estate community.
Revenue Potential:
Based on the estimated revenues for FY 2025-26, if a 1% Real Property Transfer Tax ($10 per $1,000) were authorized, it would bring in an estimated additional $2.5 million annually. This would equate to $245 million in real property being sold in a single year. While this amount is appealing, the combination of becoming a charter city and receiving approval of the tax is difficult.
For comparison, in Sonoma County only two cities are charter cities: Petaluma and Santa Rosa.
Both cities currently impose a 0.2% ($2 per $1,000) Real Property Transfer Tax. A full list of California Property Transfer Tax rates can be found utilizing the following link: California City Documentary and Property Transfer Tax Rates.
Utility Users Tax (UUT)
The Utility Users Tax (UUT), first imposed in California in 1967, can be imposed on utility services including electricity, gas, water, sewer, telephone (including cell phones and longdistance calling), sanitation, and cable television. Recently, local governments have expanded their UUTs to tax internet, streaming, and video-conferencing services. The amount of revenue that could be raised from UUT would depend on the utilities being taxed and the rate. Taxes are collected by the utilities and paid directly to cities.
In Sonoma County, the cities of Cloverdale, Santa Rosa, and Sebastopol are the only cities that 3 Unless a fiscal emergency is declared whereby the measure can proceed during a non-election season.
Item 9.b
200 of 207
collect UUT. Table 5 provides information on the UUT tax rate of each and the amount collected in FY 23.
Because UUT is dependent on the number of users of a utility, Table 6 provides samples of cities in California with similar size population as Healdsburg.
Table 5 – Sonoma County Cities UUT (FY 2022-23)
City 2024
Population
UUT Collected
- FY 23 UUT Tax Rate
Cloverdale 8,784 $570,742 3.00%
Santa Rosa 177,524 $14,056,527 5.00%
Sebastopol 7,388 $850,624 3.75%
Table 6 – Cities with Population between 10,000 – 15,000 that have UUT City County 2024
Population
UUT Collected
FY 23 UUT Rate
Healdsburg Sonoma 11,231
Piedmont Alameda 10,816 $1,488,964 7.50%
Emeryville Alameda 13,912 $3,985,102 5.50%
Malibu Los Angeles 10,298 $3,058,345 5.00%
San Marino Los Angeles 10,775 $2,175,428 5.00%
Sierra Madre Los Angeles 12,105 $3,289,248 10.00%
King City Monterey 13,920 $446,268 2.00%
Pacific Grove Monterey 14,851 $2,097,937 8.75%
Los Alamitos Orange 11,846 $2,307,630 5.00%
Canyon Lake Riverside 11,161 $1,238,494 3.95%
Grover Beach San Luis Obispo 12,534 $205,838 1.00%
Scotts Valley Santa Cruz 11,828 $1,042,757 4.00%
Exeter Tulare 10,186 $846,878 5.00%
Lindsay Tulare 12,706 $1,038,295 6.00%
Implementation Considerations:
A general purpose UUT requires majority voter approval at an election where Council seats are on the ballot.4
Revenue Potential:
A UUT varies per person and per household primarily because the tax is generally calculated as a percentage of utility consumption, which differs based on usage patterns, household size, local tax rates, and eligible exemptions. For general purposes, utilizing the information above, the average per person, per 1% in UUT collected is $27.10 per person and $66.19 per household annually. In the context of Healdsburg, a 1% UUT could generate approximately $300,000 annually in additional revenue.
4 Uness a fiscal emergency is declared whereby the measure can proceed durin g anon-election season.
Item 9.b
201 of 207
Property Taxes
Property tax is imposed on real property (land and permanently attached improvements) and tangible personal property (moveable property) located within the state. The California property tax is ad valorem, meaning it is based on the value of the property rather than on a fixed amount or benefit to the property or persons.
Implementation Considerations:
Proposition 13 limits the real property tax rate to 1% of the property’s assessed value, plus rates previously imposed to fund indebtedness approved by the voters. Local governments have the ability to issue general obligation bonded debt backed by an increase in the ad valorem property tax rate (as discussed further in this report).
Revenue Potential:
N/A
Parcel Tax
A parcel tax requires two-thirds voter approval and is not an ad valorem property tax. A parcel tax is a particular type of excise that is based on either a flat per-parcel rate or a rate that varies depending on use, size, and/or number of units on each parcel. A parcel tax measure is generally put before the voters to support various city services and may be levied for general purposes or restricted to a particular purpose.
Implementation Considerations:
A parcel tax would need to be approved by two-thirds of voters and may be taken to voters at any time.
Revenue Potential:
A flat parcel tax of $50 per parcel per year would increase revenues by approximately $246,000 annually (based on 4,920 parcels).
Transient Occupancy Tax (TOT)
The Transient Occupancy Tax, also known as the TOT or hotel tax, is imposed on occupants of rooms or living spaces at hotels, inns, motels, etc. Cities may impose hotel taxes for stays lasting 30 days or less, with taxes based on the cost of the room. In addition to TOT, in 2013 the Healdsburg Tourism Improvement District (HTID), also known as, “Stay Healdsburg” was formed to fund marketing, sales promotions, and district development programs to benefit local lodging businesses. The combination hotel tax rate for TOT and HTID is 16% and summarized in Table 7 with a comparison of Sonoma County summarized in Table 8.
Table 7 – Summary of Healdsburg Hotel Taxes
Tax Purpose Rate
General Fund 2%
Community Services (Measure L) 10%
Transient Occupancy Tax
(TOT)
Affordable House (Measure S) 2%
Item 9.b
202 of 207
Tourism Improvement District
(TID)
Support local activities and products that promote,
support, and enhance locally based tourism and
hospitality efforts.
2%
TOTAL LOCAL HOTEL TAXES 16%
Table 8 – TOT and TID Rates in Sonoma County
Entity TOT Rate TID Rate
BIA Rate*
TOTAL
Healdsburg 14% 2% 16%
City of Sonoma 13% 2% 15%
Rohnert Park* 12% 2% 14%
Sebastopol* 12% 2% 14%
Unincorporated Sonoma County* 12% 2% 14%
Petaluma* 10% 2% 12%
Santa Rosa* 11% 2% 13%
*Part of the Sonoma County Tourism Business Improvement Area (BIA) Implementation Considerations:
• A general purpose TOT increase requires majority voter approval at an election where City Council seats are on the ballot5.
• Pushback from local hotels.
• Healdsburg currently has the highest hotel tax rate in the County. • TOT rate increases are generally supported by voters.
Revenue Potential:
Based off of FY 2025-26 estimated revenues, a 1% increase in TOT would generate approximately $770,000 annually in additional revenues.
Cannabis Tax
Cannabis taxes may be based on a multitude of factors. Generally, the tax may be based on the gross receipts of a cannabis business and the tax rate may differ depending on the stage of production (growing, cultivation, manufacturing, delivery, etc.), or sale to consumers. In 2022, the voters of the City of Healdsburg approved Measure M, establishing a cannabis business tax with a maximum annual rate of 8% of the gross receipts. The approved measure authorizes the City Council, at its discretion, to implement tax rates lower than the maximum rate established (8%) and establish different tax rates for different categories of cannabis businesses. In 2023, City Council adopted Resolution 61-2023 setting Cannabis Business Tax rate as shown in Table 9.
Table 9 also provides a summary of cannabis business tax rates in place in all Sonoma County jurisdictions.
Table 9 – Summary of Cannabis Business Tax Rates in Sonoma County 5 Unless a fiscal emergency is declared whereby the measure can proceed during a non-election season.
Item 9.b
203 of 207
Retail
Sales
Retail
Medical Distribution Manufacturing Testing
Cloverdale 2.5% 2.5% 2.5% 2.5% 2.5%
Cotati 3% Exempt 2% 1% NA
Healdsburg 4% Exempt Exempt 2% 2%
Santa Rosa 3% Exempt 0% 1% NA
Sonoma 4% 4% 0% 4% 2%
Sonoma County 3% 3% 0% 1.5% 0%
The Town of Windsor and City of Rohnert Park do not allow cannabis businesses to operate and the cities of Petaluma and Sebastopol authorize some cannabis business types but do not tax them.
Implementation Considerations:
• The City Council may, by resolution, increase or decrease the tax rate from time to time, so long as the tax rate established does not exceed 8%. • Raising the tax could drive consumers to other cities.
Revenue Potential:
Because of the limited time the two dispensaries in Healdsburg have been open, there is no limited history on cannabis generated taxes. With that caveat, it is estimated the City will receive $137,000 in FY 2025-26. Based on that amount, if the City Council elects to double the tax, an additional $137,000 annually would be generated.
Assessment Districts
Assessment Districts are a “property tax” mechanism used by local governmental agencies in California to fund public improvements and services. Assessment Districts are established for a specific geographical area that receives a special benefit from specific public improvements and services. In other words, the charge only applies to properties receiving a benefit instead of being applied against all properties within a governmental jurisdiction. Revenues collected through an Assessment District are strictly limited for the improvements and services for which the District was formed. Furthermore, a district cannot be formed without the participation of the property owners through a ballot procedure. Only those property owners that receive the special benefit are allowed to vote and votes may be weighted, with property owners receiving more of the special benefits getting more weight. These types of taxes can be passed based on a majority vote of the affected property owners and the assessment is charged via property tax bills.
Healdsburg currently has several Lighting and Landscape Assessment Districts which will generate an estimated $410,895 in FY 25-26
Implementation Considerations:
• Requires approval of property owners to be assessed.
• May take a year or more to implement.
• City would still be required to provide “general benefit” financial contributions.
Revenue Potential:
Revenue generated through an assessment district varies as it provides a stable, dedicated funding Item 9.b
204 of 207
source for targeted community improvements. Revenue derived is depended on the district and, if implemented, relieves pressure from what is otherwise general fund expenses.
DEBT ISSUANCE
Municipal Bonds
Municipal bonds are sold by local and state governments to help fund public projects. In this way, the City is able to initiate projects immediately without having to “save up” for years to accumulate enough money. Bonds are very similar to a mortgage in that the City receives funds in a lump sum to build a project and then pays it back to bondholders over a period of time – usually 30 years – with interest. There are various types of bonds that can be sold by the City without voter approval.
These include lease revenue bonds and revenue bonds associated with water, sewer, and electric utilities.
General Obligation Bonds (GO Bonds)
General Obligation Bonds (GO Bonds) generally have the lowest cost of borrowing since they are not an obligation of the City but rather are repaid solely by the ad valorem tax on real property.
Implementation Considerations:
• Requires approval by two-thirds of voters and may be taken to voters at any time. • Intended to fund specific projects and is not an ongoing revenue source.
Funding Example:
A $20 million bond over 30 years at 4% interest rate will have an annual debt service payment of $1.2 million. To fund this amount, Healdsburg property owners would pay approximately $29 per $100,000 in assessed value. If a property has an assessed value of $1 million, the estimated GO Bond annual payment would be $290.
Lease Revenue Bonds
If the City does not wish to pursue a GO Bond measure, the City can still issue bonds to initiate large infrastructure projects through the “lease” of essential City assets. The internal source of repayment can be a sales tax or parcel tax but would require a lease revenue bond structure and, unlike GO Bonds, the lease payments are paid by the general fund.
Implementation Considerations:
• Lease Revenue Bonds do not need voter approval.
• Intended to fund specific projects and is not an ongoing revenue source. • Borrowing is limited to the insured value of essential City assets. • Repayment is from the general fund.
Funding Example:
A $20 million bond over 30 years at 4% interest rate will have an annual debt service payment of $1.2 million. Lease payments are paid by the general fund.
OTHER
Other general fund revenue sources include fines, fees, and rents which are generally not considered a tax and require a majority of the governing board for approval. These charges must Item 9.b
205 of 207
be reasonably related to the cost of the service or impact being addressed, as required under Proposition 26 and related state laws. To ensure compliance and fairness, cities often conduct costof-service or nexus studies that document the legal and financial basis for the charges. These studies help establish appropriate rates, demonstrate that fees are not taxes, and ensure that revenues are used for the intended public purpose.
Cost-of-service and nexus studies document the maximum amount that can legally be charged; however, the City Council has the discretion to set rates below the maximum dependent on a cost recovery policy or philosophy. An example of a cost recovery philosophy is the pyramid method, where a public agency uses different cost recovery goals for different services based on their public and private benefit. For example, essential programs (like basic park access) might have a lowcost recovery target (0-35%) because they have a high community benefit and are largely subsidized, while value-added programs (like specialty classes or facility rentals) have higher targets (75%+) to recoup full costs.
Cost-of-service and nexus studies are conducted from time to time and brought to City Council for consideration and approval. Because these are revenues associated with specific benefits, increase in fees typically have minimal impact unless there is a significant change in cost recovery policies/philosophy.
ENVIRONMENTAL STEWARDSHIP:
Not applicable.
ALTERNATIVES:
Not applicable.
FISCAL IMPACT:
Not applicable.
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):
None.
Item 9.b
206 of 207
11/12/2025 – 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) December 1, 2025 Employee Anniversaries – Randy Long (5 Years) Corazon Healdsburg Update
Corazon Lease Agreement
Annual Developer Impact Fee Report (AB1600)
Badger Park Schematic Design Contract
Villa Chanticleer Lease Amendment - Utilities
Goring and Straja Arch. Contract for Community Center Improvements Magical Bridge MOU Addendum – Fundraising Framework
2026 Special Event Partnerships and Master Calendar
Sports Organization Affiliation Agreements
Solid Waste Rate Adjustments
Percent for the Arts Introduction
December 15, 2025 Compassionate Community Pilot Program Update Housing Legislation Land Use Code Amendments 2nd Reading 2025-26 City Council Goal Update
2025 Local Appointments List pursuant to The Maddy Act
City Council Protocol Update
Appointments of Council Members to Various Boards and Commissions for 2025 Selection of Mayor and Vice Mayor for 2026
January 5, 2026 Cancelled
Item 12.a
207 of 207