October 5, 2026 City Council PowerPoint Presentation — Healdsburg City Council, October 5, 2026

Healdsburg City Council
Meeting
October 5, 2026
1 City Manager’s Report
October 5, 2026
2 Public
Comment on
Non Agenda
Items
---
Comentarios
del público
sobre puntos
no incluidos en
la agenda de la
reunión
3 359 Hudson Street
Appeal
City Council – October 5, 2026
4 Recommended
Action

COMMUNITY DEVELOPMENT
Adopt a Resolution (Attachment 1) denying an appeal (APPL-0001-2026), affirming the Planning Commission’s approval of Conditional Use Permit CUP0001-2026 and density bonus for a project located at 359 Hudson Street, consisting of a 67-unit senior living and memory care facility, 10 affordable housing units and associated site improvements (APN-002-291-033), and amending Condition of Approval 1 to reflect updated plans for the 10 affordable housing units.
5 Background

COMMUNITY DEVELOPMENT
• April 2, 2025 - The applicant held a community
meeting on site
• April 8, 2025 - Planning Commission Workshop
• October 3, 2025 - City received a Housing Crisis Act
(SB 330) application
• February 10, 2026 – the City received an application
for Design Review, Conditional Use Permit, Tentative
Map and Density Bonus with concessions and waivers
• August 11, 2026 – Planning Commission approved all
Planning entitlements
• August 20, 2026 – Appeal received
6 Site
Location

COMMUNITY DEVELOPMENT
7 Proposed
Site Plan

COMMUNITY DEVELOPMENT
8 Project
Description

COMMUNITY DEVELOPMENT
359 Hudson Street
• 3.61 Acres at the former Healdsburg Lumber site
• 67 senior living units
• 6 memory care treatment rooms
• 10 deed restricted affordable units on a separate parcel • Site improvements including parking, landscaping, open space, and site amenities
9 Entitlements

COMMUNITY DEVELOPMENT
• Design Review
• Two-lot tentative map
• Senior living on a separate parcel from affordable housing • Conditional Use Permit
• To allow Residential Care, General in MU zoning
• Density Bonus
• 3 concessions and waivers
10 Conditions of
Approval

COMMUNITY DEVELOPMENT
Conditions of Approval (Exhibit A of Attachment 1)
• Planning Department
• Housing Department
• Police Department
• Building Division
• Public Works Department
• Fire Department
• Electric Department
11 Density Bonus

COMMUNITY DEVELOPMENT
State Density Bonus Law incentivizes affordable and senior housing by requiring local governments to grant:
• Additional density
• Concessions/incentives
• Waivers
12 State Density
Bonus Law &
Inclusionary
Housing
Ordinance

COMMUNITY DEVELOPMENT
• 3.61 Acre Parcel
• .67 acres MR @ 6 units/acre = 4.02 units
• 2.94 acres MU @ 16 units/acre = 47.04 units
• Total Units = 51.06 units, which per General Plan rounds down to 51 units.

Applicant qualifies for a max 50% Density Bonus by providing 8 very-lowincome units. (51 base units + 26 bonus units = 77 units)
Inclusionary Housing Ordinance: 20% base units (51) = 10 affordable housing units
67 senior units + 10 affordable units = 77 units + 6 memory care units 13 Proposed
Elevation
(Hudson
Street)

COMMUNITY DEVELOPMENT
14 Appeal Issue
1: Permitted
Use

COMMUNITY DEVELOPMENT
Appeal Issue 1:
“The Hudson is not a conditionally permitted use under the applicable zoning ordinances.”
Staff Response:
• “Residential Care, general” is allowed with a Conditional Use Permit in both MU and R-1-6,000.
• The application excludes skilled nursing and describes limited residential assistance.
• Enso Village was approved under the same definition.
15 Residential
Care, General

COMMUNITY DEVELOPMENT
Residential care, general – A state-licensed facility, place or structure that is maintained and operated to provide non-medical residential care, day treatment or foster agency services for seven or more adults and/or children as defined by the California Health and Safety Code. This includes the administration of limited medical assistance (e.g. dispensing of prescribed medications.)
16 Appeal Issue
2: Marketing
Plan

COMMUNITY DEVELOPMENT
Appeal Issue 2:
“The Hudson’s Density Bonus application is insufficient because it lacks a marketing plan.”
Staff Response:
• State law prevents treating a marketing plan as an application prerequisite • Condition of Approval 24 requires a marketing plan and affordable housing agreement prior to certificate of occupancy.
17 Conditional
Use Permit

COMMUNITY DEVELOPMENT
Based on the evidence in the record, none of the findings required to deny the CUP and reverse the Planning Commission’s approval can be made.

1. The proposed location and operation of the conditional use is in accord with the Healdsburg general plan and any applicable planned development, specific or area plan.

2. The proposed location and operation of the conditional use is consistent with the applicable development standards of this Land Use Code.

3. The proposed location of the conditional use and the conditions under which it would be operated and maintained will not be detrimental to public.
18 Additional
Correspondence

COMMUNITY DEVELOPMENT
Additional Correspondence from Appellants
• Four submissions received after the appeal deadline were included in the record (August 31–September 24, 2026).
• Appellants requested CUP revocation and postponement of the appeal, alleging misleading testimony about staffing and medical services. • Supporting materials primarily concern job postings and operations at the Applicant’s other facilities, rather than this Project.

Staff conclusions:
• The CUP approval remains pending appeal; there is currently no CUP to revoke.
• The materials do not establish that the Project proposes services beyond the “limited medical assistance” permitted under Residential Care, General. • Resident visits from personal healthcare providers and periodic assessments do not change the proposed land use classification. • The additional materials do not establish misleading information or zoning inconsistency.
19 Additional
Correspondence

COMMUNITY DEVELOPMENT
Updated Affordable Housing Plans:
• Ten affordable units increase from approximately 380 to 700 square feet, each with one bedroom and 1.5 bathrooms.
• An additional story brings the affordable buildings to approximately 33 feet, below the MU zone’s 40-foot limit.
• No changes to building footprints, parking, affordable unit count or affordability levels.
• Staff recommends updating Condition 1 (Exhibit A to Attachment 1) to require the revised affordable housing plans.
20 Additional
Correspondence

COMMUNITY DEVELOPMENT
HCD Correspondence - September 28, 2026:
• HCD identifies the Project as protected by the Housing Accountability Act and outlines the findings required for disapproval.
• Highlights consistency with senior housing policies and fair housing objectives.
• Encourages Council to deny the appeal and uphold the Planning Commission’s approval, noting HCD’s enforcement authority. 21 Proposed
Elevation
Affordable
Housing

COMMUNITY DEVELOPMENT
22 Alternatives

COMMUNITY DEVELOPMENT

1. Adopt a Resolution denying the Appeal and affirming the Planning Commission’s approval of Conditional Use Permit application (CUP-0001- 2026) and density bonus, without modifications.

2. Modify the Planning Commission’s approval of the Project.

3. Reverse the Planning Commission’s approval of Conditional Use Permit application (CUP-0001-2026) and density bonus. Council will need to provide findings to support reversing the approval and Staff will return at a future date with a resolution.
23 Recommended
Action

Healdsburg City CouncilOctober 5, 2026

Healdsburg City Council
October 5, 2026