CITY OF SEBASTOPOL CITY COUNCIL
AGENDA ITEM REPORT FOR MEETING OF: March 18, 2025
=========================================================================================== To: Honorable Mayor and City Councilmembers
From: Emi Theriault, Community Development Department
Subject: Receipt of Annual General Plan Progress Report and Housing and Community Development Annual Housing Progress Report for the City of Sebastopol. =========================================================================================== RECOMMENDATIONS:
That the City Council receive the report.
EXECUTIVE SUMMARY:
Government Code Section 65400(a)(2) requires that an annual report be provided to the legislative body, the Governor’s Office of Planning and Research (OPR), and the State Department of Housing and Community Development (HCD). The document is required to report on the status of the City’s General Plan, including the Housing Element, and progress made towards its implementation. The report contains all of OPR’s suggested components as well asinformation thatstaff considersrelevant. The report also identifies how City decision-making was guided by the General Plan’s goals, policies, and implementation measures. In addition, HCD requires specific information to be reported regarding Housing Element implementation. If accepted by the Council, the General Plan Annual Report will be sent to the Governor’s Office of Planning and Research (OPR), and the State Department of Housing and Community Development (HCD).
BACKGROUND AND DISCUSSION:
In 2016, the City of Sebastopol adopted its General Plan, which includes a variety of elements such as Land Use, Circulation, Community Services, Conservation and Open Space, Safety, Economic Vitality, Health and Wellness, and Housing Plan. In 2023, the City amended the Housing Plan section of the General Plan to include the adopted Housing Element which this plan sets forth housing goals, policies, and programs over the 6 th cycle (2023-2031).
The City of Sebastopol was the first jurisdiction to adopt and certify its Housing Element in Sonoma County and staff is proactively working to implement required initiatives identified in the plan.
STAFF ANALYSIS:
The City is required to report to the OPR and HCD on an annual basis regarding City progress towards these goals, policies, and programs. A summary of actions that were taken by the City during 2024 to implement the General Plan are summarized in Attachment 1. General Plan Annual Report Summary. Attachment 2 provides the required annual HCD Annual Progress Report (APR) related to Housing Element implementation and production e.g. number of housing units entitled, approved, constructed, and finaled (occupancy allowed).
COMMUNITY OUTREACH:
This item has been notified in accordance with the Ralph M. Brown Act and was available for public viewing and review at least 72 hours prior to the scheduled meeting date.
FISCAL IMPACT:
There is no fiscal impact associated with receipt of this item.
RESTATED RECOMMENDATIONS:
Receive Annual General Plan Progress Report and Housing and Community Development Annual Housing Progress Report for the City of Sebastopol.
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
ATTACHMENTS:
Attachment 1 - General Plan Annual Report summary
Attachment 2 - Housing APR
APPROVALS:
Department Head Approval: Approval Date: 2.27.2025
CEQA Determination (Planning): Approval Date: 2.27.2025 The proposed action is not a project under the California Environmental Quality Act (CEQA) Administrative Services (Financial) Approval Date: 2.27.2025 Costs authorized in City Approved Budget: ☐ Yes ☐ No N/A Account Code (f applicable) ___________________________ City Attorney Approval: Approval Date: 3.10.2025
City Manager Approval: Approval Date: 3-10-2025
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Implementation Program Responsible
Department
Priority/
Timing Status
Action LU 1a: Review and update the Zoning Code to: 1) implement the policies and actions of this General Plan, including implementation of land use designations and Figure LU-1, Land Use Map, 2) clarify and streamline Zoning Code implementation, and 3) revise parking requirements, setbacks, and lot coverage standards within the Central Core to facilitate and allow higher residential development densities, as established by Policy LU 1-4.
Planning
Department
A Complete
In progress
Comments:
Action LU 1b: Direct new development to locations within the city limits through prioritizing processing of applications within the City limits and encouraging developers interested in Sebastopol to focus on in-fill development.
Planning
Department
Ongoing Complete
In progress
Comments: The Community
Development Department
was able to entitle two
housing development
projects as in-fill
development. 1009-1011
Gravenstein Highway North
and 7621 Healdsburg Ave
Action LU 3d: Review all development proposals for their direct and cumulative effects on City-adopted LOS standards. The City will only permit developments that meet City-adopted LOS standards.
Planning
Department
Ongoing Complete
In progress
Comments: The Planning
Department continues to do
this through the new
regulations of SB743 which
tracks Vehicle Miles Travelled
(VMT). This was adopted by
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Implementation Program Responsible
Department
Priority/
Timing Status
the City Council in March of
2024.
Action CIR 1a: The City shall cooperate with other jurisdictions in Sonoma County to reduce transportation congestion through the following actions:
• Staff should participate in the SCTA's technical advisory groups in pursuing funding opportunities.
• Encourage public input into SCTA’s congestion management planning process
• Participate in future updates to the Comprehensive Transportation Plan • Coordinate with the County of Sonoma including the Parks & Recreation Department in efforts to expand regional bicycle and pedestrian networks to meet anticipated demands
Planning
Department and
Public Works
Department
Ongoing Complete
In progress
Comments: The City was
awarded a Downtown
Sustainable Transportation
Grant through CalTrans to
study traffic patterns and
safety improvements along a
section of the Main Street
corridor. This project involves
engagement and
collaboration with SCTA,
CalTrans, City of Santa Rosa,
Sonoma County, Sonoma
County Transit, and other
local stakeholders.
Action CIR 2t: Coordinate with SCTA to include City staff and a citizen representative on the Countywide Bicycle and Pedestrian Advisory Committee to ensure City representation in reviewing projects and funding sources Planning and
Public Works
Departments
A Complete
In progress
Comments: At the City
Council meeting of February
6, 2024, the council
appointed Gavin Waters to
the SCTA CBPAC to assist
with the staff appointment of
Associate Planner John Jay.
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Implementation Program Responsible
Department
Priority/
Timing Status
Action CD-4a: Develop and adopt a public arts program to provide a cost effective way to expand local opportunities to increase public art in Sebastopol.
Planning
Department
B Complete
In progress
Comments: Through the
Public Arts Committee and
the Art in lieu fund two
projects were able to be
installed within City limits.
The first being the Ned Khan
“Spire” within Meadowlark
field along the eastern
entrance to Sebastopol on
Highway 12. The second
being the Bruce Johnson
piece “Koan” at the trailhead
of Joe Rodota on Petaluma
Ave.
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Jurisidiction Name
Reporting Calendar Year
First Name
Last Name
Title Click here to download APR Instructions
Email
Phone
Street Address
City
Zipcode
v_02_12_25
Click here to add rows to a table. If you add too many
rows, you may select a cell in the row you wish to
remove and type ctrl + d.
7210 Bodega Ave
Sebastopol
95472
John
Jay
Associate Planner
[email protected]
7078236167
Mailing Address
Please Start Here
General Information
2024
Sebastopol
Contact Information
Optional: Click here to import last year's data. This is best used when the workbook is new and empty. You
will be prompted to pick an old workbook to import
from. Project and program data will be copied exactly
how it was entered in last year's form and must be
updated. If a project is no longer has any reportable
activity, you may delete the project by selecting a cell in the row and typing ctrl + d.
Annual Progress Report January 2020
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Optional: This runs a macro which checks to ensure all required fields are filled out. The macro will create two files saved in the same directory this APR file is saved in. One file will be a copy of the APR with highlighted cells which require information. The other file will be list of the problematic cells, along with a description of the nature of the error.
Optional: Save before running. This copies data on Table A2, and creates another workbook with the table split across 4 tabs, each of which can fit onto a single page for easier printing.
Running this macro will remove the comments on the column headers, which contain the instructions. Do not save the APR file after running in order to preserve comments once it is Optional: This macro identifies dates entered that occurred outside of the reporting year.
RHNA credit is only given for building permits issued during the reporting year.
Link to the online system: https://hcd.my.site.com/hcdconnect Toggles formatting that turns cells green/yellow/red based on data validation rules.
Submittal Instructions
Please save your file as Jurisdictionname2024 (no spaces). Example:
the city of San Luis Obispo would save their file as SanLuisObispo2024 Housing Element Annual Progress Reports (APRs) forms and tables must be submitted to HCD and the Governor's Office of Planning and Research (OPR) on or before April 1 of each year for the prior calendar year; submit separate reports directly to both HCD and OPR pursuant to Government Code section 65400. There are two options for submitting APRs:
1. Online Annual Progress Reporting System - Please see the link to the online system to the left. This allows you to upload the completed APR form into directly into HCD’s database limiting the risk of errors. If you would like to use the online system, email [email protected] and HCD will send you the login information for your jurisdiction. Please note: Using the online system only provides the information to HCD. The APR must still be submitted to OPR. Their email address is [email protected].
2. Email - If you prefer to submit via email, you can complete the excel Annual Progress Report forms and submit to HCD at [email protected] and to OPR at [email protected]. Please send the Excel workbook, not a scanned or PDF copy of the tables.
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Jurisdiction Sebastopol
Reporting Year 2024
Housing Element Planning Period 6th Cycle
Current Year
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 0
0 0
Units by Structure Type Entitled Permitted Completed
Single-family Attached 0 0 0
Single-family Detached 0 0 0
2 to 4 units per structure 0 0 0
5+ units per structure 126 0 0
Accessory Dwelling Unit 0 0 1
Mobile/Manufactured Home 0 0 0
Total 126 0 1
Infill Housing Developments and Infill Units Permitted # of Projects Units 0 0
0 0
0 0
0 0
0 0
Income Rental Ownership Total
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 0 0 0
Total 0 0 0
Streamlining Provisions Used - Permitted Units # of Projects Units SB 9 (2021) - Duplex in SF Zone 0 0
SB 9 (2021) - Residential Lot Split 0 0
AB 2011 (2022) 0 0
SB 6 (2022) 0 0
SB 423 (2023) 0 0
Ministerial and Discretionary Applications # of Units
Ministerial 0 0
Discretionary 0 0
Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus 0 Number of Units in Applications Submitted Requesting a Density Bonus 0 Number of Projects Permitted with a Density Bonus 0
Number of Units in Projects Permitted with a Density Bonus 0 Housing Element Programs Implemented and Sites Rezoned Count 26 0
Cells in grey contain auto-calculation formulas
Data is auto-populated based on data entered in Tables A, A2, C, and D Total Housing Applications Submitted:
Number of Proposed Units in All Applications Received:
Total Housing Units Approved:
Total Housing Units Disapproved:
Total Units
Housing Applications Summary
Use of SB 423 Streamlining Provisions - Applications
Note: Units serving extremely low-income households are included in the very low-income Number of SB 423 Streamlining Applications
Above Moderate
Indicated as Infill
Not Indicated as Infill
Building Permits Issued by Affordability Summary
Income Level
Programs Implemented
Sites Rezoned to Accommodate the RHNA
(Jan. 1 - Dec. 31)
01/31/2023 - 01/31/2031
Units Constructed - SB 423 Streamlining Permits
Number of SB 423 Streamlining Applications Approved
Very Low
Low
Moderate
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Jurisdiction Sebastopol ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2024
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining
Application
Status
Project Type Notes
2 3 4 6 7 8 9 11 12 13
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted
(see
instructions)
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome
Non Deed
Restricted
Above
ModerateIncome
Total
PROPOSED
Units by
Project
Total
APPROVED
Units by
project
Total
DISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.
Did the
housing
development
application
seek
incentives or
concessions
pursuant to
Government
Code section
65915?
Were
incentives or
concessions
requested
pursuant to
Government
Code section
65915
approved?
Please
indicate the
status of the
application.
Is the project
considered a
ministerial
project or
discretionary
project?
Notes
+
Summary Row: Start Data Entry Below 0 0 0 0 0 0 0 0 0 0 060-261-030 845 Gravenstein
Highway North Gravenstein Commons 2023-049 5+ R
7/6/2023
22 22 0 NONE No No Approved Ministerial
004-291-019 7621
Healdsburg Ave 2023-078
5+ O
12/18/2023
1 23 24 24 NONE No No Approved Discretionary
Table A
Cells in grey contain auto-calculation formulas
1 5
Project Identifier Unit Types Proposed Units - Affordability by Household Incomes Density Bonus Law Applications
10 Housing Development Applications Submitted
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Jurisdiction Sebastopol ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2024
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Table A2
2 3 5 6 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
Summary Row: Start Data Entry Below 21 0 1 0 12 0 92 126 0 0 0 0 0 0 0 0 0 0 004-182-014 455 Parquet St 230135 ADU R 0 1 1/23/2023 1 004-291-037 7631 Bately Ct 230101 ADU R 0 1 1/3/2023 1
060-480-013 1117 Village Way 2023-0133 ADU R 0 1 4/10/2023 1 004-082-016 450 Eleanor 2023-0218 ADU R 0 1 7/15/2023 1 004-124-001 7095 Fellers Ln 211218 SFD O 0 1 12/15/2021 1 004-124-001 7095 Fellers Ln 211218 ADU R 0 1 12/15/2021 1 004-031-005 469 Fore Way 211226 ADU R 0 1 12/28/2021 1
004-271-005 316 Springdale 2023-0376 ADU R 0 1 9/25/2023 1 004-172-017 771 1st Street 2023-0395 SFD O 0 1 11/2/2023 1 004-172-017 773 1st Street 2023-0395 ADU R 0 1 11/2/2023 1 004-291-018 7631 Healdsburg
Ave 2023-0291 2 to 4 R 2 4/26/2023
2 2 10/23/2023 2
004-242-011 234 N High St 220935 ADU R 0 1 9/29/2022 1
004-291-018 7635 Healdsburg
Ave 170626 SFD O 0
1 6/20/2017 1
004-172-011 709 1st Street 220220 ADU R 0 1 2/17/2022 1 004-211-007; 060-
230-067 7716 Bodega Ave Woodmark 2023-0157, 0158, 0159, 0160 5+ O 56 27 1 8/11/2022 84 34 13 1 4/13/2023 48
004-291-019 7621 Healdsburg
Ave 2023-078 5+ O 1 23 11/24/2024 24
0 060-261-030 845 Gravenstein
Highway North
Gravenstein
Commons 2023-049 5+ R 21 1 6/25/2024
22 0
060-261-026; 060-
261-028
1009-1011
Gravenstein
Highway North
Canopy 2022-095 5+ O 12 68 4/2/2024
80 0
Note: "+" indicates an optional field
Project Identifier
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits 4 7
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Streamlining Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms of
readiness
How many of
the units were
Extremely
Low Income?
Please select the
state
streamlining
provision the
project was
APPROVED
pursuant to.
(may select
multiple)
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)
+
Number of
Demolished/Destroy
ed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes
+
0 0 0 0 1 1 10 2
1 5/30/2024 1 0 NONE Y
1 8/29/2023 1 0 NONE Y
1 4/11/2023 1 0 NONE Y
0 0 NONE Y
2/8/2024 0 0 NONE Y
2/8/2024 0 0 NONE Y
0 0 NONE Y
0 0 NONE Y
0 0 NONE Y
0 0 NONE Y
0 0 NONE Y
1 4/3/2023 1 0 NONE Y
1 4/6/2023 1 0 NONE Y
1 9/13/2023 1 0 NONE Y
0 10 SB 35 (2017) Y USDA DB 55 2 Demolished O 0.0%
1 Development
Standards
Modification
No
Funded via CTAC as
well
0 0
0 Housing with Financial Assistance
and/or Deed Restrictions Affordability by Household Incomes - Certificates of Occupancy Demolished/Destroyed Units Density Bonus 10 Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Jurisdiction Sebastopol ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2024 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
1 Projection
Period 3 4
RHNA Allocation
by Income Level
Projection
Period -
06/30/2022-
01/30/2023
2023 2024 2025 2026 2027 2028 2029 2030 2031
Total Units
to Date (all
years)
Total Remaining
RHNA by
Income Level
Deed Restricted - 34 - - - - - - - -
Non-Deed Restricted - - - - - - - - - -
Deed Restricted - 13 - - - - - - - -
Non-Deed Restricted - - 1 - - - - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - - - - - - - - -
Above Moderate 92 5 8 12 - - - - - - - 25 67
213
5 55 13 - - - - - - - 73 140
5 6 7
Extremely lowIncome Need 2023 2024 2025 2026 2027 2028 2029 2030 2031Total Units to Date
Total Units
Remaining
28 10 - - - - - - - - 10 18
VLI Deed Restricted
VLI Non Deed Restricted
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected]. 35 34
This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs. - Moderate
55 31
35 Please contact HCD if your data is different than the material supplied here 14 2
Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
21 17
Please note: For the last year of the 5th cycle, Table B will only include units that were permitted during the portion of the year that was in the 5th cycle. For the first year of the 6th cycle, Table B will only include units that were permitted since the start of the planning period. Projection Period units are in a separate column.
Total RHNA
Total Units
Income Level
Very Low
Low
Extremely Low-Income Units*
Note: units serving extremely low-income households are included in the very low-income RHNA progress and must be reported as very low-income units in section 7 of Table A2. They must also be reported in the extremely low-income category (section 13) in Table A2 to be counted as progress toward meeting the extremely low-income housing need determined pursuant to Government Code 65583(a)(1). *Extremely low-income housing need determined pursuant to Government Code 65583(a)(1). Value in Section 5 is default value, assumed to be half of the very low-income RHNA. May be overwritten.
Progress toward extremely low-income housing need, as determined pursuant to Government Code 65583(a)(1).
Please Note: Table B does not currently contain data from Table F or Table F2 for prior years. You may login to the APR system to see Table B that contains this data.
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Jurisdiction Sebastopol ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2024
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Date of
Rezone Rezone Type
2 4 5 6 7 9 10 11
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Date of
Rezone
Very LowIncome Low-Income ModerateIncome
Above
ModerateIncome
Rezone Type Parcel Size
(Acres)
General Plan
Designation Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Realistic
Capacity Vacant/Nonvacant Description of Existing Uses
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Summary Row: Start Data Entry Below
3 8
Project Identifier RHNA Shortfall by Household Income Category Sites Description 1 Sites Identified or Rezoned to Accommodate Shortfall Housing Need and No Net-Loss Law Table C
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Jurisdiction Sebastopol
Reporting Year 2024 (Jan. 1 - Dec. 31)
1 2 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation A-1.1
To ensure sufficient residential capacity to accommodate the RHNA for each income category throughout the planning period, staff will develop and implement a formal, ongoing (project-by-project) administrative evaluation procedure pursuant to Government Code section 65863. The evaluation procedure will track the number of lower, moderate-, and above moderate-income units constructed to calculate the remaining unmet RHNA. The evaluation procedure will also track the number of units built on the identified sites to determine the remaining site capacity, by income category, and will be updated as developments are approved. The sites inventory will be updated every year as needed when the Annual Planning Report (APR) is completed, and the APR with the updated inventory will be available on the City’s website.
Develop procedure prior
to the first 6th cycle
reporting period; evaluate
annually thereafter in
conjunction with the APR
tracking system developed; ongoing maintenance throughout cycle A-1.2
To ensure sufficient residential capacity to accommodate the RHNA for each income category throughout the planning period, no project approval or other action that reduces the density or development capacity of a site shall be undertaken unless sufficient remaining sites are available or additional adequate sites are identified prior to the approval of the development and made available within 180 days of approval of the development. Identification of the replacement sites and the necessary actions to make the site(s) available will be adopted prior to or concurrent with the approval of the development.
Beginning in 2023,
ongoing review as
projects are approved on
inventory sites
No sites in Inventory have been approved for less than number of units listed in Site Inventory. Staff reviews as projects are submitted. Sufficient sites avaiable in inventory.
A-1.3
To ensure sufficient residential capacity to accommodate the RHNA for each income category throughout the planning period, the City will continue to monitor the land supply in inventory including:
•Sites for single-family and multifamily residentia l development •Sites to accommodate special needs populations inc luding seniors, disabled persons, developmentally disabled persons, extremely-low income households, farmworkers, large families, and homeless persons •Multifamily sites at densities to facilitate the p roduction of housing affordable to lower income households •Sites readily served by infrastructure
Annually, due at time of
and reported out in
conjunction with APR
Tracking spreadsheet developed and up to date
A-2-1
To ensure sufficient residential capacity to accommodate the RHNA for each income category throughout the planning period, the City will create and maintain a list of additional sites with appropriate zoning that could be added to the City’s sites inventory when an analysis provided through the Annual Planning Report indicates that sufficient sites may not exist to accommodate the City’s remaining RHNA, by income level, for the planning period.
Create an
“administrative” list 3-6
months after adoption of
the Housing Element
Consider adding sites
from this list to inventory
Admin list created, maintained along with pipeline tracking.
A-3.1
The discretionary review process can act as a constraint to housing development and increase the overall cost of housing. To facilitate non-discretionary permitting, the City will adopt Objective Design Standards for mixed-use and multifamily developments. These standards will involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to external criteria available to the public.
Adopt within 16-24
months of Housing
Element Adoption
Complete. Adopted Obejective Design Standards by City Council December 2023.
A-3.2
In order to increase the availability of affordable housing, the City will take more robust financial and supportive actions to promote the development, preservation, and provision of housing units affordable to lower and moderate-income households including special needs households.
Financial actions shall include:
•Providing City housing funds, including linkage fe es and inclusionary housing fees when available, to help subsidize development costs to build affordable housing units, including funding for projects where 5 percent of units are deed-restricted affordable to extremely low-income households •Allowing Planning-Director approval of project ext ensions •Deferring collection of residential development fe es until final building inspection or certificate of occupancy (see A-4.2)
•Supporting applications for available and appropri ate funding for all projects consistent with the City’s General Plan and funding priorities, such as:
Ongoing; report efforts
and successes in APR ongoing. Had 1 project defer fees to occupancy in 2023. Joint application with SVDP for Project Homekey funding.
A-3.3
Community input indicated strong support for missing middle housing which can help meet the need for more diverse housing types to address shifting demographics in the City. The City will increase opportunities for small lot single-family homes, such as tiny homes and cottage court housing developments. The City will amend the Code to allow up to 4 units on qualifying single-family parcels, subject to objective design standards as allowed by SB 9. If the City is not meeting its prorated RHNA within four years of program implementation, the City will identify at least 20 additional sites for the R-5 zoning designation.
Develop SB9 and ODS
regulation by 2024
Assess progress after
four years.
If needed, identify and
rezone 20 additional R-5
sites within two years.
Adopted Obejective Design Standards by City Council December 2023. SB9 Standards are still in progress.
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Table D
Program Implementation Status pursuant to GC Section 65583 Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
A-3.4
Infill development is critical to accommodating growth while reducing sprawl. Stakeholders indicated support for infill and adaptive reuse development to help meet the City’s housing needs. The City will adopt a Workforce Housing Overlay Program as a market-driven way to integrate housing into areas near jobs and transit. The program will allow housing to be added to underutilized commercial sites, empty parking lots, unused City-owned sites, unused school sites, and other parcels near jobs, transit, or both by providing an additional set of development options that landowners can choose to exercise at their discretion through the application process.
Adopt program into Code
by July 2024
City awarded Priority Development Area grant from ABAG MTC. City is in process of selecting a consultant to start that work. Staff is working with Planning Commission to develop Zoning Code updates while the PDA grant consultant selection is underway.
A-3.5
Community and stakeholder input indicate strong interest in permitting 100% housing by-right in more commercial zones, including areas along major corridors and near the downtown. In order to respond to feedback and to facilitate the development of more housing in appropriate zones, the City will modify its Code to allow purely residential uses by-right in commercial and downtown zones when at least 40% of units are affordable, subject to objective design and development standards.
Adopt program into Code
by July 2024
City awarded Priority Development Area grant from ABAG MTC. City is in process of selecting a consultant to start that work. ABAG has agreed to handle the consultant procurement process.
A-3.6
Demographic analysis revealed the need for affordable housing options that would be suitable for the aging population, persons with disabilities, and younger people looking for entry-level housing choices.
Community input indicated robust support for ADU and JADU development as a way to increase the housing supply. Additionally, ADU and JADU development provides a unique opportunity for homeowners to increase their property value. Based on community input, the City expects a significant increase in the rate of ADU and JADU development. In order to facilitate homeowners who are interested in developing the City shall take the following actions: a) Promote ADUs and JADUs: The City anticipates developing ADUs in numbers that exceed what it has built, on average, over the last 4 years.
Create and publish
ADU/JADU development
webpage by January
2024; Adopt ADU
conversion program
within 6-9 months of
Housing Element
adoption; Annually
monitor and report
progress of production
goals for ADUs and
ongoing. City website has updated ADU information and staff is working on uploading pre-approved plan sets.
A-4.1
The California State Density Bonus Law incentivizes affordable and other specialized housing production by requiring local agencies to grant an increase to the maximum allowable residential density for eligible projects, and to support the development of eligible projects at greater residential densities by granting incentives, concessions, waivers, or reductions to applicable development regulations.
To increase the amount of lower and moderate- income units created, the City will encourage affordable housing developers to request density bonuses and incentives by promoting them on the City’s website and at the annual housing fair (Program D-1.2).
The City will also explore the feasibility of adopting a local density bonus ordinance with incentives and bonuses beyond the current statutory requirements.
Amend Code within 3
years of Housing Element
Adoption
Staff took a Zoning Code proposal to a February 11, 2025 Planning Commission meeting. The PC also developed an Adhoc committee to work on Zoning Code updates to come back to the full Commission in the fall of 2025.
A-4.2
Impact fees are levied on new housing to pay for the services needed to support those developments and to mitigate the impacts of growth however, such fees and exactions can affect the cost and feasibility of developing affordable housing.
In accordance with new with requirements to the Mitigation Fee Act, the City shall take the following actions:
a) Nexus Fee Action: To mitigate the impact of these fees the City currently bases impact fees proportional to the square footage of a new development project per a 2021 nexus study. Per new statutory requirements to Mitigation Fee Act, the City will update its nexus study in 2029. b) Transparency Action: The City will make the following information prominently available on the City’s website:
Postings that must be updated within 30 days of any change to the information:
Provide easily accessible
fee information on City’s
website by January 2023;
Publish any updates
within 30 days of a
completed fee study
reflecting any new or
revised fees; update
nexus fee study in 2029
Complete. All impact fees on city's website. Fees are based on use and SF.
A-4.3
Financial constraints represent the most significant non-governmental barrier to developing affordable housing. The City will establish a partnership with the Sonoma County Community Development Commission to identify additional potential mechanisms to assist with City funding of permanently affordable housing.
Initiate partnership with
Sonoma County
Community Development
Commission within 18
months of Housing
Element Adoption
Finalizing contract with Community Development Commission to monitor Affordable housing rental units. Expected to be complete by June 2025.
B-1.1
It is necessary to establish an ongoing monitoring program to ensure the implemented programs and adopted ordinances continue to meet the needs of residents, conform to State laws, and do not pose as barriers to development. The City will continue to monitor the implementation of ordinances, codes, policies, and procedures to ensure that they conform with State laws, promote energy conservation, do not pose an unreasonable barrier to housing access, and that they continue to provide reasonable accommodation for people with disabilities. Program implementation will be tracked and reported annually in conjunction with the Annual Planning Report (APR) and to the City Council as part of the City’s annual Level of Service report.
Program will be
developed in 2023.
Results of monitoring
reported annually in the
APR thereafter
ongoing
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
B-1.2
The Federal Fair Housing Act and the California Fair Employment and Housing Act (the Acts) require that local agencies provide reasonable accommodation in the application of zoning laws and other land use regulations, policies, and procedures for persons with disabilities who are seeking access to housing of their choice.
b) Reasonable Accommodations: The City has established a Reasonable Accommodations procedure, as required by the Acts, but the procedure and cost have been identified as constraints to the development of housing and the provision of accessible housing. The City will remove the application fee and will update its code to mitigate constraints by removing Finding 7 (Potential impact on surrounding uses).
Complete review by the
end of 2024; revise
ordinance or procedures
as needed by July 2025
Not yet started
B-2.1
Expedited processing moves projects with an affordable component to the front of the line in zoning, planning, and building permit processing. Ideally this can shave months off the entitlement process. Faster processing reduces risk and financing costs while allowing developers to bring projects to market faster. To encourage the development of affordable housing the City will continue to expedite processing for affordable housing projects to support the streamlined approval processing for affordable housing projects, including SB9 and SB35 projects. The City will expand application of processing priority to projects providing housing for seniors and other special needs groups, including persons with physical and developmental disabilities, large families, extremely low-income households, farmworker housing, and homeless. Expedited processing includes one-stop preliminary review, concurrent application review, designation of a primary contact, and prioritizing building permit and grading plan review, permitting and inspection.
To ensure that these services are available throughout the planning period, the City shall maintain adequate staffing levels and, if necessary, utilize outside planning or plan review services to facilitate expedited processing.
Report efforts and
successes in APR ongoing. Objective Design Standards adopted for state-law based ministerial review projects B-3.1
Stakeholder feedback revealed support for ongoing educational procedures for the City’s decision-makers. To ensure both elected and appointed decisionmakers are making educated and informed planning decisions, the City will continue to monitor legislation, trends, and policy issues related to the development and maintenance of affordable housing in the City of Sebastopol. Ongoing efforts include but are not limited to:
•Attending housing and legislative review seminars, conferences, etc. •Attending training workshops
•Training on new legislation, State requirements, p olicies, and procedures pertaining to housing programs (including the Housing Choice Voucher program and tenant rights) •Participate in regional planning efforts coordinat ed by the Association of Bay Area Governments (ABAG) and interfacing with other local jurisdictions, the County of Sonoma, and the public •Presentations on housing needs, issues, and soluti ons, including affordable housing development and tenant protection policies.
Additionally, all future and incumbent members of the Planning Commission shall be required to complete a commissioner training course covering the essentials of citizen planning including planning ethics, comprehensive plans, site plans, approval processes, planning law, zoning, and the essential role of the public in planning.
Initiate Planning
Commissioner Training
by January 2023;
Facilitate informational
session on tenant rights
and protections in 2023;
Report efforts and
successes in APR
annually thereafter
On going. Planning Commission training from 2023 was completed. Tenant rights training is on a forward agenda in 2025.
C-1.1
State law requires jurisdictions to address the risk of loss of affordable units as their affordable restriction restrictions expire and they convert to market-rate housing. The City will monitor all properties and make contact with owners and non-profit partners not less than three years before restrictions are set to expire to discuss the City’s desire to preserve complexes as affordable housing. Participation from agencies interested in purchasing and/or managing at-risk units will be sought to identify options to ensure continuing affordability. The City will coordinate with owners of expiring subsidies to ensure tenants receive the required notices at three years, twelve month, and six months prior to the scheduled expiration of rent restrictions, as described in Government Code 65863.10. In addition, the City will reach out property owners of units with expiring affordability covenants that are not subject to the provisions of this code, including units constructed under the City’s Inclusionary Housing Ordinance, and seek to retain affordability. The City will work with tenants to provide education regarding tenant rights and conversion procedures pursuant to California law.
Annual monitoring due at
time of and reported in
conjunction with APR;
Ongoing discussions
with owners and partners
as needed based on
expiration of subsidies
ongoing. No properties at immediate risk for loss of affordable housing status/conversion to market rate.
C-2.1
Negative effects of code enforcement can occur when compliance measures are not economically feasible for property owners. To reduce the risk of displacement, the City will pursue grant opportunities to create a residential rehabilitation program for lower income residents. The City will work with the Community Development Commission to apply for HOME, CalHome, and CDBG funds, as well as promote Section 504 Home Repair Program loans and grants to provide housing rehabilitation loans and weatherization services for income-eligible households to improve living conditions. The City will also work with and support local non-profits, such as Rebuilding Together Sebastopol and Habitat for Humanity, in these efforts. Available resources will be promoted through the Proactive Outreach Program (Program D-1.2) Starting in 2024, annually
review funding
opportunities as Notices
of Funding Availability
are released. Apply for 3
grants throughout the
planning period.
Continue to sponsor and
support local non-profits
assisting low income
homeowners with urgent
City monitoring. However, no applications submitted due to lack of city projects and staff availability. City partnered with St Vincent de Paul in Project Homekey application in 2023.
C-3.1
Planning to maximize energy efficiency, the incorporation of energy conservation, and green building features can contribute to reduced housing costs for homeowners and renters while promoting sustainable community design. The City of Sebastopol will continue to promote energy efficiency that exceeds State standards in existing residences and new residential development by providing sustainability and conservation information on the City’s website, supporting Recology’s efforts to educate the community about solid waste reduction, utilizing CDBG and HOME funding to retrofit existing affordable units to increase energy efficiency, and providing information through the City’s Proactive Outreach Program (Program D-1.2).
Adopt CalGreen Tier 1 by
2023
Ongoing; report efforts
and successes in APR
Adopted. City Climate Action Committee did electrification survey in 2023 and are promoting green energy alternatives and upgrades, as is BayRen.
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
D-1.1
Often, special needs households face barriers to accessing information about affordable and fair housing resource and residents may not be aware of the choices available to them. The City participate in an annual housing fair or workshop (Program D-1.2) to educate and inform the community about their right to fair housing, how to access resources, and use this fair as an opportunity to overcome community opposition. To help overcome barriers to accessing information, the City will develop a Fair Housing section of their website that includes tenants’ rights information, direction to available legal resources in multiple languages, information on how to file a Fair Housing complaint, an inventory of deed-restricted affordable housing, and a multilingual affordable housing fact sheet highlighting the needs of the community. The information will also be made available in public noticing for project hearings, posted on the City’s website, and promoted through the Proactive Outreach Program (Program D-1.2). Additionally, the City shall continue to coordinate housing activities with the Sonoma County Housing Authority or other suitable organization to administer the City’s affordable Housing programs for special needs populations. The City will continue to expand upon previous coordinated efforts with local faith-based organizations and community-based organizations to provide services and resources to the unhoused population in Sebastopol. Continued outreach with service providers and advocates for the homeless (Program D-1.2) will provide the City an opportunity to identify needs and craft solutions on an ongoing basis.
Ongoing; report efforts
and successes in APR
Add Fair Housing
information to City
website by June 2023;
Hold Bi-Annual meetings
with advocates and
service providers;
Report efforts and
successes in APR
City staff had 3 meetings with non-profit housing developers and advocates in 2024.
D-1.2
The City will outreach annually to builders and developers, including developers of affordable housing, to ensure the local development community is aware of opportunities and incentives for housing development in the City, including those to be established by Programs A-3.1, A-3.3, A-3.4, A-3.5, and A-4.1. The City will develop an outreach email list by the end of 2023 and expand it throughout the planning period. Initial outreach will be in 2023 and updates will be sent out with relevant code changes or at least twice per year.
B.Utility Providers: The City will outreach and coordinate with the department responsible for providing utilities to ensure that they plan and retain capacity for affordable housing units in accordance with Government Code Section 65589.7. The initial outreach will be made upon delivery of the adopted Housing Element in 2023, with follow-up outreach every two years thereafter. a) Initial outreach 2023,
updates twice per year
b) Initial outreach 2023,
follow-up outreach every
two years
c) Initial outreach 2023, at
least annually after
d) Annually, beginning in
2024
ongoing. City staff had 3 meetings with non-profit housing developers and advocates in 2024. City outreach list being tracked along with RHNA site inventories.
D-2.1
The Fair Employment and Housing Act protects against source of income discrimination. The City will work with the CDC to develop a landlord education and outreach program that will include information on source of income discrimination and Housing Choice Voucher programs. The goal of the program will be to reduce the likelihood of discrimination, ensure that landlords are maintaining Section 8 compliance, and to expand the location of participating Section 8 Housing Choice Voucher properties. This information will be included on the City’s website.
Contact CDC about
ongoing efforts to
educate landlords by end
of 2023; report efforts and
successes in APR
City coordianted with CDC to advertise Housing Lottery for Section 8 vouchers in 2023. City has not contacted landlords directly.
D-2.2
The City will amend the Code to allow permanent supportive housing and low barrier navigation centers by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses in compliance with Government Codes 65660 and 65651 as amended by AB 2162 and SB 48, respectively. b) Large Community Care Facilities: When permitting standards for residential care facilities are not clear, objective, and transparent, it can serve as a constraint to housing for people with disabilities. To address this, The City will amend the Code to allow large residential community care homes for 7 or more individuals, subject to objective criteria, in all residential zones. c) Multifamily Housing: In order to minimize potential constraints, the City will amend the Code to eliminate the 2-story limit and set a height limit of 35 ft for multifamily housing in the R6 and R7 zones.
Amend Code within 6-9
months of Housing
Element Adoption
100% affordable housing, including PSH, is allowed in commerdcial zones. City adopted Objective Design Guidelines for any multifamily housing project not subject to Design Review based on state law.
D-3.1
Despite the volatility of the housing market, numerous studies have demonstrated that homeownership leads to greater wealth accumulation when compared with renting. Lower and moderate-income homebuyers may face significant financial barriers when seeking home ownership. The City will seek to establish a First Time Homebuyer Program in coordination with the Housing Land Trust of Sonoma County (HLT) for the development of permanently affordable homeownership opportunities in the City of Sebastopol. The City will continue to facilitate relationships between the HLT and potential local partners such as school districts and private developers in order to facilitate development and meet local needs. Additionally, The City will publish resources to prospective lower income home buyers on the City website including information about the new First Time Homebuyer Program, Burbank Housing and Habitat for Humanity who provide affordable homeownership through subsidies, and information about CalHOME and CalHFA financing options, and promote resources through the City’s Proactive Outreach Program (Program D-1.2).
Adopt program by June
2023, and apply for CDBG
or other funding for
program in FY 22-23; Add
information to City
website by July 2023
Not yet started due to lack of city funds and competativeness for current CDC funding.
D-4.1
The City will require replacement housing units subject to the requirements of Government Code Section 65915, subdivision (c) (3) on all sites identified in the Sites Inventory when any new development occurs on a site in the housing Sites Inventory if that site meets the following conditions: 1) currently has residential uses or within the past five years has had residential uses that have been vacated or demolished; and
2) was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very-low income, or
3) subject to any form of rent or price control through a public entity’s valid exercise of its police power, or 4) occupied by low or very-low income households.
Ongoing as projects are
proposed on nonvacant
sites
ongoing
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Jurisdiction Sebastopol ANNUAL ELEMENT PROGRESS REPORT
Reporting
Period 2024
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning 6th Cycle 01/31/2023 - 01/31/2031
Description of
Commercial
Development Bonus
Commercial Development Bonus
Date Approved
3 4
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Description of
Commercial
Development Bonus
Commercial Development Bonus
Date Approved
Summary Row: Start Data Entry Below
Units Constructed as Part of Agreement
Commercial Development Bonus Approved pursuant to GC Section 65915.7 Table E
Note: "+" indicates an optional field
Project Identifier
1 2
Cells in grey contain auto-calculation
formulas
(CCR Title 25 §6202)
Annual Progress Report January 2020
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025
Jurisdiction Sebastopol ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Period 2024
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 01/31/2023 - 01/31/2031
The description should adequately document
how each unit complies with subsection (c)
of Government Code Section 65583.1+
.
For detailed reporting requirements, see the
chcklist here:
Extremely LowIncome+Very LowIncome+
Low-Income+TOTAL UNITS+
Extremely LowIncome+Very LowIncome+
Low-Income+
TOTAL
UNITS+
https://www.hcd.ca.gov/communitydevelopment/docs/adequate-sites-checklist.pdf Rehabilitation Activity
Preservation of Units At-Risk
60 60 Burbank Orchard deed restrictions renewed.
Acquisition of Units
Mobilehome Park Preservation
Total Units by Income 60 60
Table F
Please note this table is optional: The jurisdiction can use this table to report units that have been substantially rehabilitated, converted from non-affordable to affordable by acquisition, and preserved, including mobilehome park preservation, consistent with the standards set forth in Government Code section 65583.1, subdivision (c). Please note, motel, hotel, hostel rooms or other structures that are converted from non-residential to residential units pursuant to Government Code section 65583.1(c)(1)(D) are considered net-new housing units and must be reported in Table A2 and not reported in Table F.
Activity Type
Units that Do Not Count Towards RHNA+
Listed for Informational Purposes Only
Units that Count Towards RHNA +
Note - Because the statutory requirements severely limit what can be counted, please contact HCD at [email protected] and we will unlock the form which enable you to populate these fields.
Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c) Annual Progress Report January 2020
Agenda Item Number 4 Agenda Item Number: 4
City Council Meeting Packet of: March 18, 2025