Healdsburg Advances Sweeping Housing Changes

HEALDSBURG, CA — Healdsburg is poised to see changes to the city's housing with sweeping state laws following a recommendation from the Planning Commission to adopt new ordinances updating the city’s land use code.

The changes involve allowing up to 4 units on former single-family lots and streamlining approval for small-scale developments of up to 10 units. They are on the Feb. 17 Healdsburg City Council agenda.

The proposed amendments to the city’s land use code would formalize state-mandated changes to increase housing supply and encourage “missing middle” development — modestly scaled multi-unit housing in existing neighborhoods.

While staff is not recommending immediate action on two additional measures — Assembly Bill 1033, which allows separate sales of accessory dwelling units, and Senate Bill 10, which permits cities to rezone parcels for up to 10 units — the City Council is expected to consider whether to pursue those options in the future.

The agenda item stems from Healdsburg’s state-certified Housing Element, adopted in 2023, which calls for expanding development capacity and reducing regulatory constraints to meet regional housing needs.

The Planning Commission first reviewed draft ordinances in September 2025 and held a public hearing on Jan. 27, 2026, ultimately recommending approval without changes. Commissioners emphasized that new units created under SB 9 and SB 684/1123 should be exempt from the city’s Growth Management Ordinance.

SB 9: Up to Four Units On Former Single-Family Lots

Senate Bill 9, which took effect statewide in 2022, effectively ends single-family-only zoning by allowing up to four homes on parcels previously limited to one unit. In Healdsburg, the ordinance would allow:

• Construction of up to two units on a single-family lot.
• Urban lot splits divide a parcel into two lots, with up to two units per lot.
• Maximum unit sizes of 1,750 square feet.
• Four-foot side and rear setbacks.
• One parking space per unit, except within a half-mile of a major transit stop such as the future SMART station.

Lot splits would require owner occupancy for at least three years, and properties in high fire hazard zones, floodplains, or other environmentally constrained areas would be excluded. Projects would receive ministerial approval — meaning no public hearings — and city decisions would be required within 60 days.

SB 684 And SB 1123: Streamlined Small-Scale Development

The companion ordinance would implement SB 684 and SB 1123, which allow up to 10 units on qualifying small parcels with streamlined approval.
Under the proposal, up to 10 units could be built on:

• Multi-family zoned lots up to five acres.
• Vacant single-family lots up to 1.5 acres.

Projects must achieve at least 66% of the site’s maximum allowable density and comply with objective design standards, including height limits of 35 feet. Like SB 9 projects, they would be approved ministerially within 60 days and would be exempt from CEQA review under state law.
Accessory dwelling units would not count toward the 10-unit cap on parcels larger than 5,000 square feet.

Council’s Next Steps

City staff is recommending that the City Council conduct public hearings and introduce both ordinances for first reading. Specifically, the council would:

1. Conduct a public hearing and, by motion, introduce for first reading — by title only, waiving full reading of the text — an ordinance amending Healdsburg Municipal Code Title 20 to add Section 20.20.125: SB 9 Housing Development.
2. Conduct a public hearing and, by motion, introduce for first reading — by title only, waiving full reading of the text — an ordinance amending Title 20, Section 20.20.040, replacing “Small Lot Subdivisions” with “Small Lot Subdivisions and Housing Development” to implement SB 684 and SB 1123.

If approved on first reading, the ordinances would return for a second reading before taking effect.
The meeting is required as part of the city’s formal process to amend its zoning code and comply with state housing mandates. Although state laws are already in effect, Healdsburg must update its municipal code to establish clear local standards and procedures for reviewing and approving projects. The action also advances commitments made in the city’s state-certified Housing Element to expand housing capacity and reduce development constraints, while allowing the City Council to weigh whether to pursue additional housing tools beyond those already required by state law.

Council Questions Larger Policy Shifts

In November 2025, the City Council adopted separate ordinances updating rules for accessory dwelling units and the state density bonus law, but raised questions about whether to implement AB 1033 and SB 10.

AB 1033 would allow property owners to sell ADUs separately from the main home. Still, city staff noted the process would be complex and costly, requiring condominium mapping, new utility connections, and approvals from homeowner associations and lenders. Staff reported no local interest to date.

SB 10, meanwhile, would require the city to proactively identify parcels and rezone them to allow up to 10 units — a legislative process that involves mapping, analysis, and public hearings. Staff said existing state laws already provide significant tools for small-scale housing and pointed to an upcoming specific plan around the future SMART station and South Entry area as a more targeted opportunity to revisit density.

The proposed code amendments carry no direct fiscal impact and are exempt from environmental review under state law.

The City Council will decide whether to introduce the ordinances formally and whether to direct staff to pursue additional housing measures.

Healdsburg City Council Meeting
6:00 p.m. February 17
City Hall Council Chamber, 401 Grove Street