Healdsburg Poised For Major Zoning Shift As Laws Reshape Neighborhoods

HEALDSBURG, CA — Healdsburg’s Planning Commission will review proposed zoning amendments this week to bring the city into compliance with new state housing laws that expand housing options in areas previously zoned for single-family homes.

The proposed ordinances update the city’s Land Use Code to comply with Senate Bills 9, 684, and 1123, which aim to boost housing supply by easing density limits.

City staff say these updates are required to keep Healdsburg’s Housing Element certified and to avoid legal or financial penalties.

If approved, these ordinances would require the city to approve qualifying housing projects without public hearings or discretionary review, and usually within 60 days.
The most significant impacts would affect single-family neighborhoods. Senate Bill 9 would end exclusive single-family zoning, allowing more homes per lot. This change means property owners in these areas could:

• Build two units on a single-family lot, or
• Split one lot into two parcels, with up to 2 units on each, allowing up to 4 homes on a lot previously limited to 1.

Projects that meet state requirements would not need Planning Commission approval or public hearings, and notice to neighbors would be limited to the usual permit process.

The commission will also review an ordinance implementing Senate Bills 684 and 1123, which allow up to 10 homes on qualifying parcels through a streamlined approval process. Eligible sites include parcels zoned for multi-family housing, including some commercial areas, as well as vacant single-family lots.

City staff describe the ordinances as necessary compliance with state law. Cities must update their zoning codes to comply with these mandates or risk lawsuits, fines, or losing housing funds.

Staff reports note that the legislation reduces local control and may also enable “missing-middle” housing, such as duplexes and small clusters of homes. These types of developments, which have been hard to build under current rules, are expected to become more common in neighborhoods previously zoned for single-family homes.

The Planning Commission is expected to take public comment and may recommend adoption of the ordinances to the City Council, with or without minor modifications. City Council consideration would follow at a later date.

If adopted, these changes would take effect citywide, with impacts appearing as property owners apply under the new rules.

The Jan. 27 meeting begins at 6 p.m. in the City Hall Council Chamber, 401 Grove St.
Virtual Access: healdsburg.gov/zoom