After four hours of presentations, questions and deliberation, the Healdsburg City Council voted 4-0 Monday night to deny an appeal of a city-approved senior living project on Hudson Street.
Given the council’s decision, the project is allowed to move forward.
The Hudson, proposed by Gallaher Signature Living, was approved by the Healdsburg Planning Commission on Aug. 11. The project consists of 67 senior apartments, six memory care units and 10 affordable housing units.
At the time, concerns were raised about the size and location of the project, and planners pointed out that state law allows a series of exemptions and waivers to local ordinances in order to promote housing.
Healdsburg residents Jon Eisenberg and Lewis Bangham appealed the Planning Commission decision, and Monday’s meeting was a public hearing to consider that appeal.
Eisenberg’s presentation to the council centered around definitions of medical care, and what city ordinances allow. He asserted that Gallaher misstated the details about what medical care, if any, would be provided to The Hudson residents, and whether the types of care are allowed under the city’s zoning code.
Eisenberg also questioned whether city zoning allows that type of facility in that location.
Brooke Ross and Page Ensor, representing Gallaher, refuted the appeal and told the council that Gallaher will comply with local zoning ordinances and state laws.
City Planning Department staff, in consultation with a land use attorney, recommended that the appeal be denied and stated that the Planning Commission decided correctly when the project was approved.
A key source of local frustration was how little say the city has in approving the project. Responding to a pervasive shortage of housing production, the state passed a series of laws that allow certain types of housing projects to be built, even if they are in conflict with local ordinances. Healdsburg planners found that Gallaher complied with state laws that allow density bonuses and waivers to local requirements.
The Gallaher team did make a change in response to concerns raised by city staff, the Planning Commission and the public. The affordable housing units were increased in size from approximately 380 square feet to approximately 700 square feet and will comprise 10 one-bedroom units with 1.5 baths per unit and a garage below.
The council questioned the Gallaher team closely about how the project would be managed, from resident intake to medical needs to evacuation protocols.
A bone of contention was whether the project will include a north-south walking and cycling path through the project. The Central Healdsburg Area Plan (CHAP) includes the property and favors connectivity, and Gallaher originally agreed to provide the path. Ross told the council that the path location, near the memory care units, might cause a problem with state licensing if the state rules that it poses a risk to the memory care residents.
This point resulted in a brief break while city staff and Gallaher staff tried to “work out a deal” to guarantee the path. The resulting language does not guarantee a path but increases the responsibility on Gallaher to pursue a suitable location.
In the end, the council expressed gratitude to the Healdsburg residents who spoke up about the project, both for and against, and voted to deny the appeal.
Prior to the appeal hearing, the council honored Jeff McGee for five years of service as a city employee. McGee works in the Healdsburg Police Department (HPD) in the Community Oriented and Equity (CORE) Policing Team. Healdsburg Police Chief Matt Jenkins praised McGee for his effectiveness and commitment to a different sort of response.
“CORE was designed to look beyond the immediate call for service and focus on the underlying issues affecting an individual, family, or neighborhood,” Jenkins said. “Jeff has been central to making that philosophy real—building relationships, connecting people with resources and helping resolve difficult situations.”
The council praised McGee for his impact on the community, and HPD staff showed up to recognize him and pose for a photo.
