Gen H Sonoma County State of Housing Presentation at Redwood Credit

Short Summary

A deep dive into Sonoma County’s housing crisis and the community-led policy solutions being proposed to address it.

Long Summary

You listened to a presentation by Generation Housing on the state of the housing crisis in Sonoma County. The discussion highlighted a shortage of over 50,000 homes, which impacts everyone from young families to seniors, leading to school closures and workforce challenges. The event launched the ‘Housing for Healthy Communities’ initiative, focusing on state laws to encourage building more ‘missing middle’ housing and creating starter homes. The central theme was that a broad, community-wide advocacy effort is essential for creating meaningful change.

2025 State of Housing Report

The report focuses on telling a housing story using data to address successes, myths, and the intersectional nature of housing. There is a significant housing shortage at all income levels, particularly for affordable housing. The crisis is defined by the impact of this shortage on education, health, the economy, and the climate. The housing shortage is the result of 75 years of policy, requiring a multi-faceted approach (“silver buckshot”) rather than a single solution.

Housing & Community Impact

A panel of experts shared how the housing crisis affects various sectors of the community. Youth & Families: Sonoma County is losing homegrown talent as young people, including recent graduates and community leaders, are forced to leave due to high living costs. Education System: Teachers and school staff cannot afford to live in the community, leading to high turnover and negatively impacting student success. This has contributed to declining enrollment and school closures.

Workforce & Young Adults: The lack of affordable rental options is a “missing rung on the ladder” to homeownership, causing young adults to delay forming independent households or leave the area.

Seniors & Caregivers: Seniors on fixed incomes, even homeowners, face extreme cost burdens from rising insurance and utility costs. The caregivers they depend on are also priced out of the region, threatening seniors’ ability to age in place with dignity. Immigrant Community: Immigrants and foreign-born residents face immense barriers to housing stability, with homeownership often taking over 25 years to achieve. Housing policy needs to center the humanity of these community members.

Permanent Supportive Housing: This model is the most effective way to end homelessness but is very expensive to operate. Housing Choice Vouchers, which cap a resident’s rent at 30% of their income, are essential for the financial viability of these projects.

Benefits of Affordable Housing: A Napa County study revealed that the greatest benefits of affordable housing were social and economic stability, stress reduction, and the ability for residents to engage in long-term financial planning, such as saving for a home down payment.

Calculating Sonoma County’s Housing Need

The established goal is to build approximately 58,000 new homes by 2030. This number was validated through three independent methods that all produced similar results: Household Formation Deficit: A historical deficit of 38,000 households that should have formed, plus a

future need for 20,000 more. Property Value Method: The number of homes needed to bring the disproportionately high cost of land back to a normal market rate. Vacancy Rate Method: The number of homes needed to achieve a healthy 5% vacancy rate, as Sonoma County currently has one of the lowest per-capita availability rates in the state.

Independent analysis confirms the region has the capacity to build roughly 52,000 new homes within existing urban growth boundaries.

“Housing for Healthy Communities” Initiative

This is a new policy initiative focused on creating “missing middle” housing by encouraging jurisdictions to opt into two state laws.

SB-10: Allows for the creation of up to 10 housing units on a single parcel in transit-oriented or infill areas.

AB-1033: Allows Accessory Dwelling Units (ADUs) to be sold separately as condominiums, creating new starter-home opportunities without new construction. The goal is to build gentle density and create more diverse housing options, similar to older, walkable neighborhoods, by reversing decades of exclusionary zoning.

Fiscal Benefits of Infill Housing

Denser, infill housing provides a significant financial benefit to cities facing budget deficits. It maximizes property tax revenue per acre. An apartment building can generate $17M-$35M in taxable value per acre, compared to $9M-$11M for single-family homes. It minimizes long-term liabilities for cities. Delivering and maintaining infrastructure like roads, water, and sewer is significantly cheaper on a per household basis in denser areas.

Measure O Annual Update

There is a Dec 10th Report to the Board of Supervisors from the Department of Health Services titled ” Measure O Update for Fiscal Year 2023-2024” which updates them on the progress of Measure O, our sales tax-funded Behavioral Health and Homeless Community Solutions Initiative. 

Executive Summary: The Sonoma County Board of Supervisors requested an update on Measure O during the June 2024 Budget hearings. This update covers fiscal year 2023-2024 expenditures by category; estimated fund balance for fiscal year 2024-2025 and fiscal year 2025-2026; and provides a review of outcomes and numbers served from last fiscal year. Additionally, staff will highlight Measure O successes and discuss the approach for current and future Measure O funding.

Discussion: In November 2020 Sonoma County voters passed Measure O to provide essential funding for mental health and homeless services with 68.07% of the vote. Measure O, a one-quarter cent sales tax, was estimated to generate over $25 million each year for ten years to help protect essential mental health and homelessness services.

The Measure O Sales Tax Ordinance identified five categories of services to be funded with the revenue: 1) Behavioral Health Facilities, 2) Emergency Psychiatric and Crisis Services, 3) Mental Health and Substance Use Disorder Outpatient Services, 4) Homeless Behavioral Health and Care Coordination, and 5) Transitional and Permanent Supportive Housing. The Measure O Expenditure Plan designates a set percentage of funding for each category.

On December 7, 2021, the Board of Supervisors established a Citizen’s Oversight Committee to monitor the implementation of Measure O. The Citizen’s Oversight reviews expenditures for alignment with the intent of the Measure and does not make or recommend funding decisions.

On October 23, 2024, the committee voted to confirm that the Measure O expenditures for Fiscal Year 2023-2024 met the intent of the measure. This past fiscal year was the 3rd full year of Measure O funding. Tax revenues for the year again exceeded the initial projections made when voters considered Measure O. Tax receipts totaled $32 million as opposed to the initially projected $24 million (total revenues including interest and unrealized gains was $34.2 million) The surplus has provided capacity to pursue expanded opportunities within the established categories to support our community.

For Fiscal Year 2023-2024, below are the Measure O funds used/spent by category: · Behavioral Health Facilities: $7,055,539 · Emergency Psychiatric & Crisis Services: $12,425,458 · Mental Health & Substance Use Disorder Outpatient Services: $1,275,496 · Behavioral Health Homeless & Care Coordination: $7,842,652 · Transitional & Permanent Supportive Housing: $3,345,616 The total projected Measure O revenue for FY 2024-2025 is $32,865,501.

In FY 24/25 a total of $66.2M of Measure O resources are available for programming, financed with $33.3 in fund balance and $32.9M of total revenues.  The approved FY24-25 budget includes $37.5 million in expenditures for Measure O.  The Department will be seeking $10.2 in additional appropriation in FY 2024-2025 Q4. Given the total planned expenditures of $47,739,541 for FY 2024-25 budget, the ending fund balance in June is projected to be $18,478,541.

Details of the various expenses by categories with additional information can be found in Attachment A Presentation.

The Mobile Support Team and Crisis Assessment Prevention and Education described below highlight recent updates from the Measure O-funded Mobile Support Team (MST) and Crisis Assessment Prevention & Education (CAPE).

· In December 2022, California Department of Health Care Services (DHCS) established a new Medi-Cal benefit providing 24/7/365 community-based mobile crisis intervention services to those experiencing a behavioral health crisis. On April 16, 2024, county staff launched Sonoma County’s 24/7 call center and a revamped Mobile Support Team (MST) to meet this need. The MST is partnering with SAFE (which serves Petaluma, Rohnert Park, Cotati and Sonoma State University) and inRESPONSE (which serves Santa Rosa)) to provide countywide coverage. The Sonoma County 24/7 call center and revamped MST is available to all Sonoma County residents regardless of insurance status. An additional $5M in Measure O funds are being held for contingencies from potential MST expansion based on future county and Regional Model City needs. The actual draw on the fund balance will be recalculated based on Federal Financial Participation action receipts from the Medi-Cal program.

· Crisis Assessment Prevention & Education (CAPE). CAPE provides school-based behavioral health support and interventions to schools in Sonoma County. Four mental health teams are strategically located across the county. CAPE is reinstituting in-person response to students experiencing behavioral health crisis and linking students to substance use disorder treatment services for to youth and young adults.. The program is active and expanding, providing services such as: direct linkage to County Behavioral Health services and navigating other health insurance to connect to treatment; substance use and suicide prevention and early intervention – educational presentations and campaigns, linkage, and referral; and peer support and groups. In the 2024-2025 school year , CAPE will be partnering with these schools: Analy High School and Laguna High School in West County; and  Sonoma Valley High School, Creekside High School, Adele Harrison Middle School, Alta Mira Middle School, and Hanna Boys Center in the Sonoma Valley.

Successful Outcomes from Measure O

The Psychiatric Health Facility (PHF) has continued to operate at its full capacity of 16 beds, serving over 150 individuals annually due to Measure O funding.

The Crisis Stabilization Unit (CSU) served nearly 1,000 individuals and was also able to continue operations at full capacity due to Measure O until the current temporary closure due to facility issues. The Mobile Support Team has expanded into a Regional Collaboration that utilizes exciting new approaches to crisis response.

Measure O has also laid the groundwork for new programs launching this year, including CAPE, additional support for the Valley of the Moon Short Term Residential Treatment facility, and the expansion of Medi-Cal drug service.

This year also saw the finalization of incorporating Homelessness Services into DHS with Measure O providing 100% of funding for the Homeless Encampment Assistance and Resource Team (HEART) and Solving Obstacles for Unsheltered Lives (SOUL) programs, and a significant amount of funding ($4.2M) for George’s Hideaway. The George’s Hideaway project is a Permanent Supportive Housing (PSH) Project Homekey site near Guerneville. Measure O funds were used to support site renovation (including planning, water/sewer, and demolition work) under oversight of the Community Development Commission (CDC).  This site will provide supportive care including therapy, substance use disorder care, benefit navigation, job training and life skills.

Also, in September of this fiscal year, the funds allowed for the release of the Measure O: Behavioral Health & Homelessness Community Solutions Notice of Funding Availability (NOFA) in the amount of $5.6 million, including $4.2 of Measure O funding and $1.4 million in Homeless Housing, Assistance and Prevention (HHAP) funding. The NOFA is open to applications from interested parties, community partners and any other local government agencies. The NOFA covers multiple program areas within each Measure O category with a specific focus on areas of identified need including on service navigation, staffing shortages, education/training and upstream approaches, peer support, individual and family counseling, and cultural competence. Additionally, the HHAP portion of the NOFA prioritizes permanent supportive housing, rapid rehousing, emergency shelter (congregate and non-congregate), street outreach, capital expenses for permanent supportive housing or enhancing existing emergency shelter projects for privacy, and lastly, operating subsidies for permanent supportive housing and rapid rehousing.

To determine priorities and opportunities for strategic application of Measure O funding in the future, department leadership plans to conduct a detailed budget and program analysis and identify areas where Measure O funding could be used and where other funding sources could be leveraged. The goal is to separate annual, recurring commitments from the projects where funding could be shifted as they mature and/or become self-sustaining. 

The remaining Measure O funding would be a mix of unallocated fund balance and expected revenues.  Staff plans to release a recurring Notice of Funding Availability (NOFA) for which Community Based Organizations and local government partners could apply. Through an open application process, a Community Advisory Panel will be selected to help review NOFA proposals and make recommendations to the Board for final approval. Staff will present the outlines of this proposal to the Board for further guidance and direction at the Board meeting.

Homeless America – Pepperdine University

On Tuesday, March 26, 2024 The Pepperdine School of Public Policy hosted “Homeless America: Creative and Compassionate Responses to a Cross-Sector Challenge” conference in downtown Los Angeles. Before COVID struck the United States in early 2020, California governor, Gavin Newsom, gave his annual “State of the State Address”, which was focused on addressing the burgeoning homelessness crisis in the state. As the impact of the virus has receded, the issue of homelessness has returned to center stage. A recent survey of Californians by the Public Policy Institute of California found that a full 89% of those questioned view homelessness as either a “Big Problem” or “Somewhat of a Problem”. The issue of homelessness draws so many policy domains from housing to mental health services and public safety. It’s also a true “cross sector” challenge, requiring engagement by the government, nonprofit, and business sectors. Through an afternoon of panels and keynotes, we explored how the public sector and nonprofit leaders are taking a variety of approaches to respond to this crisis. Keynote Address:

PANEL 1: The Role for Government MODERATOR

  • Rick Cole , Adjunct Faculty, PepperdineSchool of PublicPolicy and Chief Deputy Controller ,City of Los Angeles

PANELISTS

  • Kevin Faulconer, Visiting Professor of Community Leadership and Government Innovation, Pepperdine School of Public Policy
  • Elizabeth Mitchell, Partner, Umhofer, Mitchell & King, LLP
  • Brandon Young, Partner, Manatt, Phelps & Phillips

Keynote Address

PANEL 2: The Role for Nonprofits MODERATOR

  • Soledad Ursua, Board Member, Venice Neighborhood Council

PANELISTS

  • Matthew Dildine (JD ’08, MPP ’08, 04), Chief Executive Officer, Fresno Mission
  • Jim Palmer, Chief Executive Officer, TrueSight Solutions
  • Brian Ulf, Chief Executive Officer, SHARE!

CLOSING REFLECTIONS SPEAKERS:

  • Byron Johnson, Distinguished Visiting Professor of Religious Studies and the Common Good,

Pepperdine Schoolof PublicPolicy

  • Robert Marbut, Professor, Northwest Vista College
  • Pete Peterson, Dean, Braun Family Dean’s Chair, Pepperdine School of Public Policy