Community First and Community Impact Reports

Healdsburg is a wonderful community—vibrant, perfect location, wonderful people. And then we had Saggio Hills, and whether one came down for the project or against, most who were involved do believe the process was painful and a, to be hoped, once-in-a-lifetime experience. However, out of the painful, and yet to be resolved Saggio Hills affair, arose a new community organization—Community First.

Self-described as, “A diverse group of community members committed to smart, sustainable, equitable development,” the committee is striving toward a Community Impact Report (CIR) ordinance for the city of Healdsburg. Leading communities already adopting CIRs are such diverse places as Bennington, Vermont, and San Diego, California. Locally, Petaluma has already adopted a CIR ordinance and Sebastopol, as well as Healdsburg, are in the process of exploring this option.

A CIR is an informational report that provides an early, transparent look at large developments within a community. They typically cover a fiscal assessment (costs and benefits to public agencies and the impact on current businesses); an employment assessment (number, type, wages/benefits of both temporary and permanent jobs created by a development); an affordable housing assessment; a neighborhood needs assessment (child care, parks, impacts on schools and medical facilities); and a smart growth assessment (pedestrian friendly, green spaces, and mass transit availability).

Community Impact Reports are not required of existing businesses and they will not apply to small businesses and entrepreneurs. Certain “triggers” would provide impetus to start the process. Those triggers would be set by the City of Healdsburg, should they adopt a CIR ordinance, and could be such things as the special study areas, a certain amount of Planning Department hours, square footage, as well as other possible conditions.

A CIR is a short “balance sheet” by which to weigh the benefits and costs of a particular project, in order to build consensus, cooperation, and compromise, and a manner by which to avoid costly litigation. A CIR does not mandate changes to proposed projects and is performed by an independent consultant, chosen by the city, and paid for by the developer.

Prepared at the beginning the development process, and only about thirty pages long, it uncovers questions and concerns early enough for valuable and timely input by the community, thereby saving the developer time and money. In addition, when the community is satisfied with a project, they can become goodwill ambassadors for a development company by “selling” it to the community at large.

Community Impact Reports are proving beneficial to developers by promoting constructive public input in a timely manner and avoids confrontation by disgruntled opposition. CIRs provide complete information regarding jobs and the economic base, as well as impact on infrastructure to policy-makers. For active community members, they encourage a discussion on broader benefits, including jobs, housing, and the impact on education. For all residents, a CIR reveals information regarding wages and number of employment opportunities. Well-planned projects can provide significant public benefits and good paying jobs that will help reduce poverty and its associated public costs, such as health care and social-service programs. Existing businesses will have questions answered early on whether or how a proposed project will affect them.

Members of the committee are the first to point out that the city will actually write the ordinance, with input from members of the committee, as well as local business leaders. Community First will present their proposal to the city council on September 21, and ask for the city council to agendize it for further consideration.

For further information on the committee, including membership, please contact Gail Jonas, gail@GailJonas.com, or Ann Carranza, positivelyann@sbcglobal.net