(707) 825-8260 670 9th Street, Ste. 201
www.planwestpartners.com Arcata, CA 95521
Proposal for
City of Fortuna
2027 – 2035
Housing Element
Update
February 12, 2026
Prepared by:
Planwest Partners, Inc.
City of Fortuna February 12, 2026
Community Development Department
Attn.: Katey Schmidt, Senior Planner
621 11th Street
Fortuna, CA 95540
RE: City of Fortuna 2027 – 2035 Housing Element Update
Dear Selection Committee,
On behalf of Planwest Partners Inc., we are pleased to submit this proposal to assist the City of Fortuna with its 7th Cycle Housing Element update. Planwest brings a strong record of preparing State-certified Housing Elements for communities similar in size and character to Fortuna—we recently completed multiple HCD-certified 6th Cycle Housing Elements in Siskiyou County. Our team also offers technical expertise in zoning reform, housing policy, and CEQA compliance.
For this proposal, the Planwest team includes Principal Planner Vanessa Blodgett, Senior Planner Michelle Nielsen, AICP, and Senior Advisor Michael Richardson, all of whom have authored and managed all aspects of numerous housing elements for Northern California cities and the County of Humboldt that were certified by the State. With former and current city and county planners on staff, the Planwest team combines experience and familiarity with working for local governments, and the legislative processes and procedures that underpin a Housing Element update.
We are excited to continue our partnership with the City, building off our recent work on the Mill District Specific Plan and completion of several 6th Cycle Housing Element programs. We are confident that our local knowledge and extensive Housing Element experience will provide Fortuna with the specialized support needed to complete the 2027 – 2035 Housing Element Update. We pair this with a practical understanding of municipal land use planning and Humboldt County’s unique planning context and community values. We will build on this understanding and experience to offer an approach to deliver a 7th Cycle Housing Element that can be certified by HCD while incorporating the community’s housing-related goals. In addition, we understand the Housing Element update may be informed by the City’s current strategic planning process and will inform land use considerations for the pending General Plan Update.
Thank you for considering our proposal. We look forward to discussing it with you and the selection committee so we can bring our experience, creativity, and deep local connection to support Fortuna’s approach to housing policy . Vanessa Blodgett is the official authorized to negotiate for the team, and Michelle Nielsen is the primary contact should you have questions about the proposal. Our proposal is a firm offer and is valid for 180 days from the submittal date.
Sincerely, on behalf of our team,
Vanessa Blodgett, Principal Michelle Nielsen, AICP, Senior Planner [email protected] [email protected] Planwest Partners, Inc. (O) 707.825.8260 ext. 105
(O) 707.825.8260 / (M) 707.498.3645 / (F) 707.825.9181
670 9th Street, Suite 201
Arcata, CA 95521
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TABLE OF CONTENTS
Executive Summary ....................................................................................................................................... 1 Planwest’s Approach for Preparing Fortuna’s 7th Cycle Housing Element .................................................... 1 Work Plan for Preparing Fortuna’s 7th Cycle Housing Element ..................................................................... 1 Firm Overview, Qualifications, and Experience ............................................................................................... 5 Project Experience .................................................................................................................................... 5 Project Team – Key Members ......................................................................................................................... 8 Scope of Services ......................................................................................................................................... 9 Task 1.0: Project Kickoff, Coordination, and Management ......................................................................... 10 Task 2.0: Community Outreach and Engagement ...................................................................................... 11 Task 3.0: Prepare Housing Element Sections ............................................................................................ 13 Task 4.0: Draft Housing Element .............................................................................................................. 17 Task 5.0: Preparation of Housing Element for Adoption and Public Hearings .............................................. 18 Task 6.0: State Certification ..................................................................................................................... 19 Task 7.0: CEQA Compliance .................................................................................................................... 19 Conflict of Interest Statement ...................................................................................................................... 20 Project Manager References ........................................................................................................................ 21 Schedule of Services and Cost Estimate ...................................................................................................... 21 APPENDIX A - Resumes
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EXECUTIVE SUMMARY
Planwest is uniquely qualified to provide the City of Fortuna with the 7th Cycle Housing Element update that meets the overall project objectives. Our team includes key Planwest staff who led and authored the 6th Cycle Housing Element updates for the cities of Ferndale, Point Arena, and multiple cities in Siskiyou County including Yreka, Mt. Shasta, and Dunsmuir. Planwest also prepares zoning amendments that implement adopted housing element programs to ensure compliance and designs and facilitates engaging public outreach campaigns.
Resumes of key team members are included in Appendix A.
Planwest’s Approach for Preparing Fortuna’s 7th Cycle Housing Element Our project approach includes:
• Planwest will perform a comprehensive review and annotation of the Fortuna’s adopted 6th Cycle Housing Element before the Planwest–City of Fortuna in-person kick-off meeting and working session. This document will serve as the Housing Element update roadmap and will maximize the effectiveness of our initial meeting. Planwest’s coordination and collaboration with City staff will continue throughout the update process.
• In addition to traditional public hearings, our community engagement approach gives opportunities for all Fortuna residents to give input while also engaging hard-to-reach groups and special populations. Also, community outreach and engagement that builds upon Jen Rice Consults’ in-progress community listening and visioning sessions.
• Promotional materials and Housing Element content that avoid jargon and use plain language to support transparency, and documents that are understandable for residents. Promotion materials will be in English and Spanish to support inclusion.
• A timeline and deliverables schedule for all activities that ensures the City of Fortuna will file an adopted 7th Cycle Housing Element by HCD’s estimated statutory deadline of July 15, 2027, while accommodating two rounds of revisions in response to formal HCD findings. • Planwest’s approach includes an early focus on assessing the City’s demographics, socioeconomic conditions, housing needs, and current housing programs to determine effectiveness and identify any needed program recalibration. For this assessment, including AFFH, we will use readily available and appropriate national, state, and local qualitative and quantitative data.
Based on our recent experience preparing Housing Elements for six cities in Siskiyou County, we recommend that Planwest develop and manage a dedicated Housing Element website to streamline community outreach efforts and ensure compliance with AB 215’s posting and notification requirements. From our experience guiding housing elements through HCD’s review and certification process, we suggest that the City take advantage of HCD’s offer for early technical assistance to Humboldt County jurisdictions. We believe that participating in this assistance will help avoid surprises, shorten the review and revision process to achieve certification sooner.
Based on our experience assisting the cities of Ferndale and Fortuna in implementing their 6th Cycle Housing Elements, programs in an adopted Housing Element should be prepared with the expectation that they will be implemented during the planning cycle, and that any required performance metrics are realistic.
Work Plan for Preparing Fortuna’s 7th Cycle Housing Element The Work Plan summarizes the Scope of Services that are detailed below and identifies the responsible team member (bold), task deliverables, and the timeframe for completion.
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Task 1.0 Project Kickoff, Coordination, and Management
Responsible Team
Member:
Michelle Nielsen, Vanessa Blodgett, and Sarah Wickman
Deliverables: Detailed work program, with schedule; data and document request list, post-meeting summaries with action items.
Timeframe: Project Weeks 1 – 3. Project management will occur throughout the update process. • Establish a meeting schedule for Planwest–City of Fortuna to coordinate regularly on the preparation of the Housing Element.
• Planwest will review and annotate the 6th Cycle Housing Element that will serve as a roadmap for the Housing Element update. Planwest will also review the City’s annual progress reports (APR). • Planwest will compile a request list for documents and data necessary to prepare the Housing Element. • Conduct an in-person half-day kickoff meeting and working session to confirm goals, roles, communication protocols, and schedule. Also, review and discuss Planwest’s annotations of Fortuna’s Housing Element and the update roadmap.
Task 2.0 Community Outreach and Engagement
Responsible Team
Members:
Michelle Nielsen and Sarah Wickman
Deliverables: Detailed Outreach and Engagement Strategy memo; Planwest-managed Housing Element update website; City platform-ready content for City distribution; publication of an online public survey; resident and stakeholder interviews; a community workshop; and up to 3 updates to the community as part of the City Council’s regular meetings.
Timeframe: Project Weeks 1 – 45.
• Planwest will build on the listening and visioning work already conducted by Jen Rice Consults. We will meet with City staff to review what has been learned so far, identify where additional input is needed, and determine whether specific groups or topics require targeted outreach (i.e., a gap analysis); we assess outreach methods suited to Fortuna and develop strategies to ensure participation from all community segments, including underrepresented populations.
• Planwest will create and manage a dedicated Housing Element website to house project information, meeting notices, and draft documents. We will supply ready-to-use announcements and content for the City’s existing platforms, prepared in English and Spanish (and other languages as needed). • Planwest will design and distribute an online survey to gather community perspectives on housing needs, challenges, and opportunities. (Planwest will analyze the results of the survey as part of Task 3.7.) The survey will be anonymous, mobile-friendly, and available in English and Spanish. Paper copies will also be offered. • Based on the gap analysis, Planwest will conduct 5–8 resident and stakeholder interviews to ensure diverse and representative participation.
• Planwest will lead one community workshop informed by the survey and interview findings, as well as housing data from Task 3. The workshop will help residents and local leaders discuss housing needs and potential solutions.
• Planwest will attend up to three City Council meetings to provide brief updates on project progress and upcoming engagement opportunities. These are in addition to our attendance at public hearings as part of Tasks 4.3 and 5.2.
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Task 3.0 Prepare Housing Element Sections
Responsible Team
Members:
Michelle Nielsen, Vanessa Blodgett, Michael Richardson, and Sarah Wickman. City staff will be consulted for input and expertise regularly during the development of the Housing Element sections.
Deliverables: The deliverables for Task 3.0 are detailed in Tasks 4.0 through 6.0 below.
Timeframe: Project Weeks 1 – 17.
• Planwest will evaluate how well the City’s 6th Cycle Housing Element programs performed and identify which approaches were effective, and where improvements are needed. Also, programs that are needed to meet the new legal requirements.
• Compile national, state, and local demographic and socioeconomic data, and conduct a population, employment, and housing needs analysis, including special needs populations and cost burden/overpayment, overcrowding, and homelessness.
• Analyze governmental and non-governmental constraints, such as zoning, fees, processing times, development standards, infrastructure, land costs, financing availability, environmental constraints, etc.
With City staff input, Planwest will identify opportunities and potential programs to reduce or remove identified constraints. This will include a review of pipeline projects and ADU trends in Fortuna. • Update the City’s parcel-level sites inventory (density, capacity, realistic yield, utilities, environmental constraints, candidate rezones).
• Prepare an AFFH analysis meeting the requirements of AB 686 using State and federal datasets that will be supplemented by interviews of key City staff and local organizations to better understand infrastructure investment patterns, community amenities, and any demographic trends that may affect fair housing.
Planwest will prepare a clear, measurable AFFH Action Plan with commitments appropriate to the City’s size, capacity, and housing market.
• Planwest will analyze all engagement results from Task 2, including interviews, the online survey, and the community workshop. We will summarize key themes and community priorities in a clear narrative suitable for inclusion in the Housing Element and for use by decision-makers. • Planwest will develop updated housing goals, policies, and implementation programs for the 7th Cycle Housing Element. These will reflect community input, current conditions, State law requirements, and findings from Tasks 2 and Tasks 3.1 through 3.7. Each program will include timelines, responsible departments, geographic targets, and measurable outcomes.
Task 4.0 Draft Housing Element
Responsible Team
Members:
Michelle Nielsen, Vanessa Blodgett, Michael Richardson, and Sarah Wickman.
Because this project phase involves releasing the Housing Element for public review, a City Council public hearing, and HCD review, City staff are expected to assist with noticing, review/approval of iterative work products, attendance at meetings with HCD, etc.
Deliverables: Admin Draft, Public Draft, HCD Review Draft, and subsequent HCD Review Drafts, HCD submittal packages: transmittal letters; memos documenting compliance with AB 215; HCD’s Excel sites inventory workbook; and response-to-HCD Comments memorandum or comment matrix.
Timeframe: Project Weeks 17 – 54.
• Assemble Administrative Draft from the sections developed in Task 3; route to staff for review/approval. • Planwest will revise the Administrative Draft to address City comments and prepare the Public Review Draft.
Upon City review/approval, Planwest will post the Public Review Draft on the Planwest-managed website for the 30-day public review period, and notify interested parties in accordance with AB 215. • Planwest will present the Public Review Draft at one City Council hearing planned for August 2026.
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• Following the 30-day public review period, Planwest will revise the Housing Element to incorporate City and public input, which will be routed to City staff for review/approval. Upon close of the AB 215 period, the Housing Element will be submitted to HCD for 90-day review. • Planwest will act as the City’s primary contact during HCD’s 90-day review. We will respond to informal feedback from HCD and revise the Housing Element to address all required HCD comments.
Task 5.0 Preparation of Housing Element for Adoption and Public Hearings Responsible Team
Members:
Michelle Nielsen, Sarah Wickman. Because this project phase involves preparing the Housing Element for City Council adoption, it is expected that City staff will assist with noticing, review/approval of iterative work products, including staff reports, findings, and resolutions.
Deliverables: Draft public notices; draft and final staff reports, findings, and adoption resolutions for the Planning Commission and City Council; Planning Commission and City Council PowerPoint presentation; the adopted Housing Element; and water and sewer provider notification letter for GC § 65589.7 compliance.
Timeframe: Project Weeks 46 – 64.
• Planwest will prepare all materials needed for the Planning Commission’s recommendation and the City Council’s adoption of the 7th Cycle Housing Element. This includes drafting public hearing notices, staff reports, findings, and adoption resolutions. The City will remain responsible for posting and publishing the official public hearing notices.
• Planwest will attend and present the adoption draft Housing Element at one Planning Commission hearing and one City Council hearing.
Task 6.0 State Certification
Responsible Team
Members:
Michelle Nielsen. Input from City staff may be needed to confirmthe finalization of HCD requests for clarification.
Deliverables: Final Adopted and Certified Housing Element document; coordination with HCD.
Timeframe: Project Weeks 64 – 72.
• Following City Council adoption of the 7th Cycle Housing Element, Planwest will prepare and submit the adopted Housing Element to HCD for final review and certification in accordance with GC Section 65585.
Planwest will respond to any follow-up questions or minor clarifications from HCD regarding the adopted document and will address any remaining procedural or technical issues required to secure certification.
Task 7.0 CEQA Compliance
Responsible Team
Members:
Sarah Wickman and Vanessa Blodgett. This task assumes that the City will retain responsibility for the filing and posting requirements (e.g., the Humboldt County Clerk, CEQA Submit, and the City’s website).
Deliverables: Draft and final tribal consultation letters; and draft and final CEQA document (e.g., Notice of Exemption or CEQA Addendum and a Notice of Determination.
Timeframe: Project Weeks 3 – 11 and 45 – 51.
• Planwest will support the City in meeting SB 18 and AB 52 tribal consultation requirements. We will help identify tribes entitled to notice, prepare draft consultation letters, and organize required documentation.
The City will issue the official consultation notices. If a tribe requests consultation, Planwest will help coordinate meetings or correspondence and prepare summaries that document issues raised and outcomes, consistent with CEQA and City procedures.
• Planwest will work with City staff to determine the appropriate CEQA pathway. This scope assumes preparation of either:
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o A Notice of Exemption (NOE) under the Common Sense Exemption, or o An Addendum to the certified General Plan EIR if the Housing Element does not introduce new significant impacts.
FIRM OVERVIEW, QUALIFICATIONS, AND EXPERIENCE
Planwest Partners Inc. is a community planning consulting firm based in Arcata, CA, and has been serving California communities since 1997. Planwest is a California “C” corporation, small business that expanded ownership to include two employees, Vanessa Blodgett and Colette Santsche, in addition to founder George Williamson. As of January 1, 2021, Vanessa and Colette have combined majority company ownership, making Planwest a women-owned business. Planwest has assisted city, county, regional, and tribal governments; transportation planning agencies; special districts; non-profits; and private industry in achieving their specific goals. Our multi-disciplinary staff comprised of planners, spatial analysts, service specialists, and administrators offers a wide range of professional skills necessary to meet, and often exceed our clients’ diverse planning needs and expectations. Planwest provides a full range of planning services, including:
• Community, General, and Specific Plans
• Housing Element Updates
• Zoning and Development Codes
• Contract Planning Staffing and Support
• Strategic Plans and Visioning
• Community Outreach and Meeting Facilitation
• Project Management
• Environmental Planning Services – CEQA and NEPA Compliance • Geographic Information Systems (GIS) Mapping and Data Management We are committed to working collaboratively with our clients and the community to deliver outcomes that promote sound growth, improved housing opportunities for all income levels, economic sustainability, and environmental stewardship.
Project Experience
City of Mt. Shasta Housing Element Update and Emergency Shelter Amendments Planwest prepared the 6th Cycle Housing Element for the City of Mt. Shasta by comprehensive technical analysis, community engagement, and policy development. The
City’s priorities included practical and actionable housing programs to reduce barriers to housing production and
increase the variety of housing types. While meeting the requirements of Housing Element Law, Planwest evaluated zoning procedures and standards, identified critical code amendments, and developed programmatic strategies
tailored to the community’s needs. To ensure the Housing Element represented diverse perspectives, Planwest
identified community stakeholders and conducted interviews, including with representatives of special populations. Their input was incorporated into the Element’s policies. In 2023, Planwest prepared an SB 2 (2007) compliant emergency shelter ordinance and shepherded it through the adoption process. HCD certified Mt.
Shasta’s 6th Cycle Housing Element in October 2024.
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Contact: Todd Juhasz, City Manager, City of Mt. Shasta
Phone | Email: (530) 926-7519 | [email protected]
Date Services: 2022 to 2024
Project Manager: Michelle Nielsen
6th Cycle Housing Element Updates for the Cities of Dorris, Etna, Dunsmuir, Montague, and Tulelake Planwest served as project manager and lead author for all five Housing Elements. Our work included conducting public and stakeholder engagement; evaluating local land use regulations for consistency with state law and best practices; and preparing housing needs assessments for all income groups and special populations. We performed full AFFH analyses by compiling and analyzing demographic, housing, socioeconomic, and
environmental data, supplemented with interviews with local officials and service providers to ground-truth state and federal datasets. This information was used to identify patterns affecting access to opportunity and to develop targeted action plans. As part of each Housing Element, Planwest drafted updated policies and programs necessary to achieve consistency with State law. For the City of Dunsmuir, we researched and presented potential supplemental local housing programs about adaptive reuse, housing trust funds, inclusionary zoning, and ADU bonus programs in response to public and City Council requests for strategies to improve housing production and affordability. We also provided a high-level assessment of each program’s suitability, noting that the effectiveness of some approaches is dependent on local economic conditions. For all cities, we coordinated with staff to schedule and notice public hearings, and we prepared the staff reports, findings, and resolutions.
Planwest led each Housing Element through the full state certification process—documenting AB 215 compliance, facilitating communications between HCD and city staff, and completing all revisions needed to secure HCD certification for every city.
Contact: Rico Tinsman, Contract City Planner for the cities of Etna, Dorris, Montague, & Tulelake Phone | Email: (530) 925-6250 | [email protected]
Contact: Blake Michaelson, Interim City Manager, City of Dunsmuir Phone | Email: (530) 235-4822 | [email protected]
Date of Services: Oct. 2022 to Apr. 2024
Project Manager: Michelle Nielsen
City of Fortuna Contract Planner Services
Planwest provides both current and long-range contract planning services.
Planwest’s current planning services include the review of applications for density bonus, use permits, lot line adjustments, subdivisions, and applicantprepared CEQA documents. For long-range planning, Planwest is preparing zoning text and map amendments that implement programs adopted as part of the City’s 6th Cycle Housing Element. Planwest also led the development of a Specific Plan and Supplemental Environmental Impact Report (EIR) for the Mill District in the City of Fortuna. This project involved assessing the existing conditions and constraints of the Mill District; identifying the use, development, and other needs of the area; drafting amendments to the General Plan Land Use Element policies; and conducting stakeholder outreach to draft a Mill District Specific Plan (MDSP) that will support, improve, and increase the City’s economic, employment, and residential potential. Planwest coordinated www.siskiyou-housing.com, the Planwest- managed housing element website for cities in Siskiyou County.
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closely with City staff, local stakeholders, the Planning Commission, and the City Council throughout the course of the project.
Contact Person: Amy Nilsen, City Manager
Phone | Email: (707) 725-1410 | [email protected] Date of Services: 2021 to present
Project Managers: Vanessa Blodgett and Michelle Nielsen City of Ferndale – Housing Element Updates and Contract City Planner Services Planwest completed Ferndale’s 4th, 5th, and 6th Cycle Housing Element updates based on the City’s Regional Housing Needs Allocation (RHNA) and requirements of State Housing Element law. For these updates, Planwest revised the sites inventory, demographic, and socioeconomic data, and assessed the City’s progress on implementing the previous cycle’s programs.
Planwest also prepared CEQA environmental documents for Ferndale’s Housing Element updates. All of Ferndale’s Housing Elements prepared by Planwest have been certified by HCD.
Planwest has served as Ferndale’s Contract City Planner since 2008, providing applicants with guidance to ensure complete and compliant project submissions. Our services include reviewing and administering building permits, use permits, subdivisions, and lot line adjustments; coordinating with applicants and reviewing agencies; preparing notices and staff reports; and presenting projects to the Planning Commission and City Council.
Planwest also provides long-range planning services, including updates to multiple General Plan elements. Most recently, we completed comprehensive updates to the Land Use and Safety elements and prepared the supporting Environmental Impact Report. Additional services include ordinance amendments to implement housing element programs and preparation of the City’s annual General Plan progress reports.
Contact: Kristene Hall, City Manager, City of Ferndale
Phone | Email: (707) 786-4224 | [email protected] Date of Services: 2008 to present
Project Managers: Vanessa Blodgett and Michelle Nielsen City of Arcata Gateway Area Plan and General Plan 2045 Update Planwest led a comprehensive team that prepared the Gateway Area Plan and General Plan 2045 Update for the City of Arcata. This multidisciplinary project involved assessing land use policies city-wide to encourage and streamline infill development. In addition to the
comprehensive update to the City’s General Plan, the project also involved preparation of the Gateway Area Plan, and developing a new form-based code to foster work/live
environments that will increase housing opportunities in the city and allow for development of a lively community where residents can easily walk or bike to their daily needs. This project included extensive coordination with city staff, community members, and subject matter experts for cultural/ historical resources, creeks and wetlands, and to complete CEQA environmental review.
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Contact Person: David Loya, Community Development Director Phone | Email: (707) 825-2045 | [email protected]
Date of Services: 2021 to 2024
Project Manager: Vanessa Blodgett
Del Norte County – Preparation of the Sites Inventory
Planwest, as a subconsultant to Mintier Harnish, prepared the 6th Cycle residential land inventory for all income levels identified in the RHNA, including an inventory buffer of 20% for all income categories. To identify suitable sites and provide the 20% margin, Planwest’s site analysis included vacant, underutilized, and environmentally constrained sites. Planwest successfully identified and assessed sites for the following: appropriate zoning, service availability, suitability, and other State law requirements; for underutilized sites, the viability for potential re-use; and for environmentally constrained sites, we demonstrated realistic residential development potential.
HCD found the inventory compliant with the requirements of Government Code (GC) section 65583.2 as part of certifyingDelNorteCounty’sHousing Element.Other tasks performed:GIS mapping and analysis; prepared data charts and tables; and authored the sites inventory analysis section of the Housing Element.
Contact: Heidi Kunstal, Director, Community Development Department Phone | Email: (707) 464-7254 | [email protected] Date of Services: Dec. 2021 to Jan. 2023
Project Managers: Vanessa Blodgett and Michelle Nielsen PROJECT TEAM – KEY MEMBERS
Together, our team has the expertise, experience, and dedication to prepare housing element updates that are certified by the Department of Housing and Community Development (HCD). An overview of the qualifications and roles of key team members is provided below, and detailed resumes are included in Appendix A. The team’s organizational structure and roles are presented in the chart below. Additional Planwest technical support staff are available and will be brought in as necessary.
Vanessa Blodgett, Principal Planner and
Partner, will serve as the principal-in-charge.
She will oversee contracting, resource
allocation, and overall project budget
management and will be the designated
alternative project manager. Vanessa will also
assist with community outreach and public
engagement, and will prepare the results of
those efforts. She will also oversee the analysis
of disadvantaged communities. Vanessa
brings over 18 years of experience managing land use and planning projects for national, state, and local agencies. She specializes in Housing Element preparation, land use policy development, and CEQA/NEPA compliance. Vanessa has led complex planning and environmental projects, including the City of Arcata General Plan Update, the City of Ferndale Land Use Element Update, multiple Housing Element Updates, and projects for the Humboldt Bay Harbor, Recreation, and Conservation District. Her expertise spans project management, community engagement, preparation of environmental documents, permit acquisition, policy analysis, and implementation planning.
Michelle Nielsen, AICP, Senior Planner, will serve as the day-to-day Project Manager, coordinating between City staff and the project team, and keeping the project on schedule and on budget. Michelle will also serve as the lead preparer and author of the Housing Element, and will be involved in completing all Housing Element tasks, Proposal for the City of Fortuna February 2026
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and will serve as the liaison with HCD during their review process. Michelle has nearly 20 years of experience supporting California local governments in both long-range and current planning. She served as Project Manager and lead author for late–6th Cycle Housing Elements for six Siskiyou County cities and currently provides contract planning services to the cities of Ferndale and Fortuna. Prior to joining Planwest, Michelle led Humboldt County’s 6thCycleHousing Elementteamthrough development and certification, authoring the Element’s goals, policies, and programs. She also previously served as lead planner for a wide range of current planning projects, including residential, commercial, and industrial development, subdivisions, and lot line adjustments.
Michael Richardson, Senior Advisor, will assist with drafting several sections of the Housing Element, including the sites inventory and needs assessment. From 1991 to 2022, Michael held planning and management roles with the Humboldt County Planning and Building Department, leading major long-range and current planning initiatives. He led and authored six Housing Element updates, preparing GIS analyses, staff reports, and policy recommendations that expanded opportunities for affordable housing, second units, and subdivisions while maintaining compliance with state Housing Element law from 1991 to 2022. Michael also managed the County’s ambitious Housing Element rezoning program, addingmore than 800 units of multifamily capacity to the housing inventory. He also advised the Board of Supervisors and Planning Commission throughout the comprehensive Humboldt County General Plan Update. In current planning, Michael served as lead planner for major development proposals involving general plan amendments, rezones, subdivisions, conditional use permits and environmental impact reports across the County.
Sarah Wickman, Associate Planner, will assist with community engagement and drafting the Housing Element.
Sarah will develop and maintain the Housing Element website, which Planwest will manage for the duration of the update. Sarah will be involved in developing website content, contributing to most sections of the Housing Element, and preparing Planning Commission and City Council agenda packet materials. Sarah brings strong expertise in community engagement, quantitative analysis, environmental assessments, and planning. She has conducted multiple Municipal Service Reviews and Sphere of Influence updates for special districts in Humboldt, El Dorado, Shasta, and Contra Costa counties. Her work includes detailed operational, fiscal, and infrastructure analyses for special districts and county service areas, with evaluations of demographic and socioeconomic conditions, service capacity, governance, budgets, response times, and long-term planning needs. Sarah’s environmental experience includes preparing CEQA documentation, project-specific analyses, and coastal development permits, as well as supporting CEQA/NEPA compliance for major projects such as the Redwood Marine Terminal Offshore Wind Project. She has led robust outreach efforts, including conducting surveys, stakeholder interviews, and technical presentations which develop research products that inform regional climate adaptation, sea level rise planning, and interagency collaboration.
SCOPE OF SERVICES
Planwest’s scope and approach are based on our experience of preparing late 6th Cycle Housing Elements for seven small cities in Siskiyou County, and assisting the cities of Ferndale and Fortuna in successfully completing several of their adopted 6th Cycle Housing Element programs. Importantly, our scope and approach outline all activities and deliverables on a schedule for the City of Fortuna to meet HCD’s July 15, 2027, statutory adoption deadline, while accommodating two rounds of revisions in response to formal HCD findings and securing HCD certification. Planwest is committed to staying within budget and on schedule, meeting the proposed timeline, and working collaboratively with City staff. We look forward to discussing the City’s project goals and priorities, and to refining the approach, scope, and budget to best meet your needs.
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Task 1.0: Project Kickoff, Coordination, and Management Task 1.1 Project Management
Michelle Nielsen will serve as the Planwest team’s Project Manager. She will oversee the organization, administration, and technical production of all tasks and sub-tasks of the project. Michelle will ensure the dayto-day management of the contract is efficient and aligned with the direction and objectives of City staff.
Project management activities include:
• The Planwest Project Manager and other team members, as needed, will attend bi-weekly virtual meetingswith theCity to ensure the projectremains on schedule and budget. The meeting schedulemay be modified in response to phasing, milestones, or workflow needs. Before each meeting, the Planwest team will provide a brief agenda, status report, and updated schedule brief for the upcoming tasks. • The Planwest team will provide City staff with post-meeting summaries, including any action items (Word).
• On an as-needed basis to address any issues that may arise between project team meetings, the Planwest team will be available for periodic discussions with the City Manager and City staff. • Planwest will provide monthly invoices by the 15th of the following month. All invoices will be supported by documentation of expenses of time and materials.
Task 1.2 Review of 6th Cycle Housing Element and Data Collection Before the kick-off meeting and working session, Planwest will conduct a thorough review and annotation of Fortuna’s entire adopted 6th Cycle Housing Element. We will identify the sections of the Housing Element that require updates and the anticipated extent of those updates (e.g., minor vs. substantive), aswell as newsections that must be added to meet new State law requirements. This annotated document will serve as the roadmap for updating the Housing Element. We also review the City’s 6th Cycle Housing Element annual progress reports to identify any possible housing development trends. The General Plan EIR will be consulted to preliminarily assess CEQA environmental review. Planwest will also compile a comprehensive list of necessary City data and documents to ensure the Housing Element incorporates and reflects information from local sources.
Task 1.3 In-Person Kick-off Meeting and Working Session Planwest team representatives will coordinate and lead a collaborative half-day kick-off meeting/working session with City staff. The kick-off portion of the meeting will include a comprehensive review of the scope/schedule/budget, and refine roles and responsibilities and expectations for schedule, process, and work products. Before the kick-off meeting, the Planwest team will prepare and distribute a detailed draft work program including a schedule of task phasing, milestones, and deliverable schedule. The work plan will be finalized based on review and input received at the kick-off meeting. We will review the annotated document prepared in Task 1.1 with City staff during the kickoff meeting and use it to refine the scope of work, priorities, deliverables, and responsibilities.
The working session portion of the meeting will focus on City staff providing input on key housing element topics:
the current site inventory, updates on the status of existing sites, any pending residential projects, and City staff input and insights on potential newsites to help position the City for the region’s significant RHNA increase. Other discussion topics for the working session will include City input on the effectiveness of current housing programs for the City and community, any noted programgaps, and the City’s objectives for community engagement, along with any new State housing element legalrequirements, and reviewing the list of necessary data and documents, and developing a schedule for the City to deliver these items. Planwest will discuss the outreach strategy with City staff to ensure we build on the City's ongoing visioning work.
Key Task 1.0 Deliverables:
Detailed work program (schedule and timeline), and budget tracking document. Post-meeting summaries to document City staff direction on housing element topics reviewed (e.g., programs, sites).
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Task 2.0: Community Outreach and Engagement
The overarching objectives of the design of the Planwest team’s community outreach and engagement tasks are to provide formeaningful and inclusive participation and tomake a diligent effortto reach all economic segments of the community, including underrepresented populations, and to satisfy the requirements of GC section 65583(c)(9). We also recognize that community inputs from the listening and visioning sessions led by Jen Rice Consults, which began in 2025 and are still underway, could be leveraged to refine the scope of community outreach and engagement for preparation of Fortuna’s 7th Cycle Housing Element. The scope of work and budget for this task reflects an approach to build upon this community engagement work rather than duplicating it. Even so, Planwest remains flexible and open to refining outreach strategies in coordination with City staff to best meet community priorities, and the project’s outreach goals and objectives.
Task 2.1. Develop a Detailed Outreach and Engagement Strategy Planwest recognizes that the community listening sessions conducted by Jen Rice Consults will provide insights into the community’s priorities and thoughts for the City’s future. The design of the community listening sessions includes a range of community voices and perspectives, including those traditionally underrepresented in planning processes, and uses various formats–community workshops, focus groups, and interviews. To leverage this engagement work, Planwest will coordinate with City staff to review the details of this engagement and identify any gaps (e.g., input from stakeholders representing special populations such as affordable housing providers). If the analysis identifies gaps, in collaboration with City staff, Planwest will develop strategies to close them and ensure public outreach for the Housing Element meets the requirements of State Housing Element law.
Planwest will do this by:
• Conducting coordination meetings with City staff to refine community priorities, outreach goals, and desired levels of engagement for the Housing Element update. • Perform a gap analysis by compiling, reviewing, and analyzing listening campaign reports and other related materials and information for the Fortuna Strategic Plan and General Plan Updates to identify any gaps with the public outreach and engagement requirements of State law and HCD-recommended practices.
• Evaluating outreach tools and methods appropriate for the City of Fortuna, such as workshops, surveys, interviews, online engagement, andwritten comment opportunities, in light of community size, capacity, and available resources.
Tasks 2.2 Development and Management of a Housing Element Update Website Planwest will develop and manage a dedicated Housing Element website and prepare public-facing communications to simplify the day-to-day outreach logistics and ensure compliance with AB 215’s posting and notification requirements. The Planwest-managed housing element website will be maintained throughout the update process and will serve as a dedicated landing page for announcing public engagement opportunities, associated links, and key project milestones. As residents are familiar with the City’s website and other communication platforms (e.g., social media, physical posting locations), Planwest will also provide ready-touse content designed for use across the City’s existing platforms.
In coordination with the City, Planwest will prepare clear, accessible public announcements to support community awareness and engagement in the 7th Cycle Housing Element update. All materials will be written in plain language and will explain the purpose of the Housing Element, the value of public input, and opportunities for community participation.
Planwest will coordinate with City staff on timing and preferred platforms. The City will retain final control over publishing and distribution on City-managed platforms, with Planwest supplying prepared content and maintaining the project website. Content will be provided in English and Spanish, with additional locally spoken Proposal for the City of Fortuna February 2026
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prevalent languages based on City staff direction and demographic data. The project budget assumes materials will be translated using Google Translate or Microsoft’s translation tools.
Task 2.3 Public Online Survey
The Planwest team, in coordination with the City, will design, administer, and analyze an online public opinion survey to gather community input to help inform various sections of the 7th Cycle Housing Element. The survey will be designed to allow Fortuna residents to provide anonymous input on their housing preferences, opportunities, and challenges. Survey questions will be written in plain language. To encourage participation across a wide range of community members, the survey will be available in English and Spanish, with additional locally spoken prevalent languages based on City staff direction and demographic data, and will be mobilefriendly. Residents will also have the option to complete a paper survey.
The survey will be promoted via social media, announcements, and fliers with QR codes. Survey promotion materials will be in the same languages as the survey. In addition to the Planwest-managed website, the survey will be distributed through City communication channels (e.g., City website, social media, email lists). The Planwest team will coordinate with the City to ensure the survey reaches traditionally underrepresented populations.
Upon survey close, Planwest will compile and analyze survey responses as part of Task 3.7 (Results of Community Outreach and Engagement), including basic demographic cross-tabulation where feasible. The project budget assumes materials will be translated using Google Translate or Microsoft’s translation tools.
Task 2.4 Resident and Stakeholder Interviews
The extent of resident and stakeholder interviews will be informed by Planwest’s gap analysis of the community listening sessions and visions discussed above. Depending on that analysis, Planwest team, in coordinationwith the City, will conduct 5 to 8 follow-up and new interviews with residents. To ensure resident interviews provide opportunities to explore different housing needs and desires, Planwest will review available demographics from the listening and visioning sessions to ensure there is a diverse group of Fortuna residents, including those who are less likely to engage in formal public processes, like renters, students, families with young children, people with disabilities, and older adults.
The gap analysis will include a review of stakeholders who participated in the listening and visioning sessions and the nature of their input. This analysis will also ensure the Housing Element’s outreach includes key internal and external housing stakeholders, such as the departments of Public Works and Parks and Recreation, affordable housing providers, civic groups and institutions (e.g., Saint Joseph Pantry Shelf in Fortuna, the Eugene Lucas Center, Senior Resource Center, etc.), local schools, business leaders, property owners, and the real estate industry. Planwest will also assess whether stakeholder input and information pertinent to Housing Elements development have been provided.
For this task, Planwest will prepare draft and final resident and stakeholder interview questions. Upon completion of the interviews, Planwest will compile and analyze survey responses as part of Task 3.7 (Results of Community Outreach and Engagement), including basic demographic cross-tabulation where appropriate.
The project budget assumes one round of consolidated City staff review edits for each deliverable.
Task 2.5 Community Workshop
Planwest will lead and facilitate one community workshop that will use the survey and interview findings from tasks 2.3 and 2.4, along with housing data from tasks 3.2 and 3.3, to get residents and local leaders to engage in a generative discussion together. The workshops will be structured to support public understanding and public participation. Planwest will prepare meeting materials, including announcements, facilitate discussions, and document public input. As part of Task 3.7, input received during the community meetings will be summarized and incorporated into theHousing Element, including the housing needs assessment, constraints analysis, AFFH Proposal for the City of Fortuna February 2026
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analysis, and development of goals, policies, and implementation programs. Planwest will coordinate closely with City staff regarding meeting logistics and notice requirements.
Task 2.6 Updates to the City Council and Community
Planwest will attend up to three (3) City Council regular meetings to provide brief updates to the Council and residents on the key Housing Element update next steps and upcoming public engagement opportunities. For our first meeting, planned for one of the Council’s regular Aprilmeeting, we would introduce the Housing Element update roadmap, socialize the Planwest-managed website, and review upcoming public engagement opportunities (e.g., the online survey and workshops). The activities of this task are in addition to Planwest’s participation in the Housing Element public hearings described in Tasks 4.3 and 5.2.
Key Task 2.0 Deliverables:
Draft and final community outreach and engagement strategy memo (Word/PDF). Development and management of a Planwest-managed housing element website for the duration of the update process.
Draft and final platform-ready announcement content for City distribution (English and Spanish; Word/PDF).
Draft and final Stakeholder Interview Questions (Word/PDF). Draft and release of the final Public Survey Questions (English and Spanish; Word/PDF). Lead and facilitate one community workshop.
Task 3.0: Prepare Housing Element Sections
Planwest will consult and collaborate with City staff during the preparation of the various Housing Element sections. The deliverables for Task 3.0 are detailed in Tasks 4.0 through 6.0 below.
Task 3.1: Evaluation of 2019 – 2027 Housing Element and Document Review Planwest will evaluate the performance of the 6th Cycle Housing Element’s goals, objectives, and programs to meet the requirements of GC section 65588(a). A performance evaluation will be prepared for each program and will include an assessment of the program’s appropriateness and effectiveness based on the results of the 6th Cycle. Additionally, Planwest’s assessment will recommend improvements to meet the community’s needs and address housing element legal requirements based on the results of the 6th Cycle and with input from City staff.
This task includes Planwest conducting a comprehensive review of the City’s existing relevant land use regulations and environmental documents, regional plans (e.g., the HCAOG’s Regional Transportation Plan), and State documents, especially those from HCD.
Task 3.2 Housing Needs and Special Populations Needs Assessment Planwest will prepare the housing needs assessment (i.e., housing profile) pursuant to GC sections 65583 and 66583.1 with the best available data, including information from the U.S. Census, the California Department of Finance, the California Employment Development Department, the U.S. Department of Housing and Urban Development, the U.S. Department of Agriculture. Planwest will consult with City staff as local experts on the community’s housing needs and existing conditions. The updated housing needs assessment will include information on the following topics:
• Population, including demographics, and employment trends; • Household characteristics, including trends, tenure, overcrowding; • Overpayment of income and tenure;
• Project housing needs by income group;
• Housing stock conditions, including type, cost, and vacancy, and estimated number of units in need of rehabilitation and replacement
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• Housing needs for special populations (i.e., senior households; persons with disabilities, including a developmental disability; acutely-low and extremely-low income households; large families; farmworkers; single-parent and single-parent female-headed households; people experiencing homelessness;
• At-risk housing (i.e., assisted affordable housing at risk of converting to market rate during the next 10 years).
Task 3.3 Housing Constraints and Opportunities
Planwest will lead the review and update of the housing constraints analysis, which identifies and analyzes potential and actual governmental and non-governmental constraints to the maintenance, improvement, or development of housing for all income levels. This task includes incorporating any recent changes in the analysis (e.g., new ordinances and fees) and complying with new requirements related to governmental constraints for special needs housing (e.g., group homes, supportive housing, low barrier navigation centers, emergency shelters, accessory dwelling units). With input from City staff, the analysis will consider the location and adequacy of the City’s public facilities, maintenance, and needed improvements. Planwest will also update information in the nongovernmental constraints related to land costs, construction costs, and the availability of financing. City staff will provide updated information on the length of time between project approval and request for a building permit and any requests the City has received for reduced density. As part of this task, Planwest will also identify existing administrative, regulatory, and financial housing resources and opportunities.
While Planwest will take the lead, this task assumes that City staff will provide the necessary inputs and interpretations of code to complete this update. After completing the analysis, Planwest will identify potential programs to remove or mitigate any identified constraints.
Task 3.4 Sites Inventory
Planwest will review and update the sites inventory to comply with current state requirements and demonstrate the City’s capacity to meet its RHNA for the 7th Cycle planning period. This task assumes close collaboration between Planwest and City staff throughout its completion. Preparation of the sites inventory will include all of the following activities and elements:
• City staffwillreviewand update Table 34 (Vacant Residential Sits Inventory), and associated figures from the current Housing Element, identifying sites that have been developed, are now in the development pipeline, or should be removed from the inventory.
• City staff, with guidance from Planwest, will also provide detailed information on approved residential projects currently pending in the City’s pipeline that are expected to be constructed during the 7th Cycle Housing Element planning period, including unit counts by income level, status, remaining steps, and expected completion.
• Planwestwillwork closely with City staff to identify any newly available sites not included in the previous Housing Element, including sites that may be available through General Plan amendments and other amendments completed since the current Housing Element was adopted in 2019. Planwest, with City staff input, will assess each site’s suitability for housing development, considering zoning, physical, and environmental constraints. City staff will assist Planwest in updating and developing site profiles for current and newly identified sites.
• Planwest will review the buildout assumptions based on changes in allowable densities, analysis of recently built housing developments, and site-specific limitations. Planwest, in consultation with City staff, will update any assumptions as needed. City staff will provide the necessary local knowledge of individual sites and their constraints to develop realistic capacity assumptions. Planwest will then calculate the realistic capacity of each parcel and prepare a map or series of maps showing all available sites.
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• Planwest, and in consultation with City staff, will identify any sites being reused from previous housing elements, which are subject to GC section 65583.2(c).
• Planwest will work with City staff to prepare an assessment of the adequacy of water and wastewater infrastructure to meet housing needs, based on infrastructure capacity information provided by City staff.
• Planwest will work with City staff to evaluate known environmental constraints and hazards (e.g., flooding, fire hazards, seismic safety, riparian and wetland habitat areas) at a programmatic level, and how they relate to sites in the inventory.
• Should non-vacant sites with existing residential uses be included in the sites inventory, the affordability of the units will be assessed, an anti-displacement analysis will be performed, and replacement housing obligations will be identified.
Planwest will assess baseline capacity relative to the City’s assigned 7th Cycle RHNA. To set up the City for compliance with No Net Loss Law (GC section 65863) throughout the 7th Cycle planning period, Planwest will work closely with City staff to ensure the sites inventory provides for HCD’s recommended buffer of 15 to 30 percent.
Should the results of the sites inventory task indicate a shortfall of sites or an insufficient buffer, Planwest will identify the required rezonings and develop an implementation program meeting the requirements of GC sections 65583(c), and subparagraphs (c) and (h) of 65583.2.
Planwest will prepare an electronic copy of the sites inventory using HCD’s required Excel workbook, which will be submitted to HCD with all draft and final versions of the 7th Cycle Housing Element.
Task 3.5 AFFH Analysis and Action Plan
Planwest will update the AFFH data and analysis in the 6th Cycle Housing Element to meet AB 686 requirements.
We will update the current section using available data sources, including HCD’s AFFH mapping tool and other relevant state and federal datasets. Because the state and national AFFH data are at the census tract and blockgroup level, Planwest will supplement these data with local knowledge and data (quantitative and qualitative), following HCD’s recommended best practices for small rural cities. To ensure the AFFH analysis accurately reflects local on-the-ground conditions, Planwest will interview select City staff (e.g., directors of public works, planning, code enforcement), leaders of non-profit community organizations (e.g., resource centers), to ascertain local conditions and the presence of patterns, if any, related to capital improvements, infrastructure investment, community amenities and resources, and other observed demographic and socioeconomic patterns. The local knowledge generated by this effort will be incorporated into the AFFH analysis, which will include:
• A summary of fair housing issues and an analysis of fair housing enforcement and outreach. • An analysis of local and regional patterns and trends related to integration and segregation. • Identification and analysis of Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) and Areas of Affluence.
• Assessment of disparities in access to opportunity, including access to education, employment, transportation, services, and housing for persons with disabilities. • Analysis of disproportionate housing needs that affect protected classes (e.g., overpayment, overcrowding, housing conditions), including displacement risk. • Identify the primary contributing factors to fair housing challenges within the community; and • The extent to which the City’s draft housing sites inventory supports fair housing outcomes.
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market conditions. Actions will be structured to be clear, measurable, state geographic targets, and implementable within the 7th Cycle planning period as required.
Task 3.6: Analysis of Disadvantaged Communities (SB 244) Planwest will leverage our extensive experience and work with Local Agency Formation Commissions (LAFCOs) to prepare an analysis of Disadvantaged Unincorporated Communities (DUC) pursuant to SB 244 and incorporate the results into the draft Housing Element as appropriate. This will include a review of currently available census data, county and city General Plans, prior Municipal Service Reviews (MSRs), and other planning documents as necessary to develop a comprehensive review of DUC. If appropriate, the task will include spatial analysis to examine the geographic relationship between identified DUCs, existing service boundaries, planned infrastructure improvements, and areas identified for future housing development in the Housing Element. Where relevant, Planwest will assess how these conditions intersect with fair housing considerations, housing needs, and access to opportunity.
Depending on the outcomes of the analysis, and if necessary, Planwest will prepare clear, policy-level findings suitable forincorporation into the 7thCycleHousing Element. Where appropriate, Planwestwill identify potential strategies or implementation considerations to address identified issues, recognizing that SB 244 does not require immediate infrastructure expansion but does require thoughtful consideration and planning coordination. The analysis will be coordinated closely with City staff to ensure accuracy, consistency with local knowledge, and alignment with adopted City and County planning documents.
Task 3.7 Results of Community Outreach and Engagement (Task 2) As detailed in Task 2 (Community Outreach and Engagement), the Planwest team will develop and implement an inclusive engagement strategy that makes a diligent effort to achieve public participation of all economic segments of the community to inform the housing element, and to meet the requirements of GC section 65583(c)(9). Planwest will compile and analyze quantitative and qualitative data and information gathered from the Task 2 stakeholder interviews, the online survey, and the community workshop to document public input.
Planwest will prepare a summary of key themes and findings presented in a clear narrative suitable for inclusion in the Housing Element and for presentation to decision-makers and the public. These findings will inform the housing needs and special population needs assessment, constraints analysis, sites inventory, AFFH analysis, and the development of goals, policies, housing programs, and quantified objectives.
Task 3.8 Goals, Policies, Programs, and Quantified Objectives Planwest will lead the development of new and updated housing goals, policies, and implementation programs to reflect current efforts and priorities, and comply with new housing element law requirements. Planwest will use the findings from Task 2.0 and Tasks 3.1 through 3.7 to inform updates of the goals, policies, programs, and quantified objectives for the 7th Cycle Housing Element. Planwestwill also provide direction on changes needed based on the evaluation of the existingHousing Element(Task 3.1),the analysis of housing needs and constraints (Tasks 3.2 and 3.3), community input from the community engagement program (Task 2), and overall best practices. Planwest will work with City staff to ensure that each implementation program has a specific time frame, quantified objective, identifies the departments responsible, and a geographic target. Also, the AFFH action plan (Task 3.5) will be integrated into the Housing Element programs to ease post-adoption implementation and reporting.
Planwest will consult closely with City staff to review and refine the preliminary housing programs and housing sites assumptions thatwill form the foundation of the 7th Cycle Housing Element. This task is intended to ensure early alignment between City priorities, realistic development assumptions, and State Housing Element requirements prior to preparation of detailed policy language and the formal sites inventory. Planwest, in consultation with City staff, will participate in HCD-hosted technical assistance office hours for the purpose to getting early HCD feedback and guidance on best practices and possible approaches to address issues.
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As part of this task, Planwest will also work collaboratively with City staff to update the discussion of funding resources available for affordable housing programs and opportunities for energy conservation. City staff will provide information on local housing programs and initiatives, as well as relevant state and federal funding programs currently available for affordable housing. For the energy conservation section, City staff will similarly provide input to reflect new local and regional programs and initiatives. Planwest will supplement with information on recent changes to the state building code related to energy efficiency.
Task 4.0: Draft Housing Element
Task 4.1 Administrative Draft Housing Element
Planwest will compile the components developed in Task 3 into a cohesive, formatted administrative draft Housing Element. Planwest’s administrative draft will utilize the current Housing Element’s Word template and will generally follow the organization of the current Housing Element. On the other hand, Planwest is flexible and welcomes City staff input and direction on modifications to the Element’s organization and format. The administrative draftwill be submitted to City staff to review/approve. This task assumes City staffwill provide one set of consolidated, clear, and directive comments on the administrative draft, using Microsoft’s Track Changes, to support an efficient revision process.
Task 4.2 Public Review Draft Housing Element
Planwest will review and revise the administrative draft Housing Element to address one round of City staff comments and will prepare the Public Review Draft Housing Element for City staff to review/approve. Planwest will deliver two versions of the public review draft: a clean copy and a track changes copy to clearly show all revisions made to address City comments. Upon receipt of the City’s review/approval, Planwest will transmit the Public Review Draft to the City for posting on the City’s website, and we will post it on the Planwest-managed website for 30 days. Also, Planwest will send emails to persons and organizations that previously requested notices relating to the City’s 7thCycleHousing Element. Planwestwill coordinatewith City staff to confirmdates, posting locations, and distribution methods used throughout the process.
This task assumes that only minimal changes would be needed after City staff’s review/approval. If additional discussion or substantive revisions are needed after City review, a budget amendment may be needed.
Task 4.3 Schedule, Notice, and Conduct a Public Hearing for the Public Review Draft Housing Element Planwest will present the Public Review Housing Element at one (1) public hearing before the City Council.
Planwest will coordinate closely with City staff on meeting logistics, agenda placement, noticing requirements, and the preferred presentation format. Vanessa Blodgett and Michelle Nielsen will be available to attend the meeting, presentthematerials, facilitate discussion and input on the PublicReviewDraft oftheHousing Element, and document any input from the City Council and the public for incorporation into the 7th Cycle Housing Element.
Task 4.4 Prepare HCD Review Draft
Upon completion of the 30-day public review period, Planwest will spend the next 10 business days considering and incorporating public comments. We will also revise the Housing Element to incorporate input and direction from the Planning Commission and City Council. Planwest will deliver two versions of the HCD Review Draft to City staff for review/approval: a clean copy and a tracked changes copy that clearly shows all revisions made in response to comments and input. Upon receipt of the City’s review/approve, and completion of the AB 215 period, Planwest will submit the first HCD draft of the Housing Element to HCD to begin their 90-day review period. The HCD submittal package will also include the Excel sites inventory workbook completed in Task 3.4, and a cover letter documenting the City compliance with the requirements of AB 215. Planwest will submit the Housing Element to HCD using their portal, HCD Connect.
Concurrently, Planwestwill post the firstHCDReview Draft to the Planwest-maintainedwebsite, andwewill send emails to persons and organizations that requested notices relating to the City’s 7th Cycle Housing Element.
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This task assumes City staff will provide necessary authorizations to HCD to allow Planwest to register an HCD Connect account on the City’s behalf for this purpose.
Task 4.5 Coordinate HCD Review of the HCD Review Draft, and Incorporation of HCD’s Requested Revisions Planwest will serve as the City’s point of contact throughout the HCD review process. We will facilitate virtual meetings/phone calls requested by HCD during their 90-day reviewperiod, and Planwestwillreviewand respond to informal feedback provided by HCD during their 90-day review period.
Should HCD find that the draft Housing Element requires revisions to comply with Housing Element Law, Planwest will coordinate and schedule a meeting (virtual or telephone) with HCD staff, City staff, and Planwest to review and discuss their findings and necessary revisions to produce a compliant Housing Element.
Following receipt of HCD’s findings letter on the HCD Review Draft, Planwest willwork in close coordination with City staff to address and incorporate HCD’s requested revisions, preparing targeted revisions to the Housing Elementtext,tables, figures, and supporting analyses as needed. This task is intended to ensure thattheHousing Element is revised in a manner that fully responds to State comments and supports timely certification.
Planwest will prepare a response-to-comments memorandum or similar documentation summarizing how each HCD comment has been addressed, including references to specific revised sections of the Housing Element.
Planwest will coordinate with City staff to review/approve the proposed revisions prior to posting to the webpage and resubmitting to HCD for the subsequent 60-day review after the AB 215 7-day noticing period.
This task assumes incorporation of revisions necessary to achieve HCD conditional approval or certification and is limited to the scope of comments issued by HCD during the applicable review periods.
Key Task 4.0 Deliverables
Administrative draft Housing Element and Public Review Draft Housing Element addressing City comments (Word).
HCD Review Housing Element draft, and revised Housing Element drafts addressing HCD comments (Word/PDF).
HCD submittal packages: transmittal letters; memos documenting compliance with AB 215 required public review periods, posting of draft Housing Element documents, notification of interested parties; Excel sites inventory workbook (Word/PDF/Excel).
Response-to-HCD Comments memorandum or comment matrix (Word/PDF).
Task 5.0: Preparation of Housing Element for Adoption and Public Hearings Planwest will prepare and present the final Housing Element for adoption at two (2) public hearings: one hearing before the Planning Commission, and another before the City Council.
Task 5.1 Prepare Hearing Notices, Staff Reports, Findings, Adoption Resolutions, and PowerPoints for Planning Commission and City Council Hearings
Planwest will prepare the required notice and adoption materials to support the formal consideration and adoption of the 7th Cycle Housing Element by the Planning Commission and City Council. This task is intended to ensure that the Housing Element adoption is procedurally complete, legally defensible, and clearly documented for subsequent submittal to HCD.
Planwest will prepare public hearing notices for posting and publication. Our staff report will summarize the Housing Element update process, including statutory requirements, public participation efforts, major policy components, and key revisions made in response to HCD comments. The staff report will describe the relationship between the adopted Housing Element and applicable State Housing Element law. Planwest will draft the required findings and adoption resolution for the Planning Commission and the City Council. Findings will bewritten to clearly support adoption of theHousing Element, document consistencywith State law, address public participation requirements, and reference completion of CEQA and tribal consultation obligations. The Proposal for the City of Fortuna February 2026
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adoption resolution will be formatted to meet City standards and will include all required statements for formal adoption and authorization to submit the adopted Housing Element to HCD for certification.
Additionally, Planwest will prepare a PowerPoint presentation for the adoption hearing. The presentation will summarize the purpose of the Housing Element, key components of the update, public outreach conducted, responses to HCD comments, and next steps following adoption. The presentation will be structured to support public understanding and facilitate Planning Commission and City Council discussion and decision-making.
Planwest will coordinate closely with City staff to ensure materials are consistent with City formatting preferences and agenda requirements. One round of consolidated City staff review comments is assumed for each deliverable under this task. This task assumes the City will retain responsibility for posting public hearing notices in accordance with Fortuna Municipal Code and State law, including publication in a local newspaper of general circulation.
Task 5.2 Present the Adoption Draft Housing Element at Public Hearings Planwest will present the adoption draft Housing Element at public hearings before the Planning Commission and City Council and respond to questions.
Key Task 5.0 Deliverables:
Draft notices for the public and for government agencies (English and Spanish; Word/PDF). The project budget assumes materials will be translated using Google Translate or Microsoft’s translation tools. Draft and Final Planning Commission and City Council staff reports, findings, and resolutions (Word/PDF).
Planning Commission and City Council Adoption Hearing Presentation (PowerPoint). Adopted Housing Element (Word/PDF).
A public water and sewer providers letter for the City to deliver for compliance with GC section 65589.7 (Word/PDF).
Task 6.0: State Certification
Task 6.1 Submission of the Adopted Housing Element for HCD Review and Certification FollowingCityCouncil adoption of the 7thCycleHousing Element, Planwestwill prepare and submit the adopted Housing Element to HCD for final review and certification in accordance with GC Section 65585. Planwest will assemble the final submittal package, which will include the adopted Housing Element, adoption resolution, final housing sites inventory, and any required supporting documentation demonstrating consistency with HCD comments and conditional approval requirements. Planwest will coordinate with City staff to confirm that all adoption actions have been properly completed and documented.
Planwestwillrespond to any follow-up questions or minor clarification requests from HCD related to the adopted document and will address any remaining procedural or technical issues needed to secure certification.
Upon receipt of HCD’s certification letter, Planwest will provide the City with copies of the certification documentation and assist with any final administrative steps related to posting or distribution of the certified Housing Element. Planwest understands that all materials resulting from this task become the property of the City.
Key Task 6.0 Deliverables
Final Adopted and Certified Housing Element document (Word/PDF). Planwest can provide printed and bound copies of the final document for an additional charge at the City’s request.
Task 7.0: CEQA Compliance
Planwest will ensure that CEQA compliance processes and documentation are properly addressed for the Housing Element update. Should policies and programs be developed during the course of the Housing Element Proposal for the City of Fortuna February 2026
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Update that substantially alterland use practices fromthe existing LandUse Element designations, Planwestwill provide an updated scope and cost estimate for additional CEQA analysis.
Task 7.1 Tribal Consultations
Planwest will coordinate with City staff to implement SB 18 and AB 52 tribal consultation requirements for the Housing Element update, as applicable. The Planwest team will coordinate with City staff to identify California Native American Tribes that have requested consultation or are otherwise entitled to notice based on the City’s geographic area. Planwest will prepare draft consultation initiation letters and supporting materials for City review, consistent with statutory timelines and content requirements. The City will retain responsibility for formally issuing consultation notices, with Planwest providing technical and administrative support.
If a tribe requests consultation, Planwest will assist the City in coordinating and documenting consultation meetings or correspondence. Planwest will support the preparation of meeting summaries and documentation reflecting consultation efforts, issues raised, and outcomes, consistent with CEQA requirements and City procedures. Consultation activities will be conducted in a manner appropriate to the policy-level nature of the Housing Element, recognizing that the Housing Element does not approve specific development projects.
This task assumes consultation limited to the scope of the 7th Cycle Housing Element update and does not include site-specific cultural resource studies or project-level mitigation measures. Should consultation identify the need for additional analysis beyond the Housing Element level, Planwest will coordinate with City staff to determine next steps and, if necessary, provide a revised scope and cost estimate.
Task 7.2 Prepare Exemption or Addendum and Notice of Determination Planwestwill coordinatewithCity staff regardingCEQA interpretation and documentation expectations. This task and budget are scoped for the preparation of either a Notice of Exemption (NOE) pursuant to Section 15061(b)(3) (Common Sense Exemption) of CEQA Guidelines, or an Addendum to the certified programmatic EIR for the General Plan Update (State Clearinghouse # 2007062106) consistentwith CEQA Guidelines Sections 15162 and 15164.
If a NOE is recommended, Planwest will prepare a concise Technical Memorandum summarizing the analysis that underpins the determination for the Common Sense Exemption, and the NOE form pursuant to the CEQA Guidelines. Should an Addendum to the General Plan EIR be found to be suitable, Planwest will prepare an Addendum that evaluates whether the Housing Element would result in any new or more severe significant environmental impacts beyond those previously analyzed and would document the rationale for reliance on the prior environmental review. If an Addendum is prepared, Planwest will also prepare a Notice of Determination (NOD) in accordance with CEQA requirements.
Planwest will prepare the required CEQA findings as part of Task 5.0. This task assumes one round of City review/approval of the draft CEQA document and that the City will retain responsibility for the filing and posting requirements (e.g., the Humboldt County Clerk, CEQA Submit, and the City’s website). If the approach broadens to include an expanded CEQA analysis, a project scope and budget amendment may be required.
Key Task 7.0 Deliverables
Draft and final tribal consultation Letters (Word/PDF) Draft and final CEQA document (Word/PDF)
CONFLICT OF INTEREST STATEMENT
Planwest Partners Inc. recently completed work under contract with the City to assist with 6th Cycle Housing Element program implementation, ADU Ordinance updates, and Mill District Specific Plan development and implementation. Planwest also provides contract staffing services for the Humboldt Local Agency Formation Proposal for the City of Fortuna February 2026
Planwest Partners, Inc. Page | 21
Commission (LAFCo); however, there are no current or anticipated City LAFCo applications on file. Otherwise, we are not currently contracted or working with the City in any other capacity at this time.
PROJECT MANAGER REFERENCES
References for Planwest Project Manager Michelle Nielsen, including name, organization, title, email, and phone number from current/ past clients for similar types of projects/services are provided below.
Amy Nilsen – City of Fortuna, City Manager – [email protected], (707) 725-1410 Kristene Hall – City of Ferndale, City Manager/City Clerk – [email protected], (707) 786-4224 Todd Juhasz – City of Mt. Shasta, City Manager – [email protected], (530) 926-7519 Rico Tinsman – Contract City Planner for the cities of Dorris, Etna, Montague, and Tulelake – [email protected], (530) 925-6250
SCHEDULE OF SERVICES AND COST ESTIMATE
The Planwest team proposes to complete the City of Fortuna Housing Element in 17 months, as shown on the proposed schedule. The price is based on the proposed schedule. If the schedule is protracted significantly for reasons beyond Planwest’s control, a budget amendment may apply to any remaining work. Planwest’s current and projected workload has sufficient time for assigned staff to meet all required timeframes for the City of Fortuna Housing Element. We propose to complete all project tasks on a time and materials basis for a not-toexceed amount, as outlined in the attached sealed cost proposal. This cost proposal includes a detailed breakdown by Scope of Work item, staff level, hourly rates, and projected hours.
Fortuna 2027 - 2035 Housing Element Update Project Start: 3/23/2026 Denotes Key Milestone and/or Deliverable Denotes public meeting/hearing Schedule of Services Planwest Partners, Inc.
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 TASK # TASK DESCRIPTION TEAM
MEMBER/CITY START END
3/233/30
4/6
4/134/204/27
5/4
5/115/185/25
6/16/8
6/156/226/29
7/6
7/137/207/27
8/3
8/108/178/248/31
9/7
9/149/219/2810/5
10/1210/1910/26
11/211/9
11/1611/2311/30
12/7
12/1412/2112/28
1/4
1/111/181/25
2/12/8
2/152/22
3/13/8
3/153/223/29
4/5
4/124/194/26
5/3
5/105/175/245/31
6/7
6/146/216/28
7/5
7/127/197/26
8/28/9
8/168/238/30
9/6
TASK 1.0 Project Kickoff, Coordination, and Management
1.1 Project Management MN 3/23/26 8/15/27
1.2 Document Review and Data Collection MN, SW 3/23/26 4/10/26
1.3 In-Person Kick-Off Meeting/Working Session (to be held the week of 4/7 - 4/10) MN, VB 4/8/26 4/8/26 Task 2.0 Community Outreach and Engagement Activities
2.1 Develop Detailed Outreach and Engagement Strategy: Draft and Final Strategy MN, SW 3/23/26 4/10/26 A City Review/Approval of Draft Outreach and Engagement Strategy, draft survey, & interview questions. CITY 4/6/26 4/8/26
2.2 Development and launch of Planwest-managed Housing Element Update website SW 3/23/26 4/17/26
2.3 Public Online Survey MN, SW 4/20/26 5/21/26
2.4 Resident and Stakeholder Interviews MN, SW 4/20/26 5/8/26
2.5 Community Workshop (to be held in June, date TBD) MN, VB, SW 6/2/26 6/18/26
2.6 Updates to the City Council and Community (<=3 meetings) MN 4/20/26 1/31/27 Task 3.0 Prepare Housing Element Sections
3.1 Evaluation of 2019 – 2027 Housing Element and Document Review MN, MR, SW 3/23/26 7/13/26
3.2 Housing Needs and Special Populations Needs Assessment MR, SW 3/23/26 7/13/26
3.3 Housing Constraints and Opportunities MN, MR, SW 3/23/26 7/13/26
3.4 Sites Inventory MR, MN 3/23/26 7/13/26
3.5 AFFH Analysis and Action Plan MN, SW 3/23/26 7/13/26
3.6 Analysis of Disadvantage Communities (SB 244) VB, SW 3/23/26 7/13/26
3.7 Results of Community Outreach and Engagement (Task 2) VB, SW 5/4/26 7/13/26
3.8 Goals, Policies, Programs, and Quantified Objectives ALL 4/15/26 7/13/26 Task 4.0 Draft Housing Element
4.1 Administrative Draft Housing Element Released to City, and City Review of Draft ALL 7/13/26 7/13/26 A City Review/Approval of Administrative Draft CITY 7/13/26 7/31/26 B Planwest incorporates City input MN 8/3/26 8/5/26
4.2 Public Review Draft of Housing Element Released for 30 day review MN 8/6/26 9/5/26
4.3 Schedule, Notice, and Conduct a Public Hearing on the Public Review Draft Housing Element MN,VB 8/17/26 8/17/26
4.4 Prepare HCD Review Draft: incorporate public input into Housing Element (AB 215 10-working day period) MN, MR, SW 9/7/26 9/17/26 A City Review/Approval of HCD draft of Housing Element CITY 9/10/26 9/14/26 B Planwest incorporates City input MN 9/15/26 9/17/26
C Submit draft Housing Element to HCD and publish on Planwest-managed website MN 9/18/26 9/18/26
4.5 Coordinate HCD Review of the HCD Review Draft (HCD 90-day review period) MN 9/18/26 12/17/26 A If HCD finds draft to not be substantial compliance, schedule and conduct meeting with HCD MN 12/18/26 12/31/26 B Planwest Incorporates HCD Input and revises the Housing element MN 12/18/26 1/12/27 C City Review/Approval of revised HCD draft CITY 1/13/27 1/21/27 D Planwest incorporates City input MN 1/22/27 1/25/27
E Release 2nd Housing Element draft for public review MN 1/26/27 2/2/27 F Submit final draft Housing Element to HCD (60-day review period) MN 2/3/27 4/4/27 Task 5.0 Preparation of Housing Element for Adoption and Public Hearings
5.1 Prepare Hearing Notices, Staff Reports, Findings, Adoption Resolutions, and PowerPoints for PC and CC Hearings; prelim. drafts to City for prelim. review. Planwest incorporates City input. MN, SW, CITY 2/5/27 3/15/27 A Planwest prepares Adoption Draft incorporating HCD input, and finalizes PC agenda item materials MN 4/5/27 4/8/27 B City Review/Approval of administrative draft of the Adoption Draft and agenda item materials CITY 4/9/27 4/13/27 C Planwest incorporates City input MN 4/14/27 4/15/27
D PC 10-day public notice released also posted on Planwest-managed website SW, CITY 4/15/27 4/15/27
5.2.a PC public hearing for Recommendation to City Council MN 4/27/27 4/27/27 A Planwest incorporates input from PC hearing into Adoption Draft, & finalizes CC agenda item materials MN 4/28/27 4/30/27 B City Review/Approval of revised Adoption Draft and CC agenda item materials CITY 5/3/27 5/11/27 C Planwest incorporates City input MN 5/12/27 5/17/27
D CC 10-day public notice released CITY 5/27/27 5/27/27
5.2.b City Council public hearing to adopt Housing Element MN 6/7/27 6/7/27 Task 6.0 State Certification
6.1 Submit adopted Housing Element to HCD for 60-day certification review MN 6/9/27 8/8/27 Task 7.0 CEQA Compliance
7.1 Tribal Consultations SW, CITY 4/8/26 6/4/26
7.2 Prepare Exemption or Addendum and Notice of Determination SW, CITY 1/28/27 3/15/27 Project Weeks (2026) Project Weeks (2027)
Proposal for the City of Fortuna February 2026
Planwest Partners, Inc.
APPENDIX A – PLANWEST RESUMES
TEL: (707) 825-8260P.O. Box 4581 Arcata, CA 95518www.planwestpartners.com
VANESSA BLODGETT
Principal Planner and Partner
Vanessa Blodgett is a Principal Planner and partner with Planwest Partners Inc. She has nearly 20 years of experience working with national, state, private, and local agencies on resource management, community infrastructure and planning projects.
Vanessa has expertise in land use planning and environmental compliance and mitigation monitoring programs subject to the California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA). Her knowledge and leadership in policy development and program implementation has shaped outcomes for projects such as the City of Arcata General Plan Update; City of Ferndale Land Use Element Update; numerous Housing Element Updates; and various Humboldt Bay Harbor, Recreation and Conservation District Projects. Her planning experience includes the preparation and processing of planning documents, facilitating community engagement, preparing environmental permits, environmental impact reports, mitigated negative declarations, policy analysis, and implementation plans.
Relevant Project Experience
• City of Arcata General Plan 2045 Update
Worked with the City of Arcata on a comprehensive general plan update which includes, but is not limited to, land use, circulation system, infrastructure, safety, design, resource conservation, and open space. The project also includes a new area plan (Gateway Area Plan). Assisted the City with coordinating and facilitating outreach activities throughout the project including an open house, public meetings and coordinating associated CEQA review. • City of Ferndale Contract City Planner
Serving as contract city planner which includes providing staffing services at Planning Commission and City Council meetings, processing and coordinating review of planning applications, and preparing staff reports. Prepared General Plan Element Updates including Land Use Element and the 6th Cycle Housing Element Update. Conducted community surveys, hosted open house event, and facilitated public review processes.
Prepared CEQA EIR for General Plan Land Use and Safety Element Updates. • 6th Cycle Housing Element Updates
Worked with numerous jurisdictions on 6th Cycle Housing Element Updates including, but not limited to Del Norte County, City of Yreka, City of Mt. Shasta, City of Dunsmuir, and others. These updates included substantial public engagement including surveys, stakeholder interviews, and public meetings. • City of Fortuna Mill District Specific Plan
Planwest led the development of a Specific Plan and Supplemental Environmental Impact Report (EIR) for the Mill District in the City of Fortuna. This project involves assessing the existing conditions and constraints of the Mill District; identifying the use, development, and other needs of the area; drafting amendments to the General Plan Land Use Element policies; and conducting stakeholder outreach to draft a Mill District Specific Plan (MDSP) that will support, improve, and increase the City’s economic, employment, and residential potential. • City of Arcata West End Specific Plan
Planwest prepared the West End Specific Plan (WESP) for the City of Arcata which included land use, circulation system, infrastructure, economic development, and finance components. The plan provided recommendations for improvements that encourage development.
EDUCATION
University of California, Santa Cruz
Environmental Studies/Earth
Sciences, 2005
TRAINING/PROFESSIONAL AFFILIATIONS
HSU Leading Organizational and
Community Change
Courses 2016-2017
Humboldt Area Foundation, Cascadia
Leadership Program, 2011
Member, Association of Environmental
Professionals (AEP)
2008-Present
AEP Advanced CEQA Workshops
2009-2024
TEL: (707) 825-8260P.O. Box 4581 Arcata, CA 95518www.planwestpartners.com • Humboldt Bay Harbor Recreation and Conservation District Projects. Humboldt County, CA.
Participates in a variety of planning, environmental review, and permitting activities for Harbor District projects.
Coordinates with District staff and consultants; manages, prepares, and reviews CEQA documents. Coordinate and prepare coastal development permit applications for District projects and facilities. • Noyo Harbor District Community Sustainability Plan
Collaborated with the Noyo Harbor District Staff and Commissioners, stakeholders and the greater Fort Bragg regional community in the preparation of a Community Sustainability Plan (CSP). The Planwest team facilitated multiple outreach sessions to solicit input from key Noyo Harbor stakeholder groups, including commercial fishermen, charter boat operators, waterfront businesses, and community members, as well as conducted surveys, interviews, and public meetings.
• Tenmile Creek Watershed Forest Health Project: CalVTP Project Specific Analysis Prepared documentation to demonstrate compliance with the California Vegetation Treatment Program (CalVTP) PEIR. Prepared Project Specific Analysis (PSA) and addendums, detailing potential project impacts as well as applicable Standard Project Requirements and Mitigation Measures to comply with CEQA and NEPA. • City of Eureka Business Ready Implementation and Recommendation Plan Provided recommendations to make Eureka’s development processes simple, concise, efficient, and streamlined, including policies and procedures changes. • Tolowa Dee-Ni’ Nation HVR Wastewater Improvement Project Environmental Services Prepared environmental compliance documents to the specifications of the State Water Quality Control Board Environmental Package for the project financial assistance application. Assisted with CEQA document review and adoption and applicable federal cross-cutter requirements for the project. • McKinleyville Community Services District Wastewater Facility Improvement Project Environmental Compliance
Prepared permitting documentation including Coastal Development Permit (CDP). Reviewed project Initial Study/Mitigated Negative Declaration, Mitigation Monitoring Program, and prepared exhibits for and conducted public informational open house for the project.
• Local Agency Formation Commission (LAFCo) Staffing Services Planwest provides contract staffing services to multiple LAFCos in northern California, including, but not limited to, Humboldt, Del Norte, Trinity, and Shasta LAFCo. Services include the preparation, management and review of the Spheres of Influence (SOI) and of Municipal Service Reviews (MSR) for each city, fire protection district, water district, sanitary district, and other special districts in each county. • Samoa Town Master Plan Environmental Documents and Local Coastal Plan Amendment Planwest led a team in the preparation of the Samoa Town Master Plan Environmental Impact Report. During EIR preparation, review and certification, Planwest coordinated with County staff, the applicant and their consultants, and state, local, and federal agencies. Prepared Supplemental EIR for project updates. • Arcata Rail with Trail Connectivity Project Constraints Analysis, Initial Study and MND Coordinated the preparation of the Environmental Constraints Analysis, Initial Study and MND for a proposed 4.5- mile long Class I, ADA accessible, non-motorized multiuse paved trail in Arcata. • City of Arcata Land Use Code, General Plan Amendments and Local Coastal Program Amendment (2008) Completed Land Use Code Amendments and conducted associated CEQA review and resulting negative declaration. Coordinated California Coastal Commission review of Local Coastal Program Amendment for General Plan: 2020 and Land Use Code. Prepared various permit application handouts.
TEL: (707) 825-8260670 9th Street, Suite 201, Arcata, CA 95518www.planwestpartners.com Michelle Nielsen, AICP
Senior Planner
Michelle Nielsen is a Senior Planner with nearly 20 years of experience working with local governments in California, including long range and project land use planning. Previously, Michelle served as Senior Planner for Humboldt County Planning and Building Department.
Michelle’s housing element preparation and implementation, engagement with a broad range of stakeholders, and project permitting and entitlement experience offers a broad perspective when engaging organizations, agencies and stakeholders in developing housing policy and implementation programs. She has project management experience that is tailored to the unique needs of communities served.
Relevant Project Experience
• Local Agency Housing Element Preparation
Prepared housing element drafts for local agencies, including affirmatively furthering fair housing analysis and action plans. Lead planner for preparing housing elements with implementation programs that emphasize property owner technical assistance, removal regulatory and procedural barriers, improving housing production for special populations, and meeting new State housing laws. Responsible for facilitating discussions with Department of Housing and Community Development for certification, and preparing revisions to respond to HCD input.
• Housing Element Implementation
Prepared zoning and subdivision ordinance amendments to implement housing element programs for the cities of Ferndale, Fortuna, and Point Arena. Prepared SB 2 and LEAP grant applications, implemented awarded activities, and administered the grants. Responsible for the preparation of annual general plan and housing element annual progress reports. Led the development of a Article XXXIV ballot measure authorization that Humboldt County voters passed. Developed a local agency initiative that leveraged new state Housing Law to improve housing production, and led the campaign to recruit property owners. Facilitated the development of an RFP for local agency committee to solicit proposals for a supportive services.
• Public Engagement
Led public outreach and preparation of the 25-26 Unmet Transit Needs Assessment for HCAOG. Developed community online community surveys for housing element updates, and responsible for promoting the surveys to increase resident participation. Led community workshops. • Land Use Project Planning
Prepared the City of Ferndale’s 2024 Local Road Safety Plan. Project planner for density bonus, use permits, boundary adjustments, and subdivisions for the cities of Ferndale and Fortuna. Project planner for entitling numerous residential, commercial and industrial developments including preparation of project negative declarations. Prepared general plan conformance reviews for local agencies.
• Project Management
Managed the planning, coordination, execution, and implementation of the 6th cycle housing element updates for the cities of Yreka, Mt. Shasta, Dorris, Dunsmuir, Etna, Montague, and Tulelake in Siskiyou county, and the 2019 Housing Element Update for the County of Humboldt.
EDUCATION
B.A., University of California, Riverside
TRAINING/PROFESSIONAL AFFILIATIONS
American Institute of Certified
Planners (2026)
Humboldt Area Foundation, Cascadia
Leadership Program, 2019
American Planning Association
Association of Environmental
Professionals
Advanced CEQA Workshops 2014-
2025
TEL: (707) 825-8260 670 9th Street, Suite 201 Arcata, CA 95521www.planwestpartners.com Michael Richardson
Senior Advisor
Michael Richardson is a Senior Advisor with Planwest Partners Inc.
He has over thirty years of experience supporting local governments in both long-range and current planning. From 1991 to 2022, Michael held planner and management roles with the Humboldt County Planning and Building Department, leading major long-range and current planning initiatives. He led and authored six Housing Element updates, preparing GIS analyses, staff reports, and policy recommendations that expanded opportunities for affordable housing, second units, and subdivisions while maintaining-range and current planning initiatives. He led and authored six Housing Element updates, preparing GIS analyses, staff reports, and policy recommendations that expanded opportunities for affordable housing, second units, and subdivisions while maintaining compliance with state Housing Element law from 1991 to 2022.
Since joining Planwest in 2023, Michael was instrumental in the successful completion and certification of housing elements for five cities in Siskiyou county. Michael also supported the preparation of the CEQA documentation and draft staff report for a 70-unit mixed use development in McKinleyville, and the Initial Study/Mitigated Negative Declaration for a Hydrogen Fueling Station located at the Humboldt Transit Authority’s main yard in the City of Eureka.
Relevant Project Experience
• County of Humboldt Housing Element Updates for Six Cycles Led the preparation and presentation of draft Housing Element and staff reports and recommendations on six Housing Element updates. He also implemented them, overseeing several major General Plan and Coastal Plan amendments to encourage second units, affordable housing and mixed-use developments. He managed and implemented an ambitious rezoning program that added more than 800 units of multifamily development potential to the residential land inventory, maintaining the County’s Housing Element’s compliance with state law. He oversaw implementation of policy and process improvements to reduce permit requirements and processing times for most forms of housing, cottage industry and non-conforming uses in the County’s General Plan, zoning and subdivision ordinances.
• County of Humboldt General Plan Update
Served as senior planner for the County’s comprehensive update of the General Plan, responsible for advising County leadership and stakeholder groups of regulatory policy options and potential implications. He prepared and delivered presentations at 50+ public meetings and hearings. • Expert Technical Assistance and Support
Provided regular and on-going planner assistance to the McKinleyville and Eureka municipal advisory committees, management and line staff on community development issues and trends and how they intersect with land use regulations. He conducted comprehensive housing and land use planning studies and secured approval of a wide variety of current planning projects including General Plan and zoning changes, conditional use permits, and subdivisions.
EDUCATION
Southern Illinois University
Geography MS
1987
Humboldt State University
Natural Resources Planning BS
1985
Member, Association of Environmental
Professionals
2023-Present
TEL: (707) 825-8260 670 9th Street, Suite 201 Arcata, CA 95521www.planwestpartners.com Sarah Wickman
Associate Planner
Sarah Wickman is an Associate Plannerwith Planwest Partners Inc. She has over eight years of experience working with national, state, private, and local agencies on resource management, community engagement, and planning projects. Sarah has expertise in resource management, stakeholder outreach, and environmental compliance subject to the California Environmental Quality Act (CEQA). Her knowledge in policy development and environmental compliance has shaped outcomes for projects such as the ongoing Mendocino County Regional Sea Level Rise Strategies, Humboldt County Climate Action Plan (CAP), and various Humboldt Bay Harbor, Recreation and Conservation District projects. Her planning experience includes the preparation and processing of planning documents, environmental permits, environmental impact reports, policy analysis, and implementation plans.
Relevant Project Experience
• El Dorado County Targeted Fire Protection District MSR Prepared a targeted MSR for five fire protection districts (FPDs) in El Dorado County which analyzed each FPD for service capacity, response times, infrastructure needs, governance, and financial performance. Led coordination with fire district staff to collect detailed operational and fiscal data, including call volumes, staffing levels, apparatus inventories, and multi-year budgets.
• Contra Costa County Miscellaneous County Service Area MSR Drafted the Contra Costa County Miscellaneous County Service Area (CSA) MSR evaluating governance structures, service delivery, infrastructure needs, and fiscal sustainability for 15 CSAs providing a variety of community services including drainage, ferry, transit, street lighting, police, and libraries. Conducted detailed analysis of agencyspecific data, budgets, and demographic trends, and developed written SOI and MSR determinations in compliance with LAFCo and state requirements. Coordinated directly with CSA staff and Contra Costa County departments (including Public Works, Library Services, and the Sheriff’s Office) to collect and synthesize operational, financial, and infrastructure data across multiple service areas.
• Humboldt Bay Harbor Recreation and Conservation District Projects Provides comprehensive environmental review and permitting for a range of coastal infrastructure and restoration projects for the Harbor District in Humboldt, California. Responsibilities include preparing and managing Coastal Development Permit (CDP) applications, coordinating CEQA and NEPA compliance, and ensuring consistency with Coastal Act policies and federal regulatory requirements. Provides technical assistance through all project phases, including environmental documentation, interagency coordination, and permit implementation and monitoring for major projects such as the Nordic Aquafarms Project and the Redwood Marine Terminal Offshore Wind Project.
City of Ferndale General Plan Environmental Impact Report Assisted in preparation of the City of Ferndale’s General Plan Programmatic Environmental Impact Report (PEIR) by conducting research, drafting impact analysis, and undergoing CEQA compliance review. Contributed to technical sections, integrated stakeholder input, and ensured consistency between the General Plan policies and environmental documentation to support adoption and implementation.
EDUCATION
Humboldt State University
Marine Biology, 2015
Minor: Environmental Ethics
Middlebury Institute of International
Studies in Monterey
International Environmental
Policy MA, 2022
TRAINING/PROFESSIONAL AFFILIATIONS
People and Culture Coordinator,
Association of Environmental
Professionals
2023-Present
Member, Association of Environmental
Professionals
2023-Present
AEP CEQA and NEPA Workshops
2023-2025