Agenda packet — Portola City Council, August 28, 2024

1 City of Portola
AGENDA
Regular Meeting
August 28, 2024 06:00 PM
35 Third Ave, Portola, CA 96122
https://www.cityofportola.com/
Mayor Pat Morton • Mayor Pro-Tem Jim Murphy • Councilmember Bill Powers • Councilmember Leah Turner • Councilmember Mikki Brown

REASONABLE ACCOMMODATIONS
The City Council welcomes you to its meetings which are regularly held the second and fourth Wednesday of each month at 6:00 p.m. at the City Hall Council Chambers. Your interest and participation is encouraged and welcome.

As a courtesy, the City Council meeting is also accessible to the public via live streaming at:
https://zoom.us/j/3583067836 or by phone at: Phone Number 1.669.900.6833; Meeting ID: 358 306 7836. Online and telephonic access does not guarantee the public the ability to observe the meeting in the event there is a disruption or connectivity issues that affect broadcasting.

Members of the public who want to be assured that they have the ability to observe the meeting and make comment during the meeting, should attend the meeting in-person.

Any person desiring to address the City Council or any committee, commission or agency under the jurisdiction of the City Council, on any item not on the agenda may do so during public comment period. Public comment during the meeting will be accepted in person only.

Public Comment can be made by clicking on the "comment" section directly from the agenda, next to each agenda item.

Public comment for regular meetings will also be accepted via email sent to the Administrative Clerk, at [email protected] which if received at least 24 hours prior to commencement of the meeting will be distributed to the Council and posted to the City’s website prior to the meeting.

Meeting facilities are accessible to persons with disabilities. Reasonable efforts will be made to accommodate the participation of the disabled in the City’s public meetings. If special accommodation for the disabled is needed, please notify the City at 530.832.6801 at least 48 hours prior to the meeting.

1. Call to Order
A. Pledge of Allegiance
B. Roll Call
2 2. Public Comments
Discussion Comment
This section is intended to provide members of the public with an opportunity to comment on any subject that does not appear on this agenda. Please note that California law prohibits the City Council from taking action on any matter which is not on the posted agenda, unless it is determined to be an urgency item by the City Council. Any member of the public wishing to address the City Council during “PUBLIC COMMENT” shall first secure permission of the presiding officer, stand; may give his/her name and address to the Clerk for the record. Each person addressing the City Council shall be limited to three minutes ordinarily, unless the presiding officer indicates a different amount will be allotted.

3. City Communications
Discussion Comment
A. City Council Communications
B. Staff Communications/Fire Report/Sheriff's Report/Air Quality Report C. Interim City Manager's Report

4. Consent Agenda
Discussion Possible Action Comment View Item
These items are expected to be routine and non-controversial. The City Council will act upon them at one time without discussion. Any Councilmembers, staff member or interested party may request that an item be removed from the consent agenda for discussion. Additional budget appropriations will require a four/fifths roll call vote.

A. Claims - Adopt Resolution No. 2594 authorizing the payment of claims from August 9, 2024 through August 22, 2024

5. Draft Housing Element
Discussion Possible Action Comment View Item
Review the draft 7th Cycle Housing Element and provide direction to staff regarding the Housing Element policies, direct staff regarding public participation and direct staff to submit to HCD if applicable

6. Presentation regarding possible lane reduction on Highway 70 through Portola as part of the Caltrans Cromberg Project
Discussion Possible Action Comment View Item
The City will receive presentations from Jim Graham, the Executive Director of the Plumas County Transportation Commission and from Maz Rahmani, Project Management, Caltrans-District-02

7. Closed Session
Discussion Possible Action Comment
A. Litigation - Anticipated Litigation (Significant Exposure to Litigation) Conference with Legal Counsel - Anticipated Litigation Pursuant to Gov. Code Section 54956.9 (d)(2)
3 8. Adjournment
Resolution No. 2594 August 28, 2024
RESOLUTION NO. 2594

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PORTOLA

AUTHORIZING PAYMENT OF CLAIMS FOR THE PERIOD
AUGUST 9, 2024 THROUGH AUGUST 22, 2024.

ACCOUNTS PAYABLE
CHECK RUN: 46143-46160

PAYROLL
CHECK RUN: 17409-17418
REMITTANCE CHECKS: 17419

WHEREAS, the City Council of the City of Portola has been fully advised that all such claims and demands are legal obligations of the City; and,
WHEREAS, the City Council has fully considered the claims and money demands and payment thereof as set forth below and in "Exhibit A" attached hereto and incorporated herein.

ACCOUNTS PAYABLE: $ 27,130.82
PAYROLL: $ 27,549.15
TOTAL: $ 54,679.97
NOW THEREFORE BE IT RESOLVED THAT all claims and demands represented are just and proper and legal demands or claims against the City of Portola, and the payment of any such demands is approved and authorized.

PASSED, APPROVED AND ADOPTED this 28th day of August 2024 by the following vote:

AYES:

NOES
ABSTAIN:

ABSENT:

Pat Morton, Mayor
ATTEST:

Susan Scarlett, Interim City Manager
I, Susan Scarlett, Interim City Manager of the City of Portola, do hereby certify that the above and foregoing Resolution was duly passed and adopted by the City Council at the City of Portola Regular meeting thereof held on August 28, 2024.

Susan Scarlett, Interim City Manager
8/15/2024 2:56 PM DIRECT PAYABLES CHECK REGISTER PAGE: 1 PACKET: 00427 8.28.2024 AP RUN
VENDOR SET: 01 CITY OF PORTOLA **** CHECK LISTING ****
BANK: PC POOLED CASH - PLUMAS

I-202408152572 ACETLENE/OXYGEN R 8/28/2024 446.98 046145 446.98 0027 BASTIAN ENGINEERING
I-202408152568 ENGINEERING PROG SERVICES R 8/28/2024 536.26 046146 536.26 0046 CASHMAN EQUIPMENT COMPANY
I-202408152578 BACKHOE RENTAL R 8/28/2024 5,627.62 046147 5,627.62 0048 CBC COMPANIES-FACTUAL DATA
I-202408152573 UB CREDIT CHECKS R 8/28/2024 45.00 046148 45.00 0062 CSG CONSULTANTS, INC.

I-202408152571 CODE ENFORCEMENT R 8/28/2024 960.00 046149 960.00 0090 GRAINGER INC
I-202408152580 LDWTP MATERIALS R 8/28/2024 13.69 046150 13.69 0105 INTERMOUNTAIN DISPOSAL
I-202408152574 REFUSE COLLECTION R 8/28/2024 640.65 046151 640.65 0105 INTERMOUNTAIN DISPOSAL
I-202408152575 SEWER PONDS R 8/28/2024 228.67 046152 228.67 0111 JEFFERSON SUPPLY COMPANY
I-202408152579 WATER MATERIALS R 8/28/2024 137.91 046153 137.91 0132 LEWISPORT USA
I-202408152582 CITY SIGNAGE R 8/28/2024 299.54 046154 299.54 0136 MANHARD CONSULTING
I-202408152576 PLANNING SERVICES R 8/28/2024 4,890.00 046155 4,890.00 0218 SILVER STATE ANALYTICAL
I-202408152577 WATER/WASTEWATER TESTING R 8/28/2024 1,105.00 046156 1,105.00 0225 SONSRAY MACHINERY, LLC
I-202408152583 EQUIP REPAIR/MAINT R 8/28/2024 173.82 046157 173.82 8/15/2024 2:56 PM DIRECT PAYABLES CHECK REGISTER PAGE: 2 PACKET: 00427 8.28.2024 AP RUN
VENDOR SET: 01 CITY OF PORTOLA **** CHECK LISTING ****
BANK: PC POOLED CASH - PLUMAS

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME TYPE DATE DISCOUNT AMOUNT NO# AMOUNT
------------------------------------------------------------------------------------------------------------------------------------ 0235 SUSAN SCARLETT
I-202408152569 ACCOUNTING SERVICES R 8/28/2024 5,500.00 046158 5,500.00 0239 THATCHER , INC
I-202408152584 LDWTP CHECMICALS R 8/28/2024 4,625.09 046159 4,625.09 1 AMY TRENNER
I-202408152570 REIMBURSEMENT R 8/28/2024 26.40 046160 26.40 * * B A N K T O T A L S * * NO# DISCOUNTS CHECK AMT TOTAL APPLIED REGULAR CHECKS: 18 0.00 27,130.82 27,130.82
HANDWRITTEN CHECKS: 0 0.00 0.00 0.00
PRE-WRITE CHECKS: 0 0.00 0.00 0.00
DRAFTS: 0 0.00 0.00 0.00
VOID CHECKS: 0 0.00 0.00 0.00
NON CHECKS: 0 0.00 0.00 0.00
CORRECTIONS: 0 0.00 0.00 0.00
BANK TOTALS: 18 0.00 27,130.82 27,130.82
8/15/2024 2:56 PM DIRECT PAYABLES CHECK REGISTER PAGE: 3 PACKET: 00427 8.28.2024 AP RUN
VENDOR SET: 01 CITY OF PORTOLA **** CHECK LISTING ****
BANK: ALL
** REGISTER GRAND TOTALS *
* * T O T A L S * * NO# DISCOUNTS CHECK AMT TOTAL APPLIED REGULAR CHECKS: 18 0.00 27,130.82 27,130.82
HANDWRITTEN CHECKS: 0 0.00 0.00 0.00
PRE-WRITE CHECKS: 0 0.00 0.00 0.00
DRAFTS: 0 0.00 0.00 0.00
VOID CHECKS: 0 0.00 0.00 0.00
NON CHECKS: 0 0.00 0.00 0.00
CORRECTIONS: 0 0.00 0.00 0.00
REGISTER TOTALS: 18 0.00 27,130.82 27,130.82
** POSTING PERIOD RECAP **

FUND PERIOD AMOUNT
-----------------------------------------
100 8/2024 8,182.96CR
207 8/2024 495.00CR
208 8/2024 821.39CR
215 8/2024 275.00CR
710 8/2024 13,733.23CR
720 8/2024 3,183.24CR
730 8/2024 440.00CR
===========================================
ALL 27,130.82CR
TOTAL ERRORS: 0 TOTAL WARNINGS: 0
1 MEETING DATE: August 28, 2024
AGENDA ITEM: 5. Draft Housing Element
FROM: Karen Downs
RE:

Review the draft 7th Cycle Housing Element and provide direction to staff regarding the Housing Element policies, direct staff regarding public participation, and direct staff to submit to HCD if applicable BACKGROUND:

The Housing Element is one of seven State-mandated elements of the General Plan, and includes goals, policies, and programs addressing existing and future housing conditions and needs in Portola. The Housing Elements must be reviewed and approved by the State Department of Housing and Community Development (HCD).

Based on State requirements, staff has been working to prepare the Draft 7th Cycle Housing Element for City Council and public review/comment.

This proposed draft will be available at City Hall and will be open for public comment for 30 days on the City of Portola's website. This City Council meeting is aimed at sharing the draft and gathering City Council and public feedback.

EXECUTIVE SUMMARY:

The proposed project is an update of the 6th Cycle Housing Element adopted in 2019. The 7th Cycle Housing Element has been prepared by the City to comply with the legal mandate that requires each local government to adequately plan to meet the existing and projected housing needs of all economic segments of the community. The Housing Element has been prepared pursuant to Government Code Section 65580-65589.8.

The proposed 7th Cycle Housing Element sets forth goals, policies, objectives, and programs that together evidence the ability to meet the City’s fair share of regional housing needs by the year 2029. The number assigned to the City of Portola (by the State) pursuant to the Regional Housing Needs Allocation (RHNA) process is 37 new dwelling units (6 Very Low, 7Low, 6 Moderate, and 18 Above Moderate-Income units). The Housing Element does not require the construction of these units but rather establishes policies that will allow for and support their development.

The RHNA requirement is based on actual building that occurs in the City; if there is no building, then there can be no progress towards meeting the RHNA. It is expected that the City’s RHNA is able to be met through the Portola Highlands Development, as identified in the approved Affordable Housing Master Plan, and the Portola 192 project. 2 The City of Portola has eight broad housing priorities:

1. To maintain and improve the quality of the existing housing stock and their neighborhoods.

2. To provide a variety of housing locations and types for all residents.

3. To encourage the construction of special needs housing including but not limited to domestic violence issues, senior housing, disabled housing, migrant housing and homeless shelters.

4. To promote access to safe and decent housing for all economic groups.

5. To increase the availability of affordable housing for all households in Portola through public and private channels.

6. To manage housing and community development in a manner that will promote the long-term integrity and value of each new housing unit and its environment.

7. To promote energy and water conservation activities in all residential neighborhoods.

8. Ensure that all housing programs are available without discrimination on the basis of race, color, religion, sex, national origin, ancestry, marital status, age, household composition, income, size, or any other arbitrary factor. 7 th Cycle Housing Element
There are no substantive changes to the City’s goals regarding housing priorities or housing programs. Proposed updates are related to State requirements. The City’s demographics and housing data has been updated, which was provided by HCD in the 7th Cycle Housing Element “data package”. Also, in accordance with State Law (Assembly Bill (AB) 686) there is a requirement that all Housing Elements due on or after January 1, 2021, contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015. Under California law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics” (California Government Code Section 8899.50). California Government Code Section 65583 (10)(A)(ii) requires local jurisdictions to analyze racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. Additional programs may be required to be added to meet HCD requirements and are under review.

The new section, “Affirmatively Furthering Fair Housing Analysis, 7th Cycle Housing Element” was prepared with the assistance of the HCD Technical Assistance Team, and is included with the 7th Cycle Housing Element.

Environmental Review
The Housing Element Update does not propose any land use, programmatic or strategic direction changes. It only changes the Housing Element by updating tables and text with more current demographic information and updating the implementation status. No development or earth disturbing activities are approved with the adoption of the Housing Element Update.

Therefore, it is expected that the project will be exempt from CEQA pursuant to State CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that there is no 3 possibility that the project may have a significant effect on the environment.

Public Participation
Prior to submittal of the first draft within a planning period to HCD, the City must make the draft available for public comment for 30 days and if any comments are received, take at least 10 business days to consider and incorporate public comments. To meet these requirements, staff proposes:

1. Provide the draft 7th Cycle Housing Element for City Council and public review (August 28, 2024 City Council meeting)

2. Release the public review draft for a 30-day public comment period (draft available at City Hall and the City’s website)

3. Provide any comments and proposed changes to City Council After the 30-day public comment period, staff will review any comments, and provide an updated draft to City Council review if applicable. If no substantive comments are received, then the City Council may direct staff to submit to HCD for review and comment. HCD will then have up to 90 days to review and provide comments. Once HCD comments are received, staff will incorporate them and release a revised draft for further public review before final adoption.

Comments can be made through the City's website using the "Contact Us" button, by emailing [email protected], or via mail to City of Portola, ATTN: Housing Element Comment, P.O. Box 1225, Portola, CA 96122.

RECOMMENDATION:

Staff recommends that the City Council 1) Review the draft 7th Cycle Housing Element and provide direction to staff regarding the 7th Cycle Housing Element policies, 2) direct staff regarding public participation, and 3) direct staff to submit to HCD if applicable.

Staff recommends the following motion regarding the 7th Cycle Housing Element: “Following review of the Draft 7th Cycle Housing Element and direction to staff regarding policies, I direct staff to commence with public participation as outlined, and submit to the State Department of Housing and Community Development, if applicable.”
FISCAL IMPACT:

Cost associated with updating the 7th Cycle Housing Element and coordination with HCD is anticipated to be approximately $2,000 which is already included in the City's budget. If public or HCD comments are extensive, then the cost will increase. 4 ATTACHMENTS:

A. DRAFT 7TH CYCLE HOUSING ELEMENT WITH ATTACHMENT

CITY OF PORTOLA
7 th CYCLE

HOUSING ELEMENT
DRAFT
August 28, 2024
City Council Portola City Staff
Pat Morton, Mayor Susan Scarlett, Interim City Manager
Jim Murphy, Mayor Pro Tem Steve Gross, City Attorney
Bill Powers, Councilmember Todd Roberts, Public Works Director Leah Turner, Councilmember Karen Downs, Contract Planner Mikki Brown, Councilmember
City of Portola
7 th Cycle Housing Element

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Table of Contents
CHAPTER ONE: INTRODUCTION................................................................................................................... 1 Introduction ........................................................................................................................................................ 1 Purpose of the Element ...................................................................................................................................... 1 Substantive Requirements.................................................................................................................................. 1 Procedural Requirements ................................................................................................................................... 3 Organization........................................................................................................................................................ 3 Relationship to Other Elements.......................................................................................................................... 3 Public Participation ............................................................................................................................................. 4 Data Sources........................................................................................................................................................ 4 Approved Housing Developments ...................................................................................................................... 6 Portola Highlands............................................................................................................................................ 6 Portola 192...................................................................................................................................................... 6 CHAPTER TWO: HOUSING NEEDS ASSESSMENT ........................................................................................... 7 Introduction ........................................................................................................................................................ 7

2.1 Existing Housing Needs.......................................................................................................................... 7 Population, Employment, and Housing Characteristics...................................................................................... 7 Population Growth Trends.............................................................................................................................. 7 Employment by Industry ................................................................................................................................. 8 Household Growth and Tenure Trends........................................................................................................... 8 Overcrowded Households................................................................................................................................. 10 Overpaying Households.................................................................................................................................... 11 Housing Stock Characteristics........................................................................................................................... 12 Housing Units by Type................................................................................................................................... 12 Housing Stock Conditions.............................................................................................................................. 12 Extremely Low-Income Housing Needs ............................................................................................................ 13 State Income Limits for 2021 ........................................................................................................................ 13 Existing Needs............................................................................................................................................... 13 Projected Needs............................................................................................................................................ 14

2.2 Special Housing Needs......................................................................................................................... 15 Seasonal Workforce .......................................................................................................................................... 15 Persons with Disabilities ................................................................................................................................... 15 Elderly................................................................................................................................................................ 19 Large Families.................................................................................................................................................... 20 Farmworkers..................................................................................................................................................... 20 Female-Headed Households............................................................................................................................. 21 Families and Persons in Need of Emergency Shelter........................................................................................ 21 Special Needs Resources/Emergency Shelters................................................................................................. 23

2.3 Projected Housing Need Assessment.................................................................................................. 24 Regional Housing Needs Allocation .............................................................................................................. 24 City of Portola
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CHAPTER THREE: SITE/INVENTORY ANALYSIS ............................................................................................ 28

3.1 Land Inventory ..................................................................................................................................... 28 Analysis of Zoning.......................................................................................................................................... 28 Density Bonus Process .................................................................................................................................. 29

3.2 Site Inventory....................................................................................................................................... 30 Analysis of Suitable Sites................................................................................................................................... 33 Portola Highlands.......................................................................................................................................... 33 Other Site Availability within the City ........................................................................................................... 34

3.3 Realistic Development Capacity .......................................................................................................... 34 Capacity of Available Land by Zoning District ............................................................................................... 35 Environmental Constraints and Adequate Infrastructure............................................................................. 35 Dry Utilities.................................................................................................................................................... 35 Zoning for a Variety of Housing Types .......................................................................................................... 35 Transitional Housing and Emergency Shelters.............................................................................................. 36 Second Dwelling Units................................................................................................................................... 36 Opportunities for Energy Conservation ........................................................................................................ 36 CHAPTER FOUR: RESOURCES and CONSTRAINTS ........................................................................................ 37

4.1 Land Use Controls....................................................................................................................................... 37

4.2 Fees and Exactions............................................................................................................................... 39 ENVIRONMENTAL REVIEW........................................................................................................................ 41

4.3 Processing and Permit Procedures...................................................................................................... 41

4.4 Codes and Enforcement ...................................................................................................................... 44

4.5 On/Off-site Improvement Standards................................................................................................... 44

4.6 Constraints on Persons with Disabilities.............................................................................................. 45 Zoning and Land Use ..................................................................................................................................... 45 Permits and Processing ................................................................................................................................. 46

4.7 Building Codes ..................................................................................................................................... 47

4.8 Non-Governmental Constraints........................................................................................................... 47 Market Constraints- Building Materials........................................................................................................ 47 Market Constraints- Land Costs.................................................................................................................... 47 Market Constraints- Availability of Mortgage and Rehabilitation Financing................................................ 48 Environmental Constraints............................................................................................................................ 48 Environmental Constraints- Water Supply.................................................................................................... 48 Environmental Constraints- Seismic Hazards................................................................................................ 48 Environmental Constraints- Flooding............................................................................................................ 48

4.9 Units At-Risk of Converting to Market Rate Uses................................................................................ 48

4.10 Energy Conservation ................................................................................................................................. 50 CHAPTER FIVE: REVIEW AND REVISE.......................................................................................................... 50

5.1 Progress ............................................................................................................................................... 50

5.2 Summary of Conclusions..................................................................................................................... 56 Trends............................................................................................................................................................ 57 City of Portola
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5.3 Policy Goals.......................................................................................................................................... 58

5.4 Quantified Objectives.......................................................................................................................... 58 CHAPTER SIX: HOUSING PROGRAM........................................................................................................... 59 GOAL 1: HOUSING OPPORTUNITIES AND ACCESSIBILITY.................................................................................. 59 GOAL 2: REMOVE CONSTRAINTS ...................................................................................................................... 60 GOAL 3: PROVIDE AND MAINTAIN AN ADEQUATE SUPPLY OF SITES FOR THE DEVELOPMENT OF NEW AFFORDABLE HOUSING..................................................................................................................................... 62 GOAL 4: PRESERVE, REHABILITATE, AND ENHANCE EXISTING HOUSING AND NEIGHBORHOODS................... 64 GOAL 5: PROVIDE HOUSING FREE FROM DISCRIMINATION............................................................................. 66 GOAL 6: ENCOURAGE AND ENHANCE COORDINATION.................................................................................... 66 APPENDIX A.............................................................................................................................................. 68 City of Portola
7 th Cycle Housing Element Update

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CHAPTER ONE: INTRODUCTION
Introduction
The Housing Element is one of seven State-mandated general plan elements. The City’s Housing Element is designed to assess need and to encourage housing development adequate to meet the needs of all its residents current and future. The State of California has declared that “the availability of housing is of vital statewide importance and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order.” As a result of this declaration, the Legislature requires that all cities and counties are not only required to prepare a Housing Element but also that the housing element be submitted to the State’s Department of Housing and Community Development (HCD) for review and certification.

Purpose of the Element
The purpose of the 7
th Cycle Housing Element is to:
• Reassess housing needs of existing and future residents of the incorporated area of the City based on the most current data available;
• Propose specific goals, objectives, policies, and programs to meet those needs; and • Comply with the requirements of state law.

The Housing Element is an integral component of the City’s General Plan that represents the City’s efforts to provide housing opportunities for all segments of the community; both the traditional target income groups and those with higher incomes that may also need housing assistance in today’s housing market. The Housing Element identifies housing needs in the City and sets forth the policies to facilitate the provision of a diversity of housing opportunities that accommodate regional housing needs through a cooperative public/private effort, while maintaining a responsibility toward economic, environmental, fiscal factors and community goals within the General Plan. In addition, the Housing Element is intended to be used as a tool by citizens, public officials, and developers to assist them in understanding and meeting housing needs in Portola. When implemented, the Housing Element provides measures increasing opportunities for housing affordable to first time homebuyers, improved quality rentals for those who are not ready or able to be homeowners, and solutions for seasonal employee housing and the changing housing needs of seniors.

Substantive Requirements
Recognizing the importance of providing adequate housing in all communities, the state has mandated a Housing Element within every General Plan since 1969. It is one of the seven elements required by the state. Article 10.6, Section 65580 – 65589.8, Chapter 3 of Division 1 of Title 7 of the Government Code sets forth the legal requirements of the Housing Element and encourages the provision of affordable and decent housing in all communities to meet statewide goals. Specifically, Section 65580 states the element shall consist of "...an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources and scheduled programs for the preservation, improvement, and development of housing." The element must also contain a five-year housing plan with quantified objectives for the implementation of the goals and objectives of the Housing Element. The contents of the element must be consistent with the other elements of the General Plan.

City of Portola
7 th Cycle Housing Element

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Further, state Housing Element law requires “An assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs.” The law requires:
• An assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs, including:
 Analysis of population and employment trends.
 Analysis and documentation of household/housing characteristics.  Inventory of land suitable for residential development.  Identification of a zone or zones where emergency shelters are allowed.  Analysis of potential and actual government constraints.  Analysis of potential and actual non-governmental constraints.  Analysis of special housing needs (including persons with disabilities, including a developmental disability).
 Analysis of opportunities for energy conservation.
 Analysis of existing housing developments that are eligible to change from low-income housing during the next 10 years.
• A statement of the community’s goals, quantified objectives, and policies relative to the maintenance, improvement, and development of housing. The total housing needs identified may exceed the available resources and the community’s ability to satisfy those needs. • A program that sets forth a schedule of actions the local government is undertaking or intends to undertake during the planning period, including:
 Identifying adequate sites that will be made available with appropriate zoning and development standards.
 Assisting in the development of adequate housing to meet the needs of extremely low-, very low-, low-, and moderate-income households.
 Addressing, and where possible, removing governmental constraints.  Conserving and improving in the condition of existing affordable housing stock.  Promoting housing opportunities for all persons (fair housing program).  Preserving for lower-income households the assisted housing developments.  Identifying the agencies and officials responsible for implementation of the various actions.  Including a diligent effort by the local government to achieve public participation of all economic segments of the community in the development of the housing element.

The purpose of these requirements is to develop an understanding of the existing and projected housing needs within the community and to set forth policies and schedules, which promote preservation, improvement and development of diverse types and costs of housing throughout Portola.

Meeting the housing needs established by the State of California is an important goal for the City of Portola. As the population of the State continues to grow and scarce resources decline, it becomes more difficult for local agencies to create adequate housing opportunities while maintaining a high standard of living for all citizens in the community. State law recognizes that housing needs may exceed available resources and, therefore, does not require that the City's quantified objectives be identical to the identified housing needs. This recognition of City of Portola
7 th Cycle Housing Element

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limitations is critical, especially during this period of financial uncertainties in both the public and private sectors.

Section 65583(b)(2) states that:
“It is recognized that the total housing needs. . . may exceed available resources and the communities’ ability to satisfy the need. Under these circumstances, the quantified objectives need not be identical to the identified existing housing needs but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved over a five-year time frame.” Procedural Requirements
The City must consider guidelines adopted by the California Department of Housing and Community Development (HCD) when undertaking revisions to the Housing Element. The City submitted a draft of the Housing Element to HCD on ___________ for review prior to formal adoption. The City amended the draft Housing Element taking into consideration HCD’s findings and received conditional certification from HCD based on those revisions. This 7
th Cycle Housing Element was adopted by the City of Portola on __________ by Resolution No. ______.

Organization
Portola’s Housing Element is organized into four primary sections:
• Housing Needs Assessment, Issues, and Trends: This section includes a discussion of state issues and policies, regional housing policies, Portola’s Regional Housing Needs Assessment (RHNA), existing housing needs, special housing needs, and projected housing needs. • Sites/Inventory Analysis: This section includes an analysis and inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. • Summary of Resources and Constraints: This section includes an inventory of resources, housing cost and affordability, a discussion of a variety of governmental and non-governmental constraints, including land use controls, fees and exactions, processing and permit procedures, codes and enforcement, and on- and off-site improvement standards, and constraints for housing for persons with disabilities. • Housing Program: This section reviews the 6
th Cycle Housing Element and identifies housing goals,
policies and objectives. Funding sources are identified and schedules for implementation are set forth.

In addition, a quantified objectives summary is provided.

Relationship to Other Elements
State law requires that “… the General Plan and elements and parts thereof comprise an integrated, internally consistent, and compatible statement of policies… ” The purpose of requiring internal consistency is to avoid policy conflict and provide a clear policy guide for the future maintenance, improvement and development of housing within the City.

This Housing Element is part of the comprehensive Portola General Plan. All elements of the Portola General Plan have been reviewed for consistency and the Housing Element was prepared to assure compatibility with the remaining elements.

City of Portola
7 th Cycle Housing Element

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Public Participation
The City of Portola has made diligent efforts to solicit public participation pertaining to the development of the Housing Element and has complied with HCD public participation requirements. These processes have included public review, website outreach, and public meeting forums. All members of the community have access to the participation process. All public input was encouraged and documented throughout the development of the Housing Element Update and considered for incorporation into the document as appropriate.

Table 1: Summary of Public Participation Meetings (to update with final document) Meeting Date Board Topic Comments Received
August 2024 Public
Review
Draft Housing
Element Online
Review
August 28, 2024 City Council Draft Housing
Element
A public review draft dated August 28, 2024 was prepared and made available to the community for a 30-day public review period from August 28, 2024 through at least September 28, 2024. Hard copies of the draft were made available at City Hall and noticed at the library, and noticed at the post office. The draft 7 th Cycle Housing
Element was placed on the City of Portola website at www.cityofportola.com for public review and input.

The City has previously included public input on affordable housing from numerous workshops and meetings in previous years regarding the Portola Highlands (formerly Woodbridge at Portola) and Portola 192 proposed developments (see Pages 6-7 for detailed project information). Since initial adoption, the Planning Commission and City Council reviewed various issues related to the Development Agreement, Tentative Map, and Master Plans. The following included components that related directly to the provision of housing both market rate and affordable:
• Review of the Development Agreement
• Review of the Tentative Map and Conditions of Approval • Review of the various Master Plans, including the Affordable Housing Master Plan These meetings and workshops were held to ensure that the developer had been given the ability to address all City comments from staff, City Council and the Planning Commission prior to submittal of the revised Development Agreement, Conditions of Approval, and Master Plans for City Council approval. However, they also provided the public with an opportunity to hear the status of project design and provide input to the predevelopment process.

Data Sources
A wide variety of data sources are included in the Housing Element in order to obtain the most up-to-date and comprehensive information available. The California Department of Housing and Community Development City of Portola
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(HCD) developed a data packet for jurisdictions in Plumas County that contains much of the information required for the Housing Needs Assessment of this Housing Element and is the primary source of data for this document.

Where additional information is required, the US Census, American Community Survey, California Department of Finance (DOF), California Economic Development Department, and US Department of Agriculture data sources were utilized. The 2020 US Census did not collect information in several categories that are required for the Existing Housing Needs section. Where this is the case, historical DOF data is used. Where DOF data is not available, information from the 2010 US Census is retained. In cases where this is not feasible or useful, this assessment references US Census Bureau American Community Survey (ACS) data. The ACS provides estimates of numerous housing-related indictors based on samples averaged over a five-year period. Whereas the US Census provides complete counts of various demographic indicators, the ACS provides estimates based on statistically significant samples. Some ACS data sets have large margins of error. Where ACS data is used, the numbers should not be interpreted as absolute fact but rather as a tool to illustrate general proportion or scale.

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Approved Housing Developments
Portola Highlands and Portola 192 are larger-scale housing developments with approved Tentative Maps.

Portola Highlands
The Portola Highlands project is a 398-acre residential and commercial development. The maximum residential development will be 1,005 dwelling units (DUs), broken down as follows:
• Low Density Residential: 189 dwelling units
• Medium Density Residential: 522 dwelling units
• High Density Residential: 234 dwelling units
• Mixed use multi-family residential: 60 dwelling units • Commercial Development: 170,000 square feet, including 25,500 square feet of retail, 68,000 square feet of office, and 76,500 square feet of light industrial.

The project is currently undeveloped and represents the largest contiguous undeveloped area within the corporate limits of the City, full development will ultimately double the size of the City of Portola. Residential land uses will include a broad variety of housing types and styles, compatible with existing housing in the City of Portola. Housing types will include single family homes, attached housing, and senior housing. It is anticipated that the residential units will range from approximately 800 square feet to 4,000 square feet.

Residential unit types will range from small homes and apartments to large, estate homes. The predominant lot size range is 8,000 to 12,000 square feet. The dwelling sizes in these parcels would range from approximately 1,600 square feet to 3,200 square feet. There is also an affordable housing obligation which will be detailed in the inventory analysis presented in chapter three of this document.

Portola 192
The approved Final Map (Resolution No. 1881, June 28, 2006) for Portola 192 is a residential and commercial development, as follows:
• approximately 183 single family homes ranging from .52 to 1.15 acres • 6 single family homes ranging from 2 to 3 acres
• maximum of 10,000 square feet of retail and/or service commercial use • approximately 70 multi-family housing units
The project is currently undeveloped. An application for the Affordable Housing and Sustainable Communities Program was submitted for the construction of affordable housing on the project site. Although the application was not funded, it is expected that the project will be submitted for additional similar funding opportunities.

The project concept includes 72 affordable rental units in two-story structures plus a 3,500 sq. ft. community building with leasing offices, kitchen, computer lab, bike storage with bike repair kiosk, and common laundry facilities. As included in the AHSC application, 15 units are intended to be restricted to 30% AMI, 26 units to 50% AMI, and 30 units to 60% AMI, plus the manager’s unit.

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CHAPTER TWO: HOUSING NEEDS ASSESSMENT
Introduction
This section analyzes the demographic, household, income, employment, and housing stock characteristics for the City of Portola. This information is used to determine the City’s existing and future housing needs. It serves as the foundation for the development of the County’s goals, policies, and programs that are designed to achieve its identified housing needs.

2.1 Existing Housing Needs
Population, Employment, and Housing Characteristics
Population Growth Trends
Between 2010 and 2021, the population of the City of Portola decreased by 4 people; an average annual change of 0.2%. The Portola General Plan includes a projected increase at an annual rate of 1-3 percent, estimating a population of 3,180 in 2019. Although the General Plan provides for this increase, it has not been realized.

Table 2: Population Growth Trends
Population Growth Trends 2015 -2021, with 2010 Benchmark COUNTY/CITY Population Average Annual
Change
4/1/2010 1/1/2015 1/1/2016 1/1/2017 1/1/2018 1/1/2021 # % Plumas County
Portola 2,104 2,185 2,179 2,171 2,161 2,100 -4 -0.19%
Unincorporated
County
17,903 19,860 19,847 19,818 19,773 17,690 -213 -1.19%
County Total 20,007 22,045 22,026 21,989 21,934 19,790 -217 -1.08% Source: State of California, Department of Finance, E-4 Population Estimates for Cities, Counties, and the State, 2011-2021, with 2010 Census Benchmark. Sacramento, California, May 2013.

Table 3: Population and Housing Estimates 2010 and 2021 Source: DOF E5 2010-2018 by geography
County /
City
Date Total Single
Detached
Single
Attached
Two
to
Four
Five
Plus
Mobile
Homes
Occupied Vacancy
Rate
Portola 4/1/2010 1,134 808 0 9 139 178 887 21.8%
1/1/2021 1,257 842 62 85 157 111 981 15.7%
Unincorporated 4/1/2010 14,432 11,201 393 320 528 1,990 8,090 43.9% 1/1/2021 14,165 11,445 272 354 231 1,787 7,250 48.8%
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Employment by Industry
According to the American Community Survey DP-03 2007-2011, the “Educational services, and health care and social assistance” industry constitute the largest industry comprising 30.2 percent of the labor force in the City of Portola. “Arts, entertainment, and recreation, and accommodation and food services” makes up the second largest industry with 16.5 percent of the labor force. “Retail Trade” has decreased from 16.4 percent to 10 percent. The “Public Administration” and “Transportation and warehousing, and utilities” industries each make up approximately 8 percent of the labor force. The “Agriculture, forestry, fishing and hunting, and mining” industry saw a decrease from 4.8 percent to jus t1.8 percent of the labor force. In Plumas County, in 2012 (September, not seasonally adjusted, the unemployment rate was 7.8 percent, which is higher than the California average of 9 percent, seasonally adjusted (Source: California Employment Development Department Labor Market Information). Many households are employed “seasonally” but live and work in the City of Portola year-round. The highest rates of unemployment are usually found in January, February and March with the lowest rates in September. Rates vary have varied an average of 14.25% over the last nine years. The housing needs of this population are not necessarily seasonal in nature, but require year-round housing that is not directly tied to their employment.

The largest employment sectors that have seasonal employment are agriculture, construction, and recreation; this accounts for +/- 24% of Portola’s workforce.

Table 4: Employment by Industry
Employment by Industry Portola
Estimate Percent
Civilian employed population 16 years and over 786 100% Agriculture, forestry, fishing and hunting, and mining 14 1.8% Construction 45 5.7%
Manufacturing 39 5.0%
Wholesale Trade 0 0.0%
Retail Trade 78 10.0%
Transportation and warehousing, and utilities 64 8.1%
Information 0 0.0%
Finance and insurance, and real estate and rental and leasing 34 4.3% Professional, scientific and mgmt, and administrative and waste mgmt services 55 7.0% Educational services, and health care and social assistance 237 30.2% Arts, entertainment, and recreation, and accommodation and food services 130 16.5% Other services, except public administration 23 2.9%
Public administration 67 8.5%
Source:
https://data.census.gov/table/ACSST5Y2021.S2405?q=Employment%20and%20Labor%20Force%20Status&g=160XX00US0658352 Household Growth and Tenure Trends
Between 2010 and 2021, the number of households in the City increased by 123 households, or by 1.09 percent annually. There is a trend from 2010 to 2021 towards an increase in renter households, which may indicate a decline of housing affordability.

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Table 5: Household Growth Trends
Existing Households Portola
Year Existing Households Owner Renter
2010 887 482 405
2021 981 538 443
Source: https://data.census.gov/table/ACSDT5YSPT2021.B25003?q=b25003&g=160XX00US0658352 Table 6: Households by Tenure
1990 2000 2010 2021
Number Percent Number Percent Number Percent Number Percent Owner 511 56.6 489 54.4 482 54.3 538 54.8
Renter 322 35.7 410 45.6 405 45.7 443 45.2
TOTAL 903 100 899 100 887 100 981 100
Source: https://data.census.gov/table/ACSDT5YSPT2021.B25003?q=b25003&g=160XX00US0658352 Table 7: Households by Tenure and Age
Households by Tenure and Age (2021)
Portola
Estimate Margin of Error (+/-)
Total: 981 174
OWNER OCCUPIED: 538 147
Householder 15 to 24 years - 13
Householder 25 to 34 years 42 37
Householder 35 to 44 years 92 76
Householder 45 to 54 years 65 52
Householder 55 to 59 years 105 79
Householder 60 to 64 years 53 51
Householder 65 to 74 years 107 48
Householder 75 to 84 years 54 34
Householder 85 years and over 20 15
RENTER OCCUPIED: 443 129
Householder 15 to 24 years 11 18
Householder 25 to 34 years 64 54
Householder 35 to 44 years 166 100
Householder 45 to 54 years 20 20
Householder 55 to 59 years 26 42
Householder 60 to 64 years 40 27
Householder 65 to 74 years 116 77
Householder 75 to 84 years 0 13
Householder 85 years and over 0 13
Source:
https://data.census.gov/table/ACSDT5Y2021.B25007?q=B25007:%20TENURE%20BY%20AGE%20OF%20HOUSEHOLDER&g=160XX00US0658352 City of Portola
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Overcrowded Households
The United States Census Bureau defines overcrowding when a housing unit is occupied by more than one person per room (not including kitchens and bathrooms). Units with more than 1.5 persons per room are considered severely overcrowded and indicate a significant housing need. According to the American Community Survey, there were 60 overcrowded households in Portola and 21 severely overcrowded households; totaling 81 households, +/- 8.26%. Renter-occupied households have approximately 7% (31 of 443 households) living in overcrowded units as opposed to owner-occupied households (29 of 538 households) with

5.4% living in overcrowded units.

Table 8: Overcrowded Households
Overcrowded Households (2021); Portola
Total: 981
OWNER OCCCUPIED: 538

0.50 or less occupants per room 469

0.51 to 1.00 occupants per room 40

1.01 to 1.50 occupants per room 29

1.51 to 2.00 occupants per room -

2.01 or more occupants per room -
RENTER OCCUPIED: 443

0.50 or less occupants per room 241

0.51 to 1.00 occupants per room 171

1.01 to 1.50 occupants per room 10

1.51 to 2.00 occupants per room 21

2.01 or more occupants per room -
Owner Occupied Overcrowded 1.01 or more 29
Renter Occupied Overcrowded 1.01 or more 31
Total Overcrowded 1.01 or more 60
Owner Occupied Severely Overcrowded 1.5 or more -
Renter Occupied Severely Overcrowded 1.5 or more 21
Total Severely Overcrowded 1.5 or more 21
Source:https://data.census.gov/table/ACSDT5Y2021.B25014?q=B25014:%20TENURE%20BY%20OCCUPANTS%20PER%20ROOM&g=160 XX00US0658352
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Overpaying Households
Households are considered to be overpaying if payment (rent or mortgage) is 30 percent or greater than household income. Overall, 67.0 percent of the households (544 households of 815) in the City of Portola are overpaying for shelter. However, this is most pronounced among the lowest income groups.

Table 9: Households Overpaying
Total Households Characteristics Number Percent of Total Households
Total occupied units (households) 815 100.0%
Total Renter households 400 49.1%
Total Owner households 415 50.9%
Total lower income (0-80% of HAMFI) households 425 52.1% Lower income renters (0-80%) 255 31.3%
Lower income owners (0-80%) 170 21.0%
Extremely low income renters (0-30%) 195 24.0%
Extremely low income owners (0-30%) 70 9.0%
Lower income households paying more than 50% 219 27.0%
Lower income renter HH severely overpaying 130 16.0%
Lower income owner HH severely overpaying 89 11.0%
Extremely Low Income (0-30%) 165 20.2%
ELI Renter HH severely overpaying 110 13.5%
ELI Owner HH severely overpaying 55 7.0%
Income between 30%-50% 20 2.5%
Income between 50% -80% 0 0.0%
Lower income households paying more than 30% 329 40.4%
Lower income renter HH overpaying 213 26.1%
Lower income owner HH overpaying 112 14.0%
Extremely Low Income (0-30%) 210 26.0%
Income between 30%-50% 30 3.7%
Income between 50% -80% 75 9.2%
Total Households Overpaying 544 67.0%
Total Renter Households Overpaying 343 42.1%
Total Owner Households Overpaying 201 25.0%
Source: 2016-2020 CHAS Data Sets: https://www.huduser.gov/portal/datasets/cp.html City of Portola
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Housing Stock Characteristics
Housing Units by Type
According to the State of California Department of Finance E-5 Population and Housing Estimates for Cities, Counties and States for 2010-2018, 87 percent of the housing units in the City of Portola were single-family detached units (including mobile homes) and 13 percent were multi-family units. Because the US Census no longer provides detailed counts of housing units by type, American Community Survey data has been used for 2010 and 2018 numbers.

Table 10: Housing Units by Type
HOUSING UNITS by TYPE (Plumas County)
Total Single Detached Single Attached Two to Four Five Plus Mobile Homes 2010 2021 % 2010 2021 % 2010 2021 % 2010 2021 % 2010 2021 % 2010 2021 % Portola 1,134 1,257 10.9% 808 842 4.2% 0 62 0.0% 9 85 0.0% 139 157 0.0% 178 111 -2.8% Uninc.

County
14,432 14,165 -1.9% 11,201 11,445 2.2% 393 272 0.0% 320 354 0.6% 528 231 0.0% 1,990 1,787 1.5% Total 15,566 15,422 -.9% 12,009 12,287 2.0% 393 334 0.0% 329 429 0.6% 667 388 0 2,168 1,898 1.1% Source: https://data.census.gov/table/ACSDP5YSPT2021.DP04?q=DP04:%20SELECTED%20HOUSING%20CHARACTERISTICS&g=160XX00US0658352 Table 11: Housing Stock by Type of Vacancy

HOUSING STOCK BY TYPE OF VACANCY
Geography Total
housing
units
Occupied
housing
units
Vacant
housing
units
For rent Rented,
not
occupied
For sale
only
Sold, not
occupied
For
seasonal,
recreation
al, or
occasional
use
All other
vacants
Vacancy
rate
Homeown
er vacancy
rate (1)
Rental
vacancy
rate (1)
Plumas County 15,422 8,231 7,191 92 15 218 36 6,248 582 46.6% 4.0% 4.0% Portola city 1,257 981 276 46 14 38 0 35 143 22.0% 6.6% 9.1% Unincorporated
County
14,165 7,250 6,915 46 1 180 36 6,213 439 48.8% 3.1% 0.68% Source: https://data.census.gov/table/ACSDT5Y2021.B25004?q=B25004:%20VACANCY%20STATUS&g=160XX00US0658352 Source: https://data.census.gov/table/ACSDP5Y2021.DP04?q=DP04:%20SELECTED%20HOUSING%20CHARACTERISTICS&g=160XX00US0658352 Housing Stock Conditions
The median sales price for a home in Portola was $224,616 for 2021, based on information from Zillow.com.

Home prices have been generally increasing and are anticipated to continue increasing through 2030. There is no organization that tracks rental prices throughout the City, however there is anecdotal information from area property managers and real estate websites (trulia.com, Zillow.com) that the current median rental price in Portola is $837 per month. Estimated rents range from $500 (1 bedroom, 1 bath) to $1,300 month (3 bedroom, 2 bath).

According to the City’s housing survey conducted January-March 2018, approximately 17.5 percent of the housing units in the City of Portola are considered to be in sound condition and need no repairs. The majority of housing units, 45.1 percent are considered to need minor repairs while 22.2 percent are in need of moderate repairs. Nearly 10 percent of the housing units are in need of substantial repair and 5.4 percent of the housing City of Portola
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units are considered to be dilapidated, totaling 15.2 percent of Portola’s housing stock that is need of substantial repair or is dilapidated. This is an increase from 6.8 percent identified in the 2004 Housing Survey. Overall, 82.5 percent of the housing units are in need of some kind of repair.

Table 12: Housing Conditions
2004 HOUSING SURVEY 2018 HOUSING SURVEY
Condition Number Percent Number Percent
Sound 192 20.0% 168 17.5%
Minor 500 52.0% 432 45.1%
Moderate 204 21.2% 213 22.2%
Substantial 60 6.2% 94 9.8%
Dilapidated 6 0.6% 51 5.4%
TOTAL 962 100.0% 958 100.0%
Source: 2004 Laurin Associates Housing Condition Survey, City of Portola Housing Condition Survey January – March 2018 Extremely Low-Income Housing Needs
Extremely low-income is defined as households with income less than 30 percent of area median income. The area median income in Plumas County is $73,100 for a four-person household. For extremely low-income households, this results in an income of $26,500 or less for a four-person household or $15,400 or less for a oneperson household; households with extremely low-income have a variety of housing situations and needs. For example, most families and individuals receiving public assistance, such as social security insurance (SSI) or disability insurance are considered extremely low-income households. At the same time, a minimum wage worker ($13/hr. in 2021) could be considered an extremely low-income household with an annual income of approximately $27,040 or less. The following occupations could qualify as extremely low-income households:
motel clerk, child care workers, housekeepers, hosts and hostesses, waiters and waitresses, manicurists and pedicurists, and food preparation and serving related workers (source: Employment Development Department, Occupational Employment Projections). In addition, numerous households may also fall into this category due to the seasonal nature of employment in the City of Portola.

State Income Limits for 2021
Existing Needs
For the years 2006-2015 (Comprehensive Housing Affordability Strategy Data released May 26, 2017), 165 extremely low-income households resided in the City, representing about 16.6 percent of the total households.

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Most (84 percent) extremely low-income households are renters and experience a high incidence of housing problems. For example, 75 percent of extremely low-income households faced housing problems (defined as cost burden greater than 30 percent of income and/or overcrowding and/or without complete kitchen or plumbing facilities) and nearly all ELI households were in overpayment situations. Even further, approximately 60 percent of extremely low-income households paid more than 50 percent of their income toward housing costs, compared to 19.1 percent for all households.

Table 13: Housing Needs for Extremely Low-Income Households Total Households Characteristics Number Percent of Total Households
Total occupied units (households) 815 100.0%
Total Renter households 400 49.1%
Total Owner households 415 50.9%
Total lower income (0-80% of HAMFI) households 425 52.1% Lower income renters (0-80%) 255 31.3%
Lower income owners (0-80%) 170 21.0%
Extremely low income renters (0-30%) 195 24.0%
Extremely low income owners (0-30%) 70 9.0%
Lower income households paying more than 50% 219 27.0%
Lower income renter HH severely overpaying 130 16.0%
Lower income owner HH severely overpaying 89 11.0%
Extremely Low Income (0-30%) 165 20.2%
ELI Renter HH severely overpaying 110 13.5%
ELI Owner HH severely overpaying 55 7.0%
Income between 30%-50% 20 2.5%
Income between 50% -80% 0 0.0%
Lower income households paying more than 30% 329 40.4%
Lower income renter HH overpaying 213 26.1%
Lower income owner HH overpaying 112 14.0%
Extremely Low Income (0-30%) 210 26.0%
Income between 30%-50% 30 3.7%
Income between 50% -80% 75 9.2%
Total Households Overpaying 544 67.0%
Total Renter Households Overpaying 343 42.1%
Total Owner Households Overpaying 201 25.0%
Source: 2006-2015 CHAS Data Sets: https://www.huduser.gov/portal/datasets/cp.html#2011-2015_data Projected Needs
To calculate the projected housing needs, the City utilized the state standards and assumed 50 percent of its very low-income regional housing need are extremely low-income households. As a result, because the City has the very low income need of 6 units, the City has a projected need of 0 units for extremely low-income households. Many extremely low-income households will be seeking rental housing and most likely facing an City of Portola
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overpayment, overcrowding or substandard housing condition. Some extremely low-income households could be with mental or other disabilities and special needs.

2.2 Special Housing Needs
As noted in Government Code Section 65583(a)(6), within the overall housing needs assessments there are segments of the population that require special housing needs. Generally, these are people who are low income and have less access to housing choices. Groups of the population that require special housing needs include the elderly, disabled, female-headed households, large households, farmworkers, seasonal workers, and the homeless.

Seasonal Workforce
One of the unique special needs groups in the City of Portola is the seasonal workforce. Normally, these workers are employed for the summer season by one of the many seasonal resorts in the area which cater to the summer recreationist. The jobs are generally low paying, service related positions. Additionally, the length of employment and hours worked fluctuate on an annual basis, dependent on the weather and economy. During the winter some of these individuals pursue other employment, some leave the area, and some are unemployed.

Regardless, many households are employed “seasonally” but live and work in City of Portola year-round.

Persons with Disabilities
There are three types of disabled persons that are considered as having special housing needs: Physically Impaired, Mentally, and Developmentally Disabled. Each type is unique and requires specific attention in terms of access to housing, employment, social services, medical services and accessibility to housing. A disability is defined as a mental, physical, or health condition that lasts over six months. Having a disability may impede one’s ability to earn an adequate income or find suitable housing accommodations to meet their special needs.

Therefore, many of the heads of household in this group may be in need of housing assistance. Households containing disabled person may also need housing with special features to allow for better physical mobility for occupants. Housing opportunities for the physically disabled can be maximized through the provision of affordable, barrier-free housing.

According to Section 4512 of the Welfare and Institutions Code a "Developmental disability" means a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual which includes mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation but shall not include other handicapping conditions that are solely physical in nature.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

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The State Department of Developmental Services (DDS) currently provides community based services to approximately 243,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities.

In the City of Portola, 238 persons, 11.01 percent of the total population (5 years and older) reports having a disability according to the American Community Survey (2016-2021). Of those with a disability between the ages of 6 and 65, 100 percent are employed. Seniors age 65 and over comprise 76.89 percent of the people with disabilities.

Plumas County provides services for disabled persons that are physically impaired or mentally or developmentally disabled through the departments of Social Services, Behavioral Health and Mental Health, the Public Health Agency, and the Plumas Crisis Intervention and Resource Center (PCIRC). Throughout Plumas County, there are permanent housing options available for seniors and disabled individuals; specifically in Quincy at Mountain View Manor, and in Chester at Wildwood Village. General services include:

Social Services (PCDSS)
• County Medical Services Program
• General Assistance
• Medi-Cal
• CalFresh
• CalWORKs
• Foster Care
• Welfare-to-Work
• Child Protective Services
• Adult Protective Services
• In-Home Supportive Services
• Public Guardianship
Behavioral Health/Mental Health (PCBH)
• PCBH contacts with two CBOs to provide emergency lodging (Plumas Rural Services) and transitional housing (Plumas Rural Services and Environmental Alternatives) to SMI and SED clients as part of the Full-Service Partnership Program. There are almost 20 units through these transitional housing partners for placement of clients who are homeless, at-risk of homelessness, or at-risk or are chronically homeless.
• Drop-In Center and Wellness Centers throughout the County to provide a place for individual and group therapy and case management, peer-support, education, socialization, wellness activities, and community awareness about mental health, and alcohol and drug issues • Weekly BH support groups
• Employment opportunities through peer-supportive employment program • Socialization and rehabilitation groups for chronic SMI population • Wellness Center (see above and including City of Portola); activities include Tai Chi, yoga, art classes, smoking cessation, GED classes, music therapy, resource referrals for social services benefits and City of Portola
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programs (see social Services section), local service providers such as Probation, Social Services, and Public Health.

Public Health Agency
• 20,000 Lives- a collaborative network that addresses community needs and aims to improve the lives of all 20,000 Plumas County residents
• CHA/CHIP Health Planning
• Clinical and Nursing Services
• Health Education and Prevention
• Veterans Services
PCIRC
• Emergency Motel Sheltering
• Pathways Home (Housing First Model for transitioning offenders) • Ohana housing (Emergency and Transitional Housing for youth) • Each Mind Matters Mental Health Support Guide
• Family Resource Centers (including City of Portola)
• Plumas Court Appointed Special Advocates (CASA) program advocates for children to have safe, stable placements, mental and emotional health, appropriate educational services, and healthy family connections
Plumas County is partnering with Sierra County to develop a County-wide housing needs assessment and a supportive services plan as part of the HCD No Place Like Home Program for long-term planning of housing projects for permanent supportive housing for individuals living with serious mental illness (SMI) and families with children with serious emotional disturbance (SED).

Table 14: Persons with Disability by Employment Status
Persons with Disability by Employment Status (ACS 2021) Plumas Portola Unincorporated
Area
Age 5-64, Employed Persons with a
Disability
340 47 293
Age 5-64, Not Employed Persons with a
Disability
99 16 83
Persons Age 65 Plus with a Disability 950 190 760
Total Persons with a Disability 1,389 253 1,136
Source:https://data.census.gov/table/ACSDT5Y2021.C18120?q=C18120:%20EMPLOYMENT%20STATUS%20BY%20DISABILITY%20STA TUS&g=160XX00US0658352
Of the disabilities reported, the most frequently occurring type of disability for those aged 5 to 64 is cognitive disability and for ages 65 and older is ambulatory disability. Ambulatory disabilities are the second most common type of disabilities for those aged 5 to 64, while for those age 65 and above, a hearing disability is the next most frequent. Multi-family housing targeting disabled persons is allowed in any multi-family zone. A policy of the City will be to promote the construction of additional housing targeting the disabled.

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Table 15: Persons with Disability by Disability Type
Persons with Disabilities by Disability Type* and age
Plumas County Portola City Unincorporated Area
Number Number Number
Total Disabilities Tallied 3,218 408 2,810
Total Disabilities, Ages 5-64 1,389 253 1,136
Hearing Difficulty 211 20 191
Vision Difficulty 129 77 52
Cognitive Difficulty 648 149 499
Ambulatory Difficulty 611 81 530
Self-Care Difficulty 248 9 239
Independent Living Difficulty 442 102 340
Total Disabilities, Ages 65 &
Over
1,700 129 1,571
Hearing Difficulty 619 42 577
Vision Difficulty 211 28 183
Cognitive Difficulty 396 64 332
Ambulatory Difficulty 1,150 79 1,071
Self-Care Difficulty 404 51 353
Source: ACS S1810 (2012-2016)
Table 16: DDS Data on People with Developmental Disabilities by Zip Code DDA Data on People with Developmental Disabilities by Zip Code ZIP County Home of
Parent
/Family
/Guardian
Independent
/Supported
Living
Community
Care Facility
Intermediate
Care Facility
Foster
/Family
Home
Other Total
Res
96122 Plumas 28 <11 <0 0 0 0 >28
Source: Department of Development Services; http://www.dds.ca.gov/FactsStats/QuarterlyCounty.cfm Table 17: DDS Data on People with Developmental Disabilities by Zip Code DDS Data on People with Development Disabilities by Zip Code and Age ZIP 0 to 17 years 18+ years Total
96122 16 14 30
Source: Department of Development Services; http://www.dds.ca.gov/FactsStats/QuarterlyCounty.cfm City of Portola
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Elderly
Elderly persons often age in-place, living in housing that is too expensive for their fixed incomes or structurally does not accommodate specific needs for assistance. Even though senior citizens may have difficulty living in their own home, they do not often have the options or mobility afforded to other segments of the population.

They commonly have to leave their home community and relocate away from family and friends once they do find a suitable unit. The purpose of this section is to determine the housing needs for all needs segments of the elderly community. The senior population is defined as persons over the age of 65 years.

According to the 2011 American Community Survey, 64 percent of householders below the age of 35 are renters.

Conversely, only 29.22 percent of the households age 65 to 74 years of age are renters and 39.78 percent of the households age 75 and above are renters. A change to the proportion of senior renters is dependent on the quantity of housing options and the propensity to convert from ownership.

Table 19: Householders by Tenure by Age
Householder Age Owners Renters Total
15-24 years 0 11 11
25-34 years 42 64 106
35-64 years 315 252 567
65-74 years 107 116 223
75+ years 74 0 74
TOTAL 538 443 981
Source:https://data.census.gov/table/ACSDT5Y2021.B25007?q=B25007:%20TENURE%20BY%20AGE%20OF%20HOUSEHOLDER&g=160X X00US0658352
There are some services and facilities available for senior citizens in Portola. The following is a list of the current services and facilities that exist:
• Care Facilities: As of February 2018, there is one skilled nursing facility in the City with 27 beds operated by Eastern Plumas Health Care. The administrator states that the beds are always full and there is a waiting list. The nearest additional facility is in Loyalton, approximately 23 miles from Portola. This type of housing is allowed in all residential zoning districts but is subject to a conditional use permit. Because this imposes an unnecessary constraint to the development of this type of care, a policy of the City will be to amend the zoning ordinance to allow this type of housing without a conditional use permit. • Senior Housing: There is one senior apartment complex in the City. Portola Senior Apartments has 44 one-bedroom/one-bath units and 6 two-bedroom/one-bath and is financed through the USDA 515 program. Rental assistance is provided for all of the units. • Services: Plumas County Public Health Senior Services operates a senior nutrition program and a senior transportation program. Low income seniors can receive free lunches and free transportation throughout Portola and Plumas County.
• Transportation: The Plumas County Public Health Senior Services maintains a transportation program for low-income seniors that will transport them throughout Plumas County and the City of Portola.

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Large Families
Large households are defined as households with more than five persons. In the City of Portola, 4.7 percent of the owner households and 2.6 percent of the renter households are considered to be large households. In some circumstances, where the housing market does not meet large household housing needs, overcrowding can be a result of the lack of adequate housing. As discussed earlier, overcrowding is not a significant problem in the City of Portola. A total of 2.38% of households in Portola are experiencing overcrowding; .84% of owners and

3.99% of renters.

Table 20: Household Size by Tenure
1-4 Persons 5+ Persons Total
Number Number Number
Owner 480 58 475
Renter 417 26 398
TOTAL 897 84 981
Source:https://data.census.gov/table/ACSDT5Y2021.B25009?q=B25009:%20TENURE%20BY%20HOUSEHOLD%20SIZE&g=160XX00US06 58352
Farmworkers
Estimating farmworkers and those households associated with farm work within the State is extremely difficult.

Generally, farmworker population contains two segments of farmworkers: permanent and migratory (seasonal).

The permanent population consists of farmworkers who have settled in the region and maintain local residence and who are employed most of the year. The migratory farmworker population consists of those who typically migrate to the region during seasonal periods in search of farm labor employment. Traditional source of population estimates, including the Census, have tended to significantly underestimate farmworker population.

Moreover, different employment estimation techniques result in diverse estimates of local agricultural employment. Nonetheless, a range of estimates of farmworkers in the State can be derived. Further, by applying assumptions derived from surveys specifically targeted to farmworkers, an aggregate population (both workers and households) can be estimated. These estimates indicate that average annual employment of farmworkers in California is about 350,000, with peak period employment of about 450,000 within the State. This employment demand is filled by 850,000 farmworkers within the State. Total population (including family members) associated with these workers is between 900,000 and 1.35 million persons.

According to the Agricultural Commissioner’s Report for the State, Plumas County ranks 52 out of 58 for agriculture without timber and 47 out of 58 with timber. Specific data was unavailable for the City of Portola.

However, the USDA Agriculture Census (2012) indicates that there were 121 farmworkers in Plumas County and the ACS 5 Year Estimate (2008-2012) indicates that there were 670 Agriculture, Forestry, Fishing, Hunting, and Mining workers in Plumas County. Given the climate of the City of Portola and Plumas County, seasonal and permanent farmworker housing needs are considered minimal. Most farmworkers in the area work less than 150 days in the year.

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Table 21: Number of Farmworkers- Plumas County
Farmworkers – County-Wide (Plumas)
Hired Farm Labor
Farms Workers
55 108
Source:https://www.nass.usda.gov/Publications/AgCensus/2017/Full_Report/Volume_1,_Chapter_2_County_Level/California/st06_2_ 0007_0007.pdf
The City of Portola welcomes the development of farmworker housing in any zone that permits the type of housing being built (i.e., multi-family or single family) without any special conditions. Farmworker housing can be developed in land zoned for multi-family use. Because the percent of the City’s farmworker population is small, the housing needs of this group are addressed through its standard affordable housing strategies.

Female-Headed Households
According to the American Community Survey 2016, there were 93 female-headed households in the City of Portola; 55 with children and 38 without children. Of these households, 14 households (15.05 percent) are under the poverty level. Of the 85 families with incomes that are below the poverty level, 16.47 percent of them are female-headed households.

Table 23: Female-Headed Households
Female Headed Households (2021)
Plumas County Portola city Unincorporated
Householder Type Number Percent Number Percent Number Percent Female Headed Householders 850 16% 141 25.2% 709 15%
Female Heads with Own Children 520 10% 138 24.7% 382 8% Female Heads without Children 330 6% 3 0.5% 327 7%
Total Householders 5,197 100% 559 100.0% 4,638 100%
Female Headed Householders Under the
Poverty Level
165 3% 63 11.3% 102 2%
Total families Under the Poverty Level 365 7% 105 18.8% 260 6% Source:https://data.census.gov/table/ACSDT5Y2020.B17012?q=B17012:%20POVERTY%20STATUS%20IN%20THE%20PAST%2012%20M ONTHS%20OF%20FAMILIES%20BY%20HOUSEHOLD%20TYPE%20BY%20NUMBER%20OF%20RELATED%20CHILDREN%20UNDER%2018% 20YEARS&g=160XX00US0658352
Families and Persons in Need of Emergency Shelter
Due to their transient nature, it is difficult to count the number of homeless in any one area. It should also be noted that there are generally two types of homeless - the "permanent homeless," who are the transient and most visible homeless population, and the "temporary homeless," who are homeless usually due to eviction and may stay with friends, family, or in a shelter or motel until they can find a permanent residence.

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Staff of the City and the Plumas County Sheriff Department’s estimate the number of chronically homeless persons living in Portola to be two males. The number of homeless persons varies primarily due to weather.

However, according to Portola Family Resource Center, a local service organization, there are occasionally individuals or families who temporarily become homeless due to varying circumstances. The number of families in need also has the potential to rise due to the current economic conditions and the increased foreclosure rates across the State.

Table 24: Homeless Needs
Homeless Needs
*Note: Numbers are provided for the Redding/Shasta, Siskiyou, Lassen, Plumas, Del Norte, Modoc, Sierra Counties Continuum of Care for which Plumas County is a participating member. Numbers represent homeless needs for the total Continuum of Care area. Please supplement with local data sources for each jurisdiction in county.

Facility Type Households with children Households without children Current Bed # Emergency
Shelter
68 237 305
Transitional
Housing
32 161 193
Source: https://files.hudexchange.info/reports/published/CoC_PopSub_CoC_CA-516-2022_CA_2022.pdf Table 25: Homeless Needs
Homeless Needs*
2011 2022 % Change
Total Homeless 403 1432 255.3%
Total Sheltered 255 498 95.3%
Total Unsheltered 148 934 531.1%
Total Chronically
Homeless
62 317 411.3%
Total Chronically
Sheltered
26 79 204.0%
Total Chronically
Unsheltered
36 495 1,275.0%
*Note: Numbers are provided for the Redding/Shasta, Siskiyou, Lassen, Plumas, Del Norte, Modoc, Sierra Counties Continuum of Care for which Plumas County is a participating member. Numbers represent homeless needs for the total Continuum of Care area.

Please supplement with local data sources for each jurisdiction in county.

Source: https://files.hudexchange.info/reports/published/CoC_PopSub_CoC_CA-516-2022_CA_2022.pdf City of Portola
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Table 26: Target Programs
Target Programs
ROW ID 117394 114260 111467
COC Name Colusa, Glen,
Lake, Tehama,
Trinity Counties
COC
Colusa, Glen,
Lake, Tehama,
Trinity Counties
COC
Colusa, Glen,
Lake, Tehama,
Trinity Counties
COC
COC ID 1450 1450 1450
HUD COC Number CA-523 CA-523 CA-523
Year 2012 2012 2012
Organization Name Plumas Crisis
Intervention and
Resource Center
Plumas Crisis
Intervention and
Resource Center
Plumas Crisis
Intervention and
Resource Center
Program Name Plumas County
HPRP
Probation/AB-109
Homeless
Assistance
Transitional
Housing Program
Program Type ES ES TH
Bed Type V V F
Geo Code 069063 069063 069063
Inventory Type C C C
Targeted Population A SMF + HC SMF SMF + HC
Targeted Population B NA NA NA
McKinney-Vento FALSE FALSE FALSE
Beds for Households with Children 2 41
Units for Households with Children 2 9
Beds for Households w/o Children 1 1
Beds for Households for Only Children
Total Year-round Beds 2 1 42
Chronically Homeless Beds
Homeless Beds for Households with Children 2 0
Homeless Beds for Households w/o Children 0
PIT Count 2 1 15
Total Beds 2 1 42
Source: HUD 2012 HIC
Special Needs Resources/Emergency Shelters
The City of Portola’s Municipal Code (Section 17.16.030(E)) provides for the establishment and ongoing regulations of emergency shelters; which is defined as housing with minimal supportive services for homeless persons that is limited to occupancy of six months of less by a homeless person. No individual or household may be denied emergency shelter because of inability to pay. Emergency shelters are permitted in High Density Residential and Commercial Mixed Use zoning designations.

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Plumas County and Portola Family Resource Center generally provides the majority of the services for the homeless and victims of domestic violence. The primary methods of providing emergency shelter to homeless individuals and families in Plumas County are motel voucher programs and through Portola Family Resource Center. Portola Family Resource Center is a local service organization that acts as a family advocate, provides crisis intervention, and refers homeless persons and victims of domestic violence to the resources available in the City and the County. For the homeless, Portola Family Resource Center may provide temporary motel vouchers. Additionally, they may send homeless persons to Quincy where there is a transitional housing facility that can accommodate three to four families. Currently, there are no emergency shelters or shelters for victims of domestic violence in the City of Portola. However, the community of Quincy in Plumas County has a “safehouse” for victims of domestic violence. In Portola, victims of domestic violence can be sent to the safehouse in Quincy where they will be given assistance in obtaining restraining orders, have access to employment services, and obtain assistance in getting permanent housing.

Although the City does not have the population of homeless persons to support a full-time shelter, Portola Wellness & Family Resource Center and the Salvation Army do provide some homeless services such as referrals, meals to low income residents and a clothing closet. Plumas Rural services offers transitional housing opportunities. The Community Action Agency provides Housing Choice vouchers in the City of Portola. The City’s Zoning Ordinance identifies Emergency Shelters as allowable in the HDR and CMU zoning districts and Transitional Housing as allowable in the all residential and CMU zoning districts.

2.3 Projected Housing Need Assessment
Regional Housing Needs Allocation
Regional growth needs are defined as the number of units that would have to be added in each jurisdiction to accommodate the forecasted household growth by different income categories. It is also recognized as the number of units that would have to be compensated for anticipated demolitions and changes to achieve an “ideal” vacancy rate. Construction needs are derived from the Plumas County population and household growth projections. The income group proportions are then applied toward the construction need, which results in a goal for the number of housing units by income group within the City of Portola.

The RHNA distributes the future housing need by four income categories:
• extremely low income (less than 30 percent of the metropolitan area median income) • very low income (30 to 50 percent of the metropolitan area median income) • low (50 to 80 percent)
• moderate (80 to 120 percent)
• high (more than 120 percent)
In 2018, the median income for a four-person household, according to HCDs Table State Income Limits for 2018, in Plumas County was $63,300. The table below breaks down the various income groups.

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Table 27: Income Groups- Plumas County 2021 (4 persons per household) Income Group Number of Households Income Range ($)
Extremely Low Income 1,656 $0 to $24,999
Very Low Income 656 $25,000 to $34,999
Low Income 1,260 $35,000 to $49,999
Median Income 1,518 $50,000 to $74,999
Moderate Income 964 $75,000 to $99,999
Source: HCD Income Limits; 2021
For the period 2019-2024, the City of Portola has been given a construction need (through the HCD Regional Housing Needs Assessment (RHNA))of 37 new affordable housing units; 6 Very Low, 7 Low, 6 Moderate, and 18 Above Moderate income group units. The specific need by income group is detailed in the Table 28. Since 2019, there has been 2 Certificates of Occupancy issued for conventional homes and 0 for manufactured homes. The Site Inventory (Section 3.2) establishes land available for these 37 RHNA units.

Table 28: Regional Housing Need Allocation
Projected Needs (Regional Housing Need Allocation)
Jurisdiction Very-Low Low Moderate AboveModerateTotal
Plumas County 44 31 35 81 191
Portola 6 7 6 18 37
Percentage of Total 16% 19% 16% 49% 100% 19%
Unincorporated Plumas
County
38 24 29 63 154
Percentage of Total 24.7% 15.6% 18.8% 40.9% 100.0% 81%
* For Extremely Low Income jurisdictions may either use available Census data to calculate the number of projected extremely low-income households (see Overpayment tab) or presume 50 percent of the very low-income households qualify as extremely low-income households.

Source: https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/housing-element/plumas-county-regional-housingneed-determination-and-plan-for-the-seventh-housing-element.pdf Portola Highlands is currently the largest proposed development within City Limits. The development at build out will develop approximately 1,005 housing units as a condition of approval and the Development Agreement, 12% of the proposed housing is required to be affordable to low- and moderate-income households consistent with the City’s Housing Element. Of the 1,005 units 189 are approved for low-density residential, 522 for medium-density residential, 234 for high density residential, and 60 in commercial mixed-use development.

Approximately 121 units, including the 60-unit senior complex mentioned above, are required to target low- and moderate-income households. The remaining housing units will be available for above moderate-income households and are not expected to be deed restricted. The remaining low-income units are proposed to be Low Income Housing Tax Credit (LIHTC, an indirect Federal subsidy) units in a multi-family complex.

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The Portola Highlands Affordable Housing Master Plan includes the following:
• Deed restrictions shall be placed for a minimum of thirty years. • Due to the estimated number of years required to achieve project build-out the MP is to be revised to include some mechanism for re-considering the allocation of housing type over time so as to allow for some flexibility for both the developer and the City to address needs as they may change over time. This mechanism will require city approval and adoption at a publicly noticed hearing. • A 1 to 1 ratio for low vs. moderate income units is required and that a 55 to 45 ratio be applied to for sale units vs. rental units based on census bureau statistics.

Although no very-low or extremely-low are required of this project, the City will support any developer of affordable housing within the Portola Highlands project with assistance in their application for affordable housing funds which will result in the development of very-low and extremely-low units on-site. This will be made a policy of this Housing Element. In addition, all sites within the project area that are zoned high density will be eligible for re-zoning to a potential maximum density of 15 units per acre, subject to environmental review.

The Portola 192 project does not include a requirement for affordable housing to be provided. However, it is anticipated that the multi-family portion of the project (72 units) will be built as affordable housing. As included in the AHSC Application, 15 units will be restricted to 30% AMI, 26 units to 50% AMI, and 30 units to 60% AMI, plus the manager’s unit.

Table 29: Units Built, Under Construction, and/or Approved Project Name
Status (Built,
Under
Construction,
Approved)
Total
Units
Number
of
VL/ED
Units
Number
of L
Units
Number
of M
Units
Number
of Above
Moderate
Units
Methodology of
Affordability
Determination
Portola
Highlands
Approved
(Tentative
Map)
1,005 0 60 61 884 Sales Price
Rent Price
Portola 192-
Multi-Family
Approved 72 15 56 0 0 Rent Price
Portola 192-
Single Family
Approved
(Tentative
Map)
189 189 N/A
TOTAL 1,266
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Based upon the proposed draft Portola Highlands phasing plan, the project will develop the following deedrestricted housing units by phase:

Phase 1 15 Units
Phase 2 26 Units
Phase 4 9 Units
Phase 5 15 Units
Phase 6 24 Units
Phase 7 6 Units
Phase 8 26 Units
TOTAL 121 Units
Phase 1 is intended to build-out over within the five-year planning horizon consistent with this Housing Element Update. This will result in the development of 15 moderate and low-income housing units, and will satisfy the City of Portola’s regional housing need for 1 low and 0 moderate income units. Phase 1 also includes the development of an additional 10 low density residential units, 222 medium density residential units, and 308 high density residential units for a total of 540 market rate units. The market rate units will satisfy the 2 abovemoderate units required as part of the City of Portola’s regional housing need.

The developers of the affordable housing apartment complex anticipate construction in the next five years and continue to seek funding opportunities.

Table 30: Remaining Need Based on Units Built or Under Construction Income Category A B C A-(B+C)
New Construction
Need
Units Built, Under
Construction, or
Approved- Portola
Highlands
Units Built, Under
Construction, or
Approved- Portola
192
Remaining Need
Very Low (31-50% of
AMI)
6 0 15 0
Low (51-80% of AMI) 7 60 56 0
Moderate (81-120%
of AMI)
6 61 1 (Manager’s Unit) 0
Above Moderate
(over 120% of AMI)
18 884 189 0
TOTAL UNITS 37 1,005 261 0
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CHAPTER THREE: SITE/INVENTORY ANALYSIS

3.1 Land Inventory
The purpose of the land inventory is to identify specific sites suitable for residential development in order to compare the City’s RHNA with its residential development capacity. The inventory will assist in determining whether there are sufficient sites to accommodate the regional housing need in total, and by income category.

Analysis of Zoning
Title 17 of the Portola Zoning Ordinance provides the zoning provisions for the City. The ordinance was last substantially amended in 2018.

Residential zoning for the City of Portola is defined as follows:
• Rural Residential District (RR) - The purpose of this zone is to provide living areas at the fringe of the City’s areas which combine certain advantages of both urban and rural location by limiting development to very low density concentrations of single-family dwellings and permitting limited numbers of animals and fowl to be kept for pleasure or hobbies, free from activities of a commercial nature. Second dwelling units and board or rooming houses are permitted by the provisions of AB 1866 (Section 65852.2 of the Government Code). • Low Density Residential District (LDR) - The purpose of this zone is to provide appropriately living areas for family life limited primarily to low density concentrations of single-family dwellings. Adequate light, air, privacy, and open space for each dwelling unit are provided, in addition to space for community facilities needed to complement urban residential areas and for institutions which require a residential environment.

Second units and board or rooming houses are permitted under the provisions of AB 1866 (Section 65852.2 of the government code).
• Medium Density Residential District (MDR) - The purpose of this zone is to provide appropriately living areas for family life limited primarily to low and medium density concentrations of single-family dwellings.

Adequate light, air, privacy, and open space for each dwelling unit are provided, in addition to space for community facilities needed to complement urban residential areas and for institutions which require a residential environment. Second dwelling units, and board or rooming houses are permitted by the provisions of AB 1866 (Section 65852.2 of the Government Code). • High Density Residential District (HDR) - The purpose of this zone is to provide living areas where a compatible mixture of single-family and duplex and multi-family dwellings will provide a suitable environment for family living which are convenient to public facilities and services which enable such concentrations, still providing for a suitable family environment, to ensure adequate light, air, privacy, and open space. Second dwelling units are permitted by the provisions of AB 1866 (Section 65852.2 of the Government Code).
• Commercial Mixed Use District (CMU) - The purpose of this zone is to establish locations that include residential use in addition to employment centers, retail commercial, professional office, tourist commercial, visitor-oriented commercial activities, including hotels and motels, private commercial and recreation facilities, convention and meeting facilities, recreational vehicle parks, campgrounds, retail shops, and related services. Second dwelling units are permitted by the provisions of AB 1866 (Section 65852.2 of the Government Code).

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Residential growth areas and densities are among issues and policies addressed in the General Plan. Residential densities are specified for each residential land use designation, and the General Plan provides for a wide range of residential densities. Single-family detached housing densities range from 0.2 to eight dwellings per acre.

Multi-family densities, including but limited to attached, zero lot line, and apartments, range from 8 to 15 dwelling units per acre. The City’s Zoning Ordinance has been amended to accommodate the density requirements of affordable housing projects and to increase the minimum density allowed in the HDR and CMU districts to 15 dwelling units per acre (December 2018).

Zoning districts specify minimum lot size, permitted uses, conditional uses, building height and front, rear, and side yard setbacks. Zoning districts further the health, safety, and welfare of the residents. In addressing the minimum lot size, the zoning districts must be consistent with the densities of the General Plan. Single family zoning districts have minimum lot sizes ranging from one-quarter acre to five acres. Residential land zoned MDR and HDR have minimum lot sizes ranging from 2,205 square feet to 6,000 square feet.

Planned development districts allow for the use of special design criteria for maximum utility of the site and to allow maximum design flexibility within density limitations. These limitations are determined by the City Manager using acceptable planning practices and standards. Within these project areas special residential development such as clustering and density transfers are encouraged. Planned development areas are allowed in all the residential districts with a conditional use permit.

The City’s development standards are applicable to residential zoning districts. Development standards include, but are not limited to, building height, yard setbacks, lot area, site plan review, parking space requirements, and parkland requirements. These requirements were adopted through the public hearing process at City Council meetings and reflect the minimum standards thought necessary for protection of the public.

Density Bonus Process
When a developer proposes a housing development, State law requires that the City provide incentives for the production of low-income housing. In accordance with California Government Code Section 65915, the City of Portola provides density bonuses to qualified residential projects as described in the current zoning ordinance.

This zoning ordinance was updated in 2019 to include the relevant 2018 State legislation maintaining and fortifying the Density Bonsu Law as a critical tool for incentivizing affordable housing development in, granting a density bonus of at least 20 percent above the base zoning density and one to three additional concessions or incentives which include:
• A reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards; or • Approval of mixed use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial, or other land uses are compatible with the housing development and the existing or planned development in the area where the proposed housing project will be located; or • Other regulator incentives or concessions proposed by the developer or the city … that results in identifiable cost reductions (California Government Code Section 65915(h), 2002).

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The Government Code Section 65915 also allows the City to “provide other incentives of equivalent financial value based upon the land cost per dwelling unit” in place of the density bonus and other incentives as detailed previously.

Overall, the Portola residential development standards do not constrain the development of new housing or affordable housing. The overriding constraint to the development of affordable housing involves land costs, construction costs, availability of funding to cover the subsidy gap necessary to make affordable housing projects achievable, and various market factors.

As illustrated below, the Rural Residential District allows for one unit per five acres, the Low Density Residential District allows for 0.2 to one unit per acre, the Medium Density Residential District allows for one to eight units per acre, and the High Density Residential and the Commercial Mixed Use Districts allow for eight to fifteen units per acre. However, in the Rural Residential, the Low Density Residential, and the Medium Density Residential Districts, there is an option to cluster housing. When clustering occurs, the minimum lot size for the Rural Residential district is one-third of an acre, the minimum lot size for the Low Density Residential district is onefourth of an acre, and the minimum lot size for the Medium Density residential district is 4,000 square feet.

Table 31: Current Residential Zoning Categories and Usable Density Zoning Category Density Density Per Acre
RR Low 1 unit per 5 acres
LDR Low 0.2 to 1 unit per acre
MDR Medium 1 to 8 units per acre
HDR High 8 to 15 units per acre
CMU High 8 to 15 units per acre
Source: City of Portola Zoning Ordinance

3.2 Site Inventory
The Housing Element identifies specific sites or parcels that are available for residential development. Land suitable for residential development has characteristics that make the sites appropriate and available for residential use in the planning period. Other characteristics considered when evaluating the appropriateness of sites include physical features (e.g. susceptibility to flooding, slope instability or erosion, or environmental considerations) and location (proximity to transit, job centers, and public or community services). Land suitable for residential development includes:
• vacant residentially zoned sites;
• vacant non-residentially zoned sites that allow residential development; • underutilized residentially zoned sites capable of being developed at a higher density or with greater intensity; and
• non-residentially zoned sites that can be redeveloped for, and/or rezoned for, residential use (via program actions).

The Site Inventory includesthe two primary project sites that are planned for residential uses; Portola Highlands and Portola 192. These two sites accommodate the City’s RHNA and are the project areas expected for future residential development. There are additional parcels throughout the City available for residential development City of Portola
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in the City, however they are typically individual lots and are expected to be developed by individual property owners rather than as a residential development.

The inventory includes the following:
• A parcel-specific listing of sites, including the parcel number. • The general plan and zoning designations of sites.
• A description of parcel size.
• A map showing the location of sites.
• A description of existing uses of any non-vacant sites. • A general description of any known environmental constraints. • A general description of existing or planned water, sewer, and other dry utilities supply, including the availability and access to distribution facilities.

Table 32: Available Land Inventory Summary
APN Zone Allowable
Density
GP Des. Acres Realistic
Unit
Capacity
Existing
Use
Infrastructure
Capacity
On-Site
Constraints
Portola
Highlands is
comprised
of the
following
APNs:

TM approval
for LDR,
MDR, and

HDR, PR, OS,
P/QP, and
CMU
LDR = 1 unit
per acre
MDR = 1 - 8
units per
acre
HDR = 8 - 15
units per
acre
CMU = 8 - 15
units per
acre
TM
approval
for LDR,
MDR, and

HDR, PR,

OS, P/QP,
and CMU
+/- 398.2 1,005
total
TM is
approved
for the
following
units:
189 LDR
522 MDR
234 HDR
60 CMU
(based on
% of
project
area)
Undev. Needs to be
constructed. The
developer has a
detailed phasing
plan as detailed
above, to construct
infrastructure
(roads, sewer,
water, trails, etc.)
which has been
approved by the
City Council and
Planning
Commission.

Needs Final Map
approval.
126-010-012 MDR, LDR
(split zoned)
MDR = 1 - 8
units per
acre
LDR = 1 unit
per acre
MDR,
LDR
248.69 554 Undev. Needs to be
constructed.

Needs Final Map
approval.
126-050-038 MDR/PR
(split zoned)
MDR = 1 - 8
units per
acre
MDR/PR 70.06 165 Undev. Needs to be
constructed.

Needs Final Map
approval.
126-050-042 MDR MDR = 1 - 8
units per
acre
MDR 14.23 118 Undev. Needs to be
constructed.

Needs Final Map
approval.

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APN Zone Allowable
Density
GP Des. Acres Realistic
Unit
Capacity
Existing
Use
Infrastructure
Capacity
On-Site
Constraints
126-050-047 CMU CMU = 8 - 15
units per
acre
CMU 2.41 29 Undev. Needs to be
constructed.

Needs Final Map
approval.
126-050-048 CMU, HDR,
LDR
(split zoned)
CMU = 8 - 15
units per
acre
HDR = 8 - 15
units per
acre
LDR = 1 unit
per acre
CMU,

HDR, LDR

23.35 57 Undev. Needs to be
constructed.

Needs Final Map
approval.
126-050-049 CMU, HDR,
OS
(split zoned)
CMU = 8 - 15
units per
acre
HDR = 8 - 15
units per
acre
CMU,

HDR, OS

36.91 79 Undev. Needs to be
constructed.

Needs Final Map
approval.
126-270-043 MDR MDR = 1 - 8
units per
acre
MDR .46 3 Undev. Needs to be
constructed.

Needs Final Map
approval.

Portola 192
is comprised
of the
following
APNs:

FM approval
for LDR and
CMU
LDR = 1 unit
per acre
CMU = 8 - 15
units per
acre
FM
approval
for LDR
and CMU
+/- 189.8 FM is
approved
for the
following
units:
189 LDR
+/- 72
CMU
Undev. Needs to be
constructed.

No constraints
for multi-family
portion of the
project; needs to
clear conditions
of Final Map for
single family
portion of
project.
126-050-050 LDR LDR = 1 unit
per acre
LDR 10.86 0 Undev None proposed. No proposed
development.
126-330-001 LDR and
CMU
LDR = 1 unit
per acre
CMU = 8 - 15
units per
acre
LDR and
CMU
169.03 189 LDR,
+/- 72
CMU
Undev. Needs to be
constructed.

No constraints
for multi-family
portion of the
project; needs to
clear conditions
of Final Map for
single family
portion of
project.
126-330-002 LDR LDR = 1 unit
per acre
LDR 4.21 0 Undev. None proposed. No proposed
development.
126-330-005 LDR LDR = 1 unit
per acre
LDR 5.13 0 Undev. None proposed. No proposed
development.

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APN Zone Allowable
Density
GP Des. Acres Realistic
Unit
Capacity
Existing
Use
Infrastructure
Capacity
On-Site
Constraints
TOTAL 1,266
(1,005 +
261)
Source: City of Portola
*Single lots in established neighborhoods have not been included in this Site Inventory; there are approximately 200 lots in established neighborhoods that are able to be residentially developed, but would likely be developed by an individual owner/builder rather than a developer.

The Portola Highlands and Portola 192 parcels are combined in their respective project areas, which have Tentative Map approval.

Analysis of Suitable Sites
Portola Highlands
Portola Highlands will ultimately double the size of the City of Portola from 1,068 households to 2,073 households a 48% increase on 398 acres of land which is zoned low density residential (LDR), medium density residential (MDR), high density residential (HDR), commercial mixed use (CMU), public/quasi-public (P/QP), parks (PR) and open space (OS). This development has incorporated many livable cities principles including: a comprehensive pedestrian network, transit, live work units, access to open space and a commercial center. Ease of access to all necessary services has been a key design element in the development of the proposed land uses.

Based upon the proposed draft phasing plan, the Portola Highlands project will develop the following affordable and market rate housing units by phase.

Table 33: Portola Highlands Phasing Summary (Estimated Units) Residential Phase LDR MDR HDR/CMU Total Units
Phase 1a 0 0 44 44
Phase 1b 10 42 264 316
Phase 1c 0 51 0 51
Phase 1d 0 129 0 129
TOTAL PHASE 1 10 222 308 540
Phase 2 52 94 0 146
Phase 3 10 90 0 100
Phase 4 18 12 0 30
Phase 5 47 42 0 89
Phase 6 42 0 0 42
Phase 7 42 0 0 42
Phase 8 16 16
TOTAL- ALL PHASES 221 476 308 1005*
*A discrepancy was found between the Phasing Plan, Affordable Housing Plan, and Tentative Map. These numbers will be consistent upon approval of the Final Map.

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Affordable housing units will be distributed in different phases so that affordable units of various types will be available at different times and locations rather than being clustered in one area of the development. Phase 1 is anticipated to be developed over the next five years. This will result in the development of 15 moderate and low-income housing units; this will satisfy the City of Portola’s regional housing need for 4 low and 4 moderate income units. Phase 1 also includes the development of commercial space and market rate housing, 10 low density residential units, 222 medium density residential units, and 308 high density residential units for a total of 540 market rate units. The market rate units will satisfy the 2 above moderate units required as part of the City of Portola’s regional housing needs assessment. The land zoned high density residential will also be eligible for an increased permitted density of 15 units per acre which will also satisfy the regional housing need of 1 very low and 1 extremely low-income units. Future phases, 2 through 8 are anticipated to be developed over the next 15 to 20 years, however, this schedule is tentative and highly dependent on market conditions.

Table 34: Portola 192 Phasing Summary (Estimated Units) Residential Phase RR LDR/MDR HDR/CMU Total Units
Phase 1 72 72
Phase 2 2 61
Phase 3 2 61
Phase 4 2 61
TOTAL 6 183 72 261
Other Site Availability within the City
Within the City of Portola, the High Density Residential District and the Commercial Mixed Use District has the lowest cost of construction per unit and the highest density and would therefore be most suitable for low and very low-income construction. In addition, fee costs are traditionally smaller per unit in the higher density zones.

The City’s Zoning Ordinance has been amended to accommodate the density requirements of affordable housing projects.

The City will continue to meet with the development community to ensure that the available multi-family land is sufficient to meet market demand, will monitor zone change requests, will monitor demand at the time of the Annual Update as required by the Governor’s Office of Planning and Research (OPR), and will initiate zone changes, including annexations, as necessary to meet demand.

3.3 Realistic Development Capacity
The City has 19.6 acres of vacant HDR land that can currently accommodate 234 units and 19.9 acres of Commercial Mixed Use (CMU), located in the approved Portola Highlands development. An additional +/- 9.4 acres of CMU land is located in the Portola 192 project area, with an expected 72 units to be developed. The CMU zoning accommodates the same number of units per acre as high density residential, 8 to 15 units per acre.

Currently, 60 units are approved in this zone as per the Portola Highlands Tentative Map and 72 units are approved for Portola 192. The projected yield is based on approved projects (Tentative Map and Development Agreement).

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The City’s Zoning Ordinance has been amended to accommodate the density requirements of affordable housing projects, increasing the minimum density allowed in the HDR and CMU districts to 15 dwelling units per acre, subject to environmental considerations.

Capacity of Available Land by Zoning District
Currently, given the number, size, and zoning of vacant parcels, the City of Portola can accommodate a minimum of 1,287 new dwelling units and can sufficiently meet the RHNA. When the Zoning Ordinance is updated to increase the minimum density allowed in HDR and CMU districts will adequately provide for the City’s current and future housing needs for both market rate and deed restricted housing.

Environmental Constraints and Adequate Infrastructure
The City of Portola supplies water and sewer services to all areas within the City limits. Currently, existing infrastructure is available to sites identified in the vacant land survey. According to the General Plan Land Use Element, the City of Portola has enough water and sewer existing capacity to accommodate the City’s regional housing needs allocation and will prioritize water and sewer allocation for any housing units affordable to lower income populations. The environmental analysis completed for the Portola Highlands development reviews the infrastructure to be completed to serve the development. There are no environmental constraints such as wetlands or contamination that would inhibit developers from building on the parcels identified in the vacant land survey. The area immediately adjacent to the Middle Fork Feather River falls within a designated Federal Emergency Agency (FEMA) floodplain. This floodplain is a special flood hazard area that is inundated by a 100- year flood. The use of the land within the 100-year flood plain is regulated by standards that require all occupiable development to be above the predicted flood elevation.

None of the identifiable parcels are within this flood plain. The parcels identified in the vacant land survey are characterized by flat or hilly land, and in some areas, some grading may be required. In addition, none of the identified parcels fall under the provisions of the Williamson Act. The vacant parcels identified in Appendix D are of general parcel size, can accommodate the densities of the designated zoning, and are ready to be developed as zones.

Dry Utilities
Dry utilities, including refuse collection, electricity, and telephone service, are available to all areas within the City limits. There is sufficient capacity to meet the current need and any future need. Services providers are as follows:
• Refuse Collection...........Intermountain Disposal
• Electricity.......................Liberty Energy
• Telephone .....................AT&T
• Fiber Cable ....................Plumas Sierra Rural Electric (limited service area) Zoning for a Variety of Housing Types
All sites that are zoned MDR, HDR, and CMU will accommodate housing for farmworkers and the homeless.

However, as noted above, the number of farmworkers in the area is minimal because agriculture constitutes a very small proportion of the labor force. Additionally, according to the Plumas County Sheriff’s Department, City of Portola
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there are only two homeless persons in the City. It was reported that local churches, the Salvation Army, and Portola Family Resource Center provide services to these people and they do have shelter at night. While homelessness is not a significant problem in Portola, the City’s Zoning Ordinance defines transitional housing and emergency shelters and allows emergency shelters in the HDR and CMU zoning districts and transitional housing in all residential and CMU zoning districts.

The City complies with the Employees Housing Act, which sets standards for the construction, maintenance, use, and occupancy of living quarters called “employee housing” as defined in Section 17008 of the Health and Safety Code.

Transitional Housing and Emergency Shelters
Transitional housing is a type of supportive housing used to facilitate the movement of homeless individuals and families to permanent housing. A homeless person may live in a transitional apartment for up to two-years while receiving supportive services that enable independent living. Every locality must identify zones that will allow the development of transitional housing. Appropriate sites for transitional housing are zoned with the same permitting processes as other housing in the zone without undue special regulatory requirements, located close to public services and facilities, including transportation, and have appropriate parking requirements, fire regulations, and design standards. Portola allows transitional housing and emergency shelters in any zone that allows single family or multi-family housing (depending on the project type). Portola’s Zoning Ordinance allows for emergency shelters consistent with SB 2 and transitional housing as a residential use only subject to those restrictions that apply to other residential uses of the same type in the same zone as required in SB 2. Pursuant to Chapter 633, Statutes of 2007 (SB 2), transitional and supportive housing is permitted as a residential use and only subject to those restrictions that apply to other residential uses of the same type in the same zone.

Single Room Occupancy (SRO) units are not identified specifically in the City’s Municipal Code. If there was an application for construction or conversion of SROs, they would be treated as an application for multi-family housing and permitted in any zone that allows for multi-family housing.

Second Dwelling Units
Second dwelling units are permissible without a conditional use permit in the Portola Municipal Code. However, the construction of second units are not counted towards the City’s units in meeting its housing need.

Opportunities for Energy Conservation
The City has planned for sufficient affordable housing for full range of income groups reducing long commutes in search of affordable housing, to encourage proximity to jobs, services, and amenities, reducing congestion and long commutes.

Adopting higher densities and promoting infill and compact development patterns, as described in this Housing Element, will promote housing affordability, maximize existing land resources, and conserve habitat and environmentally sensitive areas. This Housing Element, the City’s existing Zoning Ordinance and General Plan, and recently approved Master Plans:
• Promote infill and transit-oriented development
• Zone for higher densities including along transit corridors City of Portola
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• Promote water-efficient landscaping and energy efficient irrigation systems • Orient housing developments, where possible, to take advantage of natural day lighting • Encourage the application for or support applications for affordable housing funds from agencies that reward and incentivize good planning. Examples include the HCD’s Multi-Family Housing Program (MHP) and California Tax Credit Allocation Committee resources which provide competitive advantage for affordable infill housing and affordable housing built close to jobs, transportation, and amenities. • Promote Location Efficient Mortgage (LEM) and Energy Efficient Mortgage (EEM) programs. These programs provide homeowners with affordable mortgage assistance if they purchase a home in specified location efficient areas or by meeting certain energy conservation standards. • Include conservation incentives, including green waste recycling, for developers. • Streamline and expedite approval process for housing built using green building standards and specific energy standards.

CHAPTER FOUR: RESOURCES AND CONSTRAINTS

4.1 Land Use Controls
The General Plan is the primary land use control document. This policy document not only establishes the location and amount of land that will be allocated to residential development, but also establishes the intensity of development (in terms of unit densities and total number of units) that will be permitted. While nearly all components or elements of the General Plan contain goals and policies that influence residential development, it is the Land Use Element that has the most direct influence.

The City of Portola zoning code is the major guide for residential development policies and standards. The policies and standards establish and control the type, location, and density of residential development in the City. The zoning regulations serve to protect and promote the health, safety, and general welfare of the community residents and also implement the goals and policies of the general plan.

The City of Portola Residential Development Standards do not contain any unduly restrictive provisions. Building height, setbacks, lot areas, and parking requirements are generally within the range of other similar sized cities in the State.

The maximum height allowed the City’s residential districts is 35 feet for multi-family zones which allows for three stories of development. This height limit is consistent with height limits of other similarly sized cities and will allow for the maximum allowable densities to be built in the multi-family zone. The maximum lot coverage allowed in multi-family zones is 50 percent which allow for a builder to take advantage of the maximum allowable densities.

In addition, the Portola Zoning Ordinance will be amended to accommodate the density requirements of affordable housing projects. The Zoning Ordinance is in the process of being amended so that the minimum density allowed in multi-family high density zones is 15 dwelling units per acre.

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Front, side and rear yard setbacks are also required of all residential development. Parking standards require two off-street parking spaces for all single-family, duplex, and mobile home development per dwelling unit.

Multi-family parking standards require one and a half spaces per unit plus guest parking.

The City does not have a design review process for multi-family housing. Multi-family development and single family homes must be designed to meet the City’s general development standards related to lot size, frontage, setbacks, site coverage, height, landscaping, and off-street parking. Issuance of a design review permit for a single family residential subdivision (more than 4 lots) indicates that the Planning Commission has reviewed and approved all aspects of the design of the subdivision, including but not limited to, parking, streets, landscaping, lighting, and home design. This design review process has not been a constraint to development and is not applicable to multi-family uses.

Manufactured homes with permanent foundations are permitted in zones that permit single family residential development in the same manner that “stick-built” single family homes are allowed.

The City has adopted a Residential Density Bonuses ordinance (PMC Chapter 17.43) in accordance with California Government Code Sections 65915, 65915.5, 65915.7, and 65917. The chapter provides incentives for the production of housing for very low income, lower income, and senior households, and for the production of housing for moderate income households residing in condominium and planned development projects. The Chapter includes a variety of incentives and concessions for the development of affordable housing, including but not limited to, density bonuses up to 35%, modified parking standards, reduction of site development standards, and modification of zoning code requirement or architectural design requirements. Residential density bonus provisions will increase the City’s supply of affordable housing and will not impact the cost or supply of affordable housing.

Inclusionary zoning is a land use policy that either requires or encourages housing developers to include a specified percentage of low and/or moderate income housing in new residential developments. The City has incorporated inclusionary zoning through Ordinance (PMC Chapter 17.94, Development Agreement) and an Affordable Housing Master Plan, which requires 12% of units in the project to be affordable, with 60% of affordable units allocated to low income households and 40% of affordable units allocated to moderate income household. City approval of affordable housing sites, the housing type, price range, and phasing of affordable housing production is required. The units are required to be deed restricted for a period of at least 30 years.

Inclusionary housing will increase the supply of affordable housing and will not impact the cost or existing supply of affordable housing.

The City maintains restrictions on short-term rentals to establish a permitting process and appropriate restrictions and standards for short-term rental of residential dwellings, to ensure the collection and payment of transient occupancy taxes, to minimum the negative secondary effects of short-term rental use on surrounding residential neighborhoods, and to retain the character of the neighborhoods in which any such use occurs. For short-term rentals, an administrative permit is required, and the City may perform routine inspections. Restrictions and standards include that no commercial activities may occur on the property, that quiet hours between 10:00 p.m. and 7:00 a.m. must be maintained, amplified sound is not permitted, vehicles must be parked in a designated off-street, on -site parking areas, and parties/group gatherings are prohibited.

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These restrictions are intended to promote the public health, safety, and welfare. This ordinance does not impact the cost or supply of affordable housing and residential development.

Table 35: Development Standards

RR LDR MDR HDR CMU
Density Range 0.2 units per
acre

0.2 to one unit
per acre
1 to 8 units per
acre
8 to 15 units
per acre
8 to 15 units
per acre
Front Setback 20 Feet 20 Feet 20 Feet 20 Feet 20 Feet
Side Setback 5 to 10 Feet 5 to 10 Feet 5 to 10 Feet 5 to 10 Feet 5 to 10 Feet Rear Setback 10 Feet 10 Feet 10 Feet 10 Feet 10 Feet
Lot Coverage 35 Percent
Maximum
40 Percent
Maximum
45 Percent
Maximum
50 Percent
Maximum
50 Percent
Maximum
Minimum Lot
Size*
5 acres* 1 acre* 6,000 s.f.* 2,205 s.f. 3,125 s.f.

Parking 2 per unit 2 per unit 2 per unit 1.5 per unit
plus guest
parking

1.5 per unit
plus guest
parking
Height
Maximum
35 Feet 35 Feet 35 Feet 35 Feet 35 Feet
Open Space
Requirement
25 Percent 25 Percent NA NA NA
Source: City of Portola Zoning Ordinance
*In RR, LDR, and MDR zoning districts, clustering is permitted. Therefore, the minimum lot size if clustered is one-third acre in the RR District, one-fourth acre in the LDR District, and 4,000 s.f. in the MDR District.

4.2 Fees and Exactions
The City of Portola collects fees from new development projects to cover the costs of planning review and processing permits, which includes plan checks and inspection fees. Further discussion of the development permit and approval processing is provided in the next section.

A variety of development impact fees are often assessed on new residential projects that include City controlled fees (such as roads/traffic fees, park/trails fees, and fire fees), non-City controlled fees (such as school impact fees and utility connection fees), and utility service connection fees (e.g., sewer and water connection fees). The various planning review and processing fees, development impact fees, and utility service connection fees collectively can add significant costs on housing. Table 36 illustrates the different Planning Fees the City incorporates into the development process. Portola’s fee schedule is updated annually and includes Water and Sewer Facility Fees and a Traffic Impact Fee. A developer would review the impact fees and utility connection fees that would be imposed on a single-family residential project and on a multiple family project for an estimate of fees. A typical single-family residential project could expect developer impact fees and utility service connection charges and traffic impact fee of approximately $13,050 per lot. A multi- family residential project would vary greatly depending on the meter size; however expected development impact fees and utility service connection fees for a 10-unit building, 1 ½” meter size would be $46,695.

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Table 36: Planning and Application Fees
Application Category Fee Amount
Abandonment (right-of-way) $630
Does not include Title documents
Annexation $1,050
Does not include any fees payable to LAFCo
Appeal to City Council or Planning Commission $262.50
Conditional Use Permit $420
Development Agreement $3,150
Development Agreement Amendment $1,575
Encroachment Permit $52.50
Final Subdivision Map $525 + $52.50 per lot
Does not include recording fees
Floodplain Review $26.27
General Plan Amendment (greater than 10 acres) $1,785
Does not include cost of Zoning Ordinance Amendment,
Environmental Review, or other potential Planning Fees
General Plan Amendment (less than 10 acres) $1,050
Does not include cost of Zoning Ordinance Amendment,
Environmental Review, or other potential Planning Fees
Home Occupation Permit $143.85
Incomplete Application $1,157.50
Initial Site Plan Review $630
Lot Line Adjustment $315 + $52.50 per lot
Lot Merger $315
Mobile Home Park $315
Parcel Map $420 + $52.50 per parcel
Does not include recording fees
Record of Survey $420 + $52.50 add’l page
Sign Permit $42
Sign Plan $210
Specific Plan (land division) $1,575 + $105 per lot
Does not include cost of Environmental Review or other
potential Planning Fees
Specific Plan (no land division) $1,575
Does not include cost of Environmental Review or other
potential Planning Fees
Tentative Map $1,575 + $357 per lot
Does not include cost of Environmental Review or other
potential Planning Fees
Tentative Map Reconsideration ½ Tentative Map fee
Does not include cost of Environmental Review or other
potential Planning Fees
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Variance $420
Williamson Act Application (Establish Agricultural Preserve) $1,050 Does not include cost of Environmental Review or other
potential Planning Fees
Zoning Ordinance Amendment- no General Plan Amendment $1,260 Does not include cost of Environmental Review or other
potential Planning Fees
Zoning Ordinance Amendment- with General Plan Amendment $630 Does not include cost of General Plan Amendment,
Environmental Review, or other potential Planning Fees
City Staff Hourly Rate $35
Consultant Hourly Rate At City Cost
Contract At City Cost
Pre-application Conference (deducted from application fees) At Hourly Rates

ENVIRONMENTAL REVIEW
(you may also be responsible for a Fish and Game filing fee of $2,500) Initial Study $525
Categorical Exemption $52.50
Negative Declaration $1,050
Does not include cost of any required studies or consultants Mitigated Negative Declaration (plus the cost of any required studies or consultants)
$1,575
Does not include cost of any required studies or consultants Environmental Impact Report (plus the cost of any required studies or consultants)
$3,150
Does not include cost of any required studies or consultants Source: City of Portola

4.3 Processing and Permit Procedures
The development review and permitting process is utilized to receive, evaluate, and approve new development applications. The development review and permitting process ensures that new residential projects reflect the goals and polices of the General Plan and meet the intent and requirements of the zoning code. All new construction is subject to a review process which includes analyzing proposed projects for consistency with adopted and coded structure setbacks, open space proportions, lot coverage percentages, and infrastructure availability (water and sewer). The process requires coordination with the City Engineer regarding such items as infrastructure, street and transportation review, storm runoff and lot drainage, and landscape ordinance adherence encouraging xeriscaping. All new construction and redevelopment requiring permits and conditional use permits must be reviewed by City Planning and Engineering, Public Works, and Building staff, as well as any other appropriate City personnel.

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The City includes objective standards within its Municipal Code, Titles 8, 12, 13, 15, 16, and 17. The Code describes in detail all requirements associated with development within the City. A development application process must be conducted prior to permitting any new construction. All new construction must adhere to City design standards as outlined in the Portola Municipal Code and other elements within the City of Portola General Plan, especially the Land Use Element. Applications for development permits are made in writing to the City Manager’s Office. Applications vary depending on the permit being requested. In addition, some planning applications require public hearings.

The City of Portola Municipal Code requires that new construction, including single-family subdivisions and multi-family structures, are reviewed by the City Engineer and City Planner for all design requirements, including streets and highways, alleys, utility and pedestrian easements, blocks, sidewalks, lots, watercourses, reserved strips, master plan conformance, parks and public areas, surveys, dedications, and filings. Development in the City of Portola, in compliance with the “City of Portola General Plan 2020” and the housing objectives as defined in the City’s Housing Element; is encouraged to be:
• Economically and environmentally sustainable, relating well to the natural setting; • Sustainable because it is well constructed of durable, quality materials appropriate to the setting; and • Offer memorable buildings and spaces.

Following staff review, the City of Portola Planning Commission and City Council review the subdivisions and multi-family housing for compliance with the General Plan, specifically the Community Design Element, and with the City’s Housing Element. Turn-around time for staff and City review is detailed in the subdivision code, and may be completed within approximately 60 days after submittal of a complete Tentative Map. The most recent small-scale Tentative Map (16 lots) request took 9 months from initial application to approval. This included environmental analysis and reports and significant response time from the property owner. The larger Tentative Map application (Portola Highlands) started in February 2005. The Tentative Map was approved after approximately 2.5 years; however, it should be noted that this timeline was based on the developer constraints, not City constraints.

Building permits for single family houses not included in a subdivision do not go through a design review process.

They are checked by the Building Inspector and City Manager or designee for compliance with the general development standards detailed in the zoning ordinance. The average turn-around time for this review and a building permit is approximately 2 weeks, based on the most recent 5 building permits issued.

Various development review activities, such as general plan amendments, rezones, and specific plans require the preparation of an environmental document (i.e., environmental impact report or mitigated negative declaration) before a project can be approved. The requirement to prepare an environmental document can substantially lengthen the development review process, sometimes taking up to one year to obtain project approval. On average, however, development permits are processed in less than three months. Overall, the development permit approval processing in Portola does not create any unnecessary delays or increases to the cost of housing. Table 37 shows the development plan review process for proposed residential projects. To encourage and preserve affordability of new construction, developers are allowed to "piggyback" or file concurrent applications (e.g., rezones, tentative tract maps, conditional use permits, variance requests, etc.) if multiple approvals are required, and if consistent with applicable processing requirements, where feasible, after initial review. Additionally, incentives are provided (e.g. density bonus units, fee underwriting, fee deferral, fast- City of Portola
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tracking, etc.) to developers of residential projects who agree to provide the specified percentage of units at a cost affordable to very-low and/or low-income households. In addition, the City intends to propose zoning and permit processing changes to further reduce housing costs and average permit processing time (see Goal 2).

Developers are also encouraged to include second dwelling units as an integral part of their project and to plan for second dwelling units in the design of their projects. The City provides technical assistance to developers, nonprofit organizations, or other qualified private sector interests in the application and development of projects for federal and state housing programs and grants.

Table 37: Timeline for Permit Procedures
Type of Approval or Permit Typical Processing Time
Single Family Home (no subdivision) 2 weeks
Multi-family Structure (no subdivision) 4 weeks
Subdivision Minimum of 60 Days
Conditional Use Permit Minimum of 30 Days
Zone Change Minimum of 60 Days up to a Year
General Plan Amendment Minimum of 60 Days up to a Year
Site Plan Review 30 Days to 3 Months
Tract Maps 60 Days to 3 Months
Parcel Maps 60 Days to 3 Months
Initial Environmental Study Minimum 90 Days
Environmental Impact Report Minimum 90 Days up to a Year Source: City of Portola based on the review and average processing time of permits processed over the last three years.

Single-family housing is permitted in all residential zoning districts without a conditional use permit. Duplexes and fourplexes are permitted in the MDR, HDR, and CMU districts without a conditional use permit. Multi-family housing is permitted in the MDR, HDR, and CMU districts without a conditional use permit. Mobile home parks are permitted in all zoning districts with a conditional use permit, subject to State permitting and regulations.

The Second Unit Law (Government Code Section 65852.2) is incorporated into the Portola Municipal Code so that second dwelling units are permitted by right in residential zoning districts provided that they meet the standards imposed on dwelling units and that they do not exceed the maximum density allowed on the parcel.

Portola’s Zoning Ordinance defines transitional housing and emergency shelters and allows emergency shelters in the HDR and CMU zoning districts and transitional housing in all residential and CMU zoning districts. Single room occupancy housing is not identified, though they would be permitted by practice (multi-family residential).

Single room occupancy housing is included in multi-family housing zones. Supportive housing is a use by right as defined by Government Code Section 65583.2(i). A supportive housing single family or multi-family residential use does not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.

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Table 38: Housing Types Permitted by Zoning District
Housing Types Permitted RR LDR MDR HDR CMU
Single Family Attached P P P P P
Single Family Detached P P P P P
Duplexes to Fourplexes X C P P P
Multi-family (5+ Units per Structure) X X C P P
Mobile Home Park C C C C C
Second Units P P P P P
Emergency Shelters X X X P P
Supportive Housing- Single Family P P P P P
Supportive Housing- Multi-Family X X C P P
Single Room Occupancy (Multi-Family) X X C P P
Transitional Housing (Single Family) P P P P P
Transitional Housing (Multi-Family) X X C P P
Source: City of Portola
Notes: P = Permitted Use C = Conditional Use Permit X = Not Permitted NA = Not Addressed

4.4 Codes and Enforcement
Compliance with Building Code standards often adds to the cost of construction, but is seen as necessary to protect the health, safety and welfare of the citizens. Compliance results in greater construction costs up front but ensures that the buildings retain their structural integrity. The City of Portola does not have any amendments to its building codes that might diminish the ability to accommodate persons with disabilities.

In 2018, the City of Portola adopted the Uniform Building Code (UBC), Uniform Housing Code, and the Uniform Code for the Abatement of Dangerous Buildings. New structures must conform to the standards of the UBC. The City has amended these chapters from time to time to be remain current with the UBC. The most recent update was in 2018. The City has a program of inspection and enforcement with its code enforcement officer. This program entails such activities as constant field inspection, coordinating with builders and developers, complainants and law enforcement officials. Additionally, the program includes a master checklist regarding such building activities as ensuring set back requirements, snow load requirements, and energy calculations pursuant to Title 25. All conditions and findings inconsistent with code are abated with enforcement action.

Coordination also occurs with the City Planner, City Manager, City Engineer, City Attorney, and Public Works Director for final determinations and enforcement actions.

4.5 On/Off-site Improvement Standards
Costs associated with site improvements are an important component of new residential development costs.

Site improvements costs are applied to provide sanitary sewer and water service to a project, to make necessary transportation improvements, and to provide other infrastructure to the project. In addition, the City may require the payment for various offsite improvements as part of project mitigation measures (e.g., payment towards an offsite traffic signal). Developers of new residential projects are also required to construct all onsite streets, sidewalks, curb, gutter, and affected portions of offsite arterials. The cost for site improvements varies from project to project, therefore, it is difficult to estimate what a “typical” per-unit cost would be for site improvements. Even for infill projects where infrastructure may already be available, there is often a need to City of Portola
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upgrade and/or expand the existing improvements to serve new residential development. Curbs, gutters, and drainage facilities direct storm and runoff water out of residential developments. City roadways are required to be paved. Pavement creates an all-weather roadway, facilitates roadway drainage, and reduces dust. It also produces a high-speed circulation system and facilitates relatively safe traffic and pedestrian movement.

Roadways are classified by the City according to traffic needs. They are as follows:
• Low Density Residential/Rural Street- 2 lanes, 50 feet of right-of-way • Urban Residential Street – 2 lanes, 52 feet right-of-way • Collector – 2 lanes, 60 foot right–of-way
• Minor Arterial Street – 2 lanes, 60 foot right-of-way Arterials and collectors are designated on the General Plan according to existing and projected needs.

Developers are responsible for the development of roadways associated with the residential project.

Development of and connection to municipal water and sewer services are required as a condition of approving tract maps. Water service is necessary for a constant supply of potable water. Sewer services are necessary for the sanitary disposal of wastewater. These off-site requirements allow for the development of much higher residential densities.

4.6 Constraints on Persons with Disabilities
The City of Portola conscientiously and specifically implements and monitors compliance with Section 65583 (a)(4) and Section 65583 (c)(3) of the Government Code in the review of its General Plan, zoning ordinances, development codes, construction and reconstruction regulations, and in the development and rehabilitation of multi-family and single family homes.

Zoning and Land Use
Supportive multi-family or single-family housing for the disabled would be permitted in any residentialzone that permits non-designated single or multi-family housing. The City amended its zoning ordinance in 2018 to specifically identify supportive multi-family and single family housing for the disabled and allow that in LDR, MDR, and HDR zoning districts.

The City provides information to individuals with disabilities regarding reasonable accommodations policies, practices and procedures based on guidelines from the State Department of Housing and Community Development, as a result of SB 520. This information is disseminated through postings and pamphlets at City and other public buildings and the City’s website. The information is also distributed through coordination with the Plumas County Community Development Commission. The City will also formalize a policy that outlines the general process that a person with disabilities must go through in order to make a reasonable accommodations request. This policy will include appointing a staff person to assist disabled persons who are proposing improvements. The purpose of this is to provide individuals with disabilities an opportunity to make requests for reasonable accommodations in order to meet their needs and streamline the permit review process.

The City of Portola, in its Zoning Ordinance specifically requires the number of handicapped parking spaces to conform to Title 24 of the California Code. All multi-family complexes are required to provide handicapped parking spaces, depending on the size of the development. The City is flexible and would work with the City of Portola
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developers of special needs housing and would reduce parking requirements if the applicant can demonstrate a reduced need for parking. The City has no separate restrictions or development standards for group homes or other special needs housing. The City has adopted and administers the 2018 California Building Code, specifically as it relates to the development of special needs housing.

Currently, group homes with 6 or fewer persons are permitted by right in RR, LDR, MDR, HDR, and CMU districts; and with more than 6 persons are permitted in all residential districts with an Administrative Permit. All group homes are allowed in commercial districts with a conditional use permit. This allows proponents to locate these facilities in any area they can afford without additional development or permit costs. This condition is a market issue, not a jurisdictional issue.

The group housing approval process is currently the same as that of multi-family housing, according to the City of Portola Municipal Code, Title 17, and Chapter 17.10.080. There are no special conditions for group homes if there will be six persons or less in residence, or if the larger facility is located in a commercial zone. Under the commercial zoning designation within the City, long-term care facilities are allowed by permit in CMU (Commercial Mixed Use) and SC (Service-Commercial) zones. These facilities are also allowed in CC (Core Commercial) with the approval of a CUP.

Recognizing that some disabled persons may require the assistance of specially trained persons who live with the disabled persons, the zoning ordinance does not differentiate between related and unrelated persons occupying the same residential unit.

Permits and Processing
All City offices of the City of Portola are handicapped accessible. Disabled applicants are treated with the same courtesy as all applicants. They are provided one-on-one assistance to complete the forms for zoning, permits, or other building applications. The City will reasonably accommodate any specific verbal or written request for assistance. Applications for retrofit are processed over-the-counter in the same process as for improvements to any single family home.

The process for retrofitting homes to improve accessibility utilizes the standard building permit process, however the City does not impose a fee for reasonable accommodation permit requests. The intention of the building permit process is to ensure that the proposed modification meets all tenets of the Americans with Disabilities Act and the Uniform Building Code, and that it does not conflict with any other health or safety codes.

All development applications are reviewed for full compliance with all applicable laws governing access for persons with disabilities including the 1997 Uniform Building Code and the Americans with Disabilities Act.

Additionally, the City follows standards set out by the document “A Guide to California Non-Residential ADA Accessibility Retrofits” published by the California Building Officials in 1995. These standards include disseminating information to the public and specific guidelines and plans for all ADA retrofit construction.

Comprehensive worksheets are also provided regarding accessibility requirements for ADA retrofit or new construction.

The City Building and Zoning Codes were analyzed to identify any constraints to housing development for persons with disabilities. No constraints were found, however the City will continue to monitor its land use regulations for possible governmental constraints to housing for persons with disabilities. Portola continually City of Portola
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reviews its ordinances, policies, and practices for compliance with fair housing laws. Portola broadened and revised definition of “family” to include State and federal definitions relating to unrelated adults. The City is in compliance with all Fair Housing Laws.

4.7 Building Codes
Portola has set valid and responsible building codes for utilization in the City. The City Building Department administers building code and enforcement services. The City has adopted, and the department implements, provisions of the 2018 California Building Code with no amendments. It does not have any amendments to its building codes that might diminish the ability to accommodate persons with disabilities. The City of Portola has a Code Enforcement Officer who regularly monitors the City to ensure that people are complying with the municipal code. The Code Enforcement Officer stated that the biggest problem in the City of Portola is abandoned vehicles. When a problem is identified, he will first discuss the problem and abating the problem with the homeowner. If the situation has not been remedied, he will typically go back to the owner several times before sending a letter with a picture that documents the transgression. Usually, problems have been resolved before this step is taken. Finally, if nothing is done, they may take the person who is in violation to Court, but the City tries to always avoid this, if possible.

4.8 Non-Governmental Constraints
The provision of adequate and affordable housing is constrained by a number of factors. This section assesses the various market, governmental, and environmental factors that may serve as potential constraint to housing development and improvement in Portola. The City has taken steps, as identified below and incorporating appropriate programs and policies, to lessen constrains and provide incentives to help with affordable housing development.

Market Constraints- Building Materials
The cost of building materials is a major cost associated with constructing a new housing unit. In the current Northern California real estate market, the cost of building materials is the single factor having the most impact on the cost of building a new home. These costs are estimated to account for 40 to 50 percent of the sales price of a new home.

A reduction in amenities and the quality of building materials (above a minimum acceptability for health, safety, and adequate performance) could result in lower sales prices. In addition, prefabricated, factory-built housing may provide for lower priced housing by reducing construction and labor costs. Another factor related to construction costs is the number of units built at one time. As the number increases, overall costs generally decrease, as builders are able to take advantage of the benefits of economies of scale. This type of cost reduction is of particular benefit when density bonuses are used for the provision of affordable housing.

The City does not require any specific type of building materials, except that the building has be constructed to meet local building requirements.

Market Constraints- Land Costs
A key component of the total cost of housing is the price of raw land and any necessary improvements. The diminishing supply of land available for residential construction combined with a fairly high demand for such City of Portola
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development has served to keep the cost of land relatively high. Higher land costs have resulted in homebuilders developing more high-priced homes in order to preserve profits. In Portola, residential land costs vary from $1.00 to $4.00 per square foot, depending on the size, location, and zoning of the property. Land cost in Portola is lower than nearby communities, making land cost less of a constraint.

Market Constraints- Availability of Mortgage and Rehabilitation Financing The availability of financing affects the ability to purchase or improve a home. Interest rates are determined by national policies and economic conditions, and local governments can do little to affect these rates. Jurisdictions can, however, offer interest rate write-downs to extend home purchasing opportunities to a broader economic segment of the population. In addition, government insured loan programs may be available to reduce mortgage down payment requirements.

Environmental Constraints
Portola is subject to the following environmental and infrastructure constraints. Most of the City may be affected by these environmental hazards. Wind or water erosion of soils, depletion or degradation of the water supply, seismic activity, landforms, and flooding, present constraints upon development within the City of Portola.

Environmental Constraints- Water Supply
As more development occurs there will be an increased demand on groundwater resources. Groundwater recharge will decrease as more impervious surfaces are created. Development within the City of Portola will increase the amount of concentrated urban storm runoff. The runoff may carry pollutants into the storm drain system and the Middle Fork of the Feather River having the potential to degrade water quality within the City.

Environmental Constraints- Seismic Hazards
There are no active faults in Portola that have been zoned by the State Geologist under the Alquist-Priolo Earthquake Fault Zoning Act. The nearest seismically active faults are the Mohawk Valley Fault located approximately 8.5 miles (13.7 kilometers) to the west of Portola, and the Honey Lake Fault located approximately 21 miles (33.8 kilometers to the east. The nearest potentially active fault zone is the Sulphur Creek Fault Zone located approximately 8 miles (12.9 kilometers) to the southwest, which has an estimated maximum credible earthquake magnitude of 6.5.

Environmental Constraints- Flooding
The area immediately adjacent to the Middle Fork Feather River falls within a designated Federal Emergency Agency (FEMA) floodplain. This floodplain is a special flood hazard area that is inundated by a 100-year flood.

The use of the land within the 100-year flood plain is regulated by standards that require all occupiable development to be above the predicted flood elevation.

4.9 Units At-Risk of Converting to Market Rate Uses
The City of Portola has three income-restricted apartment complexes. USDA Rural Rental Housing Loans (Section 515) are mortgages made by USDA to provide affordable rental housing for very low-, low-, and moderateincome families, elderly person, and persons with disabilities.

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According to the USDA (information verified with USDA Area Specialist, Debbie McCoy on March 20, 2018), there are no apartment complexes at risk of converting to market rate units over the Housing Element period through 2024. Representatives of each complex have been contacted and there is no plan to convert these units to market-rate.
• Pine Ridge Apartments, located at 349 West Loyalton Avenue, is a general occupancy USDA 515 apartment complex. It will not be at-risk until 2029*. There are 25 units in the complex; the complex maintains a waiting list and usually has 100% occupancy. • Portola Senior Citizens Community, a USDA 515 senior apartment complex, located at 700 Third Street, will not be considered at-risk until 2052; there is Tax Credit restriction through 2054. There are 50 units in the complex and they are all rental assistance units. They are 100% occupied. • Sierra Pines Apartments, located at 795 East Sierra Avenue is a general occupancy USDA 515 apartment complex. It will not be at-risk until 2030. There are 41 units in the complex; 36 are rental assistance units and 4 are full-rate units (plus a manager’s unit). The rental assistance units are 100% occupied.

The City will comply with SB 166 regarding “no net loss” that requires a city or county to identify additional lowincome housing sites in the Housing Element when market-rate housing is developed on a site currently identified for low-income housing. As identified in the Available Land Inventory Summary Table, there are ample sites available for affordable housing development to accommodate the City’s share of regional housing needs.

Table 39: USDA Assisted Housing Units
USDA Assisted
Name Address City USDA Sec
521
Rental
Assistance
Units
Total
Units
Earliest
Date of
Conversion
Risk Level USDA
Loan
Type
Pine Ridge
Apartments
349 West
Loyalton Avenue
Portola 24 25 2029* Very High 515
Rural
Housing
Portola
Senior
Apartments
700 Third Street Portola 47 50 2052 Low 515
Rural
Housing
Sierra Pines
Apartments
795 East Sierra
Avenue
Portola 36 41 2030 Low 515
Rural
Housing
* The USDA lien includes a Restrictive Use Provision (RUP) on the Pine Ridge Apartments property for the life of the USDA loan; from 7/1/1999 through 7/1/2029. (Information confirmed with USDA 4/8/2019.) The project is eligible for tax credit based on a Regulatory Agreement effective January 1, 1990, for 30 consecutive taxable years, beginning with the first taxable year of the Credit Period (12/31/1989), through December 31, 2019.

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Table 40: USDA Assisted Housing Units by Zip Code
Zip Rent Assisted
Units
Sec 8
Units
Total
Units
Operational
Date
Date Restrictive Clause
Expiration
Tax Credit Exp
DT
96122 36 0 41 01/10/1985 7/1/2030
96122 47 0 50 03/07/1980 10/1/2028 10/1/2054
96122 24 0 25 12/05/1989 7/1/2029 12/31/2019

4.10 Energy Conservation
As residential energy costs rise, increasing utility costs reduce the affordability of housing. California in particular is currently experiencing energy problems; increased costs and decreased power availability have resulted in “rolling blackouts” across the state.

Though the City of Portola has mild summers, Portola’s relatively cold winters makes energy conservation particularly important.

Energy conserving tactics:
• efficient land use patterns
• code enforcement
• building standards
• rehabilitation programs
Energy conservation techniques should be focused on reducing the amount of energy being spent for heating and cooling through encouraging efficient energy design in new construction and retrofitting of existing development. Landscaping treatment around residential neighborhoods can increase the amount of shade available during the summer months, therefore decreasing indoor temperatures.

Unfortunately, the additional costs associated with energy conservation can increase the cost of housing. The City encourages energy efficiency and associated lower service costs and, as described in the General Plan, will be developing a public education program to increase public participation in energy conservation.

CHAPTER FIVE: REVIEW AND REVISE

5.1 Progress
Under State Housing Element Law, communities are required to assess the achievements under their adopted housing programs as part of the five-year update to their housing elements. These results should be quantifiable where possible (e.g. the number of units that were rehabilitated), but may be qualitative where necessary (e.g. mitigation of government constraints). The results should be compared with what was projected or planned in City of Portola
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the element. Where significant shortfalls exist between what was planned and what was achieved, the reasons for such differences must be discussed.

The effectiveness of Portola’s Housing Program in meeting regional housing needs can be measured by the level of achievement. The level of achievement is simply the actual construction divided by the RHNA goal. Many uncontrollable factors influence the City’s effectiveness. Since 2005, the City has been working with a developer, The Schomac Group, Inc. (Portola Highlands) to approve a mixed-use housing development. A Tentative Map has been approved, which will encourage affordable and market rate housing. It is anticipated that the Final Map will be approved, and associated infrastructure improvements will begin thereafter. There have been no other significant new housing starts since 2006 mainly due to the downturn in the economy. For example, the “Feather Ridge Estates” project has Final Map approval, but has not proceeded with infrastructure or housing construction. The City has ensured adequate location for affordable housing, but developers have not shown an interest in constructing affordable housing.

Table 41: Achievement of City of Portola RHNA New Construction Goal 2021 Income Groups 2021 RHNA 2021 Actual New
Construction
Percent of Goal
Achieved
Very Low 6 0 0%
Low 7 0 0%
Moderate 6 0 0%
Above Moderate 18 0 0%
TOTAL 37 0 0%
Source: California Department of Housing and Community Development, City of Portola Portola’s previous Housing Element was adopted in 2018 for the Housing Element period of 2014-2019 and set forth the following major goals and associated policies dealing with housing issues. The previous Housing Elements Goals and Policies, and the City’s accomplishments (to date) with respect to these goals and policies, are as follows:

Table 42: 2019-2024 Housing Element Review of Goals and Policies Goals and Policies City Objective Quantified,
Results, and Evaluation
Timeframe Status
As resources allow, assist developers with the
identification and application for funds designated to
assist the development of housing for lower-income
households. For example, in partnership with an
interested non-profit developer, apply to the AHSC
program for the development of low-income
housing.

Assist with one funding
application during the
planning period.

Ongoing, As
requested by
interested parties
Ongoing, As
requested by
interested parties
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Goals and Policies City Objective Quantified,
Results, and Evaluation
Timeframe Status
Coordinate with County-wide organizations to
annually update the Project Information Pamphlet
outlining City participation and incentives, housing
needs from the Housing Element (or other market
source), a definition of the state and federal funding
for which the City is willing to apply, and other
pertinent information. Distribute the Pamphlet to
local non-profit and for-profit development groups,
and regional agencies. Information is distributed
through direct mailing and is on the City’s website.

Maintain updated Pamphlet
and distribute as requested
by interested parties.

Ongoing distribution
of the Project
Information
Pamphlet
Ongoing distribution
Continue to implement the City’s density bonus
ordinance that offers increased discretionary density.

Also, include additional incentives such as fasttracking, waiver of permits, fee deferrals, or fee reductions, to affordable housing developments that
provide affordable units and to provide relaxed
development standards or setback requirements for
mixed-use developments (commercial or office uses
must be on same site as housing) providing an
affordable housing component.

Offer incentives to one
housing development during
the planning period.

Ongoing
implementation of
density bonus
requirements as
needed.

Code updated, no
interested
developers. Ongoing
Seek grant funding to develop a First Time
Homebuyers Program, such as may be provided by
the Home Investment Partnerships Program, the
Community Development Block Grant Program, and
the federal American Dreams program, to provide
down payment assistance to families in order to
purchase a single-family home.

Submit at least one funding
application during the
planning period, if an
appropriate funding source is
available. If a First Time
Homebuyers Program is
created, assist 3 homeowners
a year.

Continuously review
funding
opportunities.

Have reviewed
funding
opportunities.

Continue to implement the California Building Code,
Chapter 11, Housing Accessibility requirements, or as
updated by the State, regarding the formal
reasonable accommodation process for persons with
disabilities, including physically impaired, and
mentally and developmentally disabled. Information
regarding reasonable accommodation is available on
the City’s website and at the front counter.

Consistent with State law. Ongoing Ongoing
Regularly monitor the City’s ordinances, codes,
policies, and procedures to ensure that they comply
with the “reasonable accommodation” for disabled
provisions.

As a result of monitoring,
propose appropriate changes
to continue to provide
reasonable accommodations
to person with disabilities in
June.

Ongoing (monitoring)
and Annually in June
(propose appropriate
changes)
Ongoing; no
proposed changes
needed.

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Goals and Policies City Objective Quantified,
Results, and Evaluation
Timeframe Status
To preserve affordability, provide incentives (e.g.-
density bonus units, fee underwriting, fee deferral,
fast-tracking, etc.) to developers of residential
projects who agree to provide the specified
percentage of units mandated by State law at a cost
affordable to extremely low, very-low and/or lowincome households.

Provide incentives (or offer
incentives) to one developer
in the planning period.

Investigate additional
incentives and reporting
procedures by June 2020,
then annually. Proposed
additional measures for City
Council adoption by
December 2020, then
annually.

Ongoing, as
affordable housing
developments are
proposed.

No housing
developments
proposed
Monitor affordable housing policies, specifically as it relates to a minimum percentage of each housing
development to be affordable to low or moderateincome households, to ensure that the policies are not a constraint to development. As further
described in Goal 3, Policy 3-3-1, Program 1, consider
establishing an option of payment of an in-lieu fee to
be used to rehabilitate or acquire low-income
housing. NEXT STEPS: After reviewing the policies by
September 2019, forward any recommendations to
the City Council by December 2019, then monitor the
policies annually and when a development
application for single family or multi-family housing is received.

After reviewing the policies
by September 2019, forward
any recommendations to the
City Council by December
2019, then monitor the
policies annually and when a
development application for
single family or multi-family
housing is received.

Review affordable
housing policies by
September 2019,
with
recommendations
forwarded to the City
Council by December
2019, then monitor
the policies annually
and when a
development
application for single
family or multi-family
housing is received.

Ongoing; no
development
applications for
single family or
multi-family housing
received.

Annually review the Housing Element for consistency
with the general plan as part of its general plan
annual report.

Consistency among
documents
Annually Achieved with this
document
Complete the Housing Element Annual Progress
Report as required through HCD and review with the
General Plan annual report.

Prepare the Housing Element
Annual Progress Report by
April for the previous year
and review with the General
Plan annual report.

Annually in April Achieved with this
document
Publish the City’s Housing Element and updates,
Annual Action Plan and respective notices. Provide
copies at the City Hall Public Counter and post on the
City web site.

Consistency among
documents.

Ongoing Completed and
ongoing
Update the inventory of vacant land on a quarterly
basis or as projects are constructed.

Review the inventory
quarterly and update as
necessary.

Quarterly Completed and
ongoing
Require all Specific Plans and Development
Agreements to establish land use policies,
implementation programs, and funding
responsibilities in proportion to the size of the
project, to achieve the City’s Housing Element Goals
and Objectives.

Consistency among
documents.

With Specific Plan
proposals
No Specific Plan
proposal received.

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Goals and Policies City Objective Quantified,
Results, and Evaluation
Timeframe Status
Continue to encourage development of well-planned
and designed projects that support the development
of compatible residential, commercial, industrial,
institutional, or public uses within a single project or neighborhood by providing incentives such as
allowing higher building densities, reduced parking
requirements, reduced set-back and yard
requirements, allow for a higher building height, and
greater floor area ratios. These incentives are
available to all housing development that meet
requirements in the Portola Municipal Code.

Encourage residential
development
Ongoing No development
proposals received.

Review affordable housing policies, which require:
(1) a minimum percentage of each housing
development to be affordable to low or moderateincome households; or (2) the payment of an in-lieu fee to be used to rehabilitate or acquire low-income
housing. This is also included under Goal 2, Remove
Constraints, Policy 2-1-2, Program 2. NEXT STEPS:

After reviewing the policies by September 2019, staff
will forward any recommendations to the City
Council by December 2019, then monitor policies
annually and when a development application for
single family or multi-family housing is received.

Consistency among
documents.

Review affordable
housing policies by
September 2019,
with
recommendations
forwarded to the City
Council by December
2019 then monitor
the policies annually
and when a
development
application for single
family or multi-family
housing is received.

Completed and
ongoing. No
development
proposals received.

No
recommendations
to City Council.

Monitor the amount of land zoned for both single
family and multi-family development and initiate
zone changes to accommodate affordable housing.

Consistency among
documents.

Quarterly Ongoing
Implement 1) the provisions of AB 2292 (Dutra)-
Section 65863 of the California State Government
Code and prevent the down-zoning of a residential
property used to meet the RHNA without a
concomitant up-zoning of a comparable property and
2) the provisions of SB 166 that require a jurisdiction to accommodate, at all times throughout the
planning period, its remaining unmet share of the
regional housing need by income category.

Consistency with State law. Monitor ongoing
implementation of
the requirements.

Completed and
ongoing. No
development
proposals received.

Review the possibility of implementing a rental
housing inspection program. Under the program, a
code enforcement officer or building inspector would
be designated to systematically/annually inspect all
rental housing and complexes and to issue reports on
conditions in violation of current Health and Safety
Codes. Where necessary work is extensive,
implement an established rehabilitation program to
correct the deficiencies.

Encourage quality housing. Work on program
feasibility by
December 2019.

Program not
feasible at this time.

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Goals and Policies City Objective Quantified,
Results, and Evaluation
Timeframe Status
Contact local energy providers to obtain information
on loans, grants, or other incentives that might be
available for voluntary energy reduction; and to
provide other relevant information on energy
efficiency.

Ensure that all relevant
materials are obtained and
available for distribution.

Ensure they are available in
public meeting places and on
the City’s website.

Obtain information
by June 2019 and
supply information by
September 2019
Completed and
ongoing
Continue to make available and market the City’s
rehabilitation revolving loan program in conjunction
with PCCDC.

Encourage quality housing. Annually funding
applications with
funding cycle,
ongoing marketing of
programs.

Completed and
ongoing
Promote program(s) to acquire and rehabilitate
dilapidated and older single-family homes and
apartment complexes, and maintain these units as
affordable on a long-term basis. Ongoing review of
funding sources with a goal of at least one funding
application every 2 years for viable programs. Grant
activity will be based on units being affordable to
low- and moderate-income households.

Apply for at least one funding
application every 2 years.

Starting with funding
cycle in 2020.

Funding
opportunities
reviewed but not
feasible at this time.

Notify the agency or agencies established in the
following program when at-risk units are identified
within the City limits. Post the City’s inventory of atrisk units on the City’s website and provide a link from the City’s website to the California Housing
Partnership’s list of Affordable Housing at Risk of
Conversion (prepared by the California Coalition for
Rural Housing) website. The goal of this program is to
provide a reliable, easily-accessible source of
information to organizations interested in the
purchase and maintenance of at-risk housing for
extremely low-to moderate income households.

Monitor 25 units of
affordable housing that may
be at-risk of conversion.

June 2020, then
annually in June.

Completed and
annually
The City will acquire existing information published
by HCD summarizing the timelines and requirements
associated with converting subsidized housing to
market rates. The City will gather and make available
to its residents information identifying local agencies that provide tenant relocation assistance and rental
subsidies. This information will be provided on the
City’s webpage and at the front counter.

Gather information by June
2022, and ensure the
information is posted and
available by December 2022.

December 2022, with
annual review of
material and
website/front
counter information.

Gathering
information, in
progress
Require that all recipients of locally administered
housing assistance funds acknowledge their
understanding of fair housing law and affirm their
commitment to the law.

Consistency with State law Ongoing Ongoing
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Goals and Policies City Objective Quantified,
Results, and Evaluation
Timeframe Status
Annually update fair housing materials, including all
pertinent resource, posters and information
available through the Department of Fair
Employment and Housing (DFEH) and Housing and
Urban Development (HUD) to educate on a variety of
fair housing issues. Develop information flyers and
brochures that highlight (1) disability provisions of
both federal and state fair housing laws and (2)
familial status discrimination. Fair housing materials, pamphlets and flyers will be distributed at outreach
events including school fairs, health fairs, and Citysponsored events. Collaborate with service agencies to distribute educational materials. Maintain
updated information on the City’s website.

Consistency with State law. Update annually in
December; Ongoing
distribution of
updated material at
the front counter and
at various community
outreach events
throughout the year.

Ongoing; no
community
outreach events
scheduled
Continue to refer all housing discrimination referrals
to the City Manager or designee who will provide
information, assist in completing a complaint form,
or refer the complainant to the California
Department of Fair Employment and Housing as
appropriate.

Assist any residents who
request assistance
Ongoing Complete and
ongoing; as needed.

Maintain membership in the Housing Authority to
qualify City residents for Section 8- existing housing
assistance administered by the PCCDC. Provide
information on the availability of County programs to
qualified residents. Maintain information on the
City’s website.

Encourage housing
opportunities
Ongoing, annually Completed and
ongoing
Assist federal, state, non-profit housing
organizations, and/or other entities to provide new
single-family and multi-family residential units for
very low-income residents, by providing research and
staff support for grant and development
opportunities, as needed.

Assist one affordable housing
organization during the
planning period.

Ongoing, as needed No requests for
information
received; ongoing.

5.2 Summary of Conclusions
In 1980, the State of California amended the Government Code by adding Article 10.6 regarding Housing Elements. By enacting this statute, the legislature found that "the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order. The early attainment of this goal requires the cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians of all economic levels. Local and state governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community..." California’s Statewide Housing Assessment 2025, “California’s Housing Future: Challenges and Opportunities” indicates that California may have to accommodate 50 million people by 2050. To meet the enormous needs for housing and other services, the State will have to use all the resources at its disposal.

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The five-year housing strategy is intended for the utilization of federal resources toward housing needs in the state. Three broad objectives are identified for the use of federal funds:
• Meeting low-income renters needs.
• Meeting low-income homeowners needs.
• Meeting the needs of homeless persons and households requiring supportive services.

Within the five-year strategy is a sub-list of strategies that are intended to address housing as a statewide concern:
• Development of New Housing (assisting local governments in preparing and implementing housing elements of their general plan, expedited permit processing for affordable housing, funding resources, and fostering partnerships between housing providers).
• Preservation of Existing Housing and Neighborhoods (rehabilitation of existing homes, code enforcement, preserving government-assisted housing projects, and mobile home ownership). • Reduction of Housing Costs (development on surplus and under-utilized land, self-help construction and rehabilitation programs, tax-exempt bonds for development and rehabilitation, financing and modular homes, eliminating duplicative environmental review procedures, and revising regulations that add to the cost of housing development).
• Much higher levels of housing construction are needed to adequately house the State’s population. • High housing cost burdens are increasingly an issue for both owners and renters. The combination of upward price pressure in the housing markets and relatively tight urban housing markets has led to increasing cost burdens, particularly for low-income renter residents. • In some portions of the State, the level of overcrowding has dramatically increased. • A substantial portion of affordable rental housing developments statewide are at risk of conversion to market rate use.
• Significant numbers of temporary agricultural workers migrate throughout the State, facing housing challenges that impact their welfare.
• Homeless individuals and households face significant difficulties in obtaining shelter and reintegrating themselves into the broader society.

Trends
The following is a summary of housing trends in Portola:
• Over the last Housing Element period, the Portola Housing Program was not effective in meeting its RHNA goals because there was no development in Portola. Affordable housing types and economic segments have been accommodated through the Housing Program. However, because of lack of staffing, public funds, and developer interest not all of the programs were able to be realized. • The City of Portola is geographically isolated from other major population centers. • The City has continued to accommodate additional households, providing maximum housing assistance within its resources for very low, low, and moderate income families. With a viable General Plan and consistent zoning, the City has provided for housing growth far beyond this housing element period. • Four key household trends impacting Portola’s housing are:
 A need to continue the housing rehabilitation program; 45.1 percent of the housing units are in need of moderate or substantial repair.

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 A continuing demand for subsidized rental units
 A demand for multi-family units
 High unemployment
• According to the 2018 survey, 82.5 percent of Portola’s housing stock need some level of repair, of which most, 45.1 percent, need minor repairs. Approximately 5.4 percent, are considered to be dilapidated. • There are no complexes considered to be at-risk of converting to market rate over this Housing Element period or the following five years.

5.3 Policy Goals
The goals, objectives, and programs of the 2014-2019 City of Portola Housing Element focused on maintaining housing affordability, rehabilitating housing, and providing an adequate supply of sites for housing development.

The current update continues to address these issues. The objectives in this update will be quantified to meet the RHNA for the City, as prescribed by Plumas County.

The City of Portola has eight broad housing priorities:

1. To maintain and improve the quality of the existing housing stock and surrounding neighborhoods.

2. To provide for a choice of housing locations and types for all residents.

3. To encourage the construction of special needs housing including but not limited to domestic violence issues, senior housing, disabled housing, migrant housing and homeless shelters.

4. To promote access to safe and decent housing for all economic groups.

5. To increase the availability of affordable housing for all households in Portola through public and private channels.

6. To manage housing and community development in a manner that will promote the long-term integrity and value of each new housing unit and its environment.

7. To promote energy and water conservation activities in all residential neighborhoods.

5.4 Quantified Objectives
Table 43: 2024 Quantified Objectives
Income Group New Construction Rehabilitation Conservation and Preservation
Extremely Low 0 0
Very Low 0 0
Low 0 0
Moderate 0 0
Above Moderate 2 0
TOTAL 2 0 0
Source: City of Portola
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CHAPTER SIX: HOUSING PROGRAM
GOAL 1: HOUSING OPPORTUNITIES AND ACCESSIBILITY
It is the Goal of the City of Portola to increase the availability of permanent housing for all community residents.

OBJECTIVE 1-1: SEEK ASSISTANCE UNDER FEDERAL, STATE, AND OTHER PROGRAMS FOR ELIGIBLE ACTIVITIES WITHIN THE CITY THAT ADDRESS AFFORDABLE HOUSING NEEDS.
• Policy 1-1-1: Apply to HUD and State HCD for grant funds that may be used for housing-related programs.

Program 1: As resources allow, assist developers with the identification and application for funds designated to assist the development of housing for lower-income households. For example, in partnership with an interested non-profit developer, apply to the AHSC program for the development of low-income housing.

Responsibility: City Manager’s Office
Quantified Objective: Assist with one funding application during the planning period.

Timeline: Ongoing, As requested by interested parties
• Policy 1-1-2: Provide technical assistance to developers, nonprofit organizations, or other qualified private sector interests in the application and development of projects for federal and state financing.

Program 1: Coordinate with County-wide organizations to annually update the Project Information Pamphlet outlining City participation and incentives, housing needs from the Housing Element (or other market source), a definition of the state and federal funding for which the City is willing to apply, and other pertinent information.

Distribute the Pamphlet to local non-profit and for-profit development groups, and regional agencies.

Information is distributed through direct mailing and is on the City’s website.

Responsibility: City Manager’s Office
Quantified Objective: Maintain updated Pamphlet and distribute as requested by interested parties.

Timing: Ongoing distribution of the Project Information Pamphlet • Policy 1-1-3: Consider incentives such as density bonus and/or an additional incentive to projects providing affordable units.

Program 1: Continue to implement the City’s density bonus ordinance that offers increased discretionary density. Also, include additional incentives such as fast-tracking, waiver of permits, fee deferrals, or fee reductions, to affordable housing developments that provide affordable units and to provide relaxed development standards or setback requirements for mixed-use developments (commercial or office uses must be on same site as housing) providing an affordable housing component.

Responsibility: City Manager’s Office
Quantified Objective: Offer incentives to one housing development during the planning period.

Timing: Ongoing implementation of density bonus requirements as needed.

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OBJECTIVE 1-2: PROVIDE HOME OWNERSHIP OPPORTUNITIES WHENEVER POSSIBLE. • Policy 1-2-1: Investigate programs that would assist first time homebuyers in purchasing a home.

Program 1: Seek grant funding to develop a First Time Homebuyers Program, such as may be provided by the Home Investment Partnerships Program, the Community Development Block Grant Program, and the federal American Dreams program, to provide down payment assistance to families in order to purchase a single-family home. NEXT STEPS: The city will continue to review funding sources on an ongoing basis to identify and apply, as appropriate, for funds to create a First Time Homebuyers Program. If the City is successful in obtaining funds for the program, it will create and distribute brochures and other information and post it on the City’s website within six months of receiving the funds.

Responsibility: City Manager’s Office
Quantified Objective: Submit at least one funding application during the planning period, if an appropriate funding source is available. If a First Time Homebuyers Program is created, assist 3 homeowners a year.

Timing: Continuously review funding opportunities.

OBJECTIVE 1-3: ENCOURAGE THE DEVELOPMENT OF HOUSING AND PROGRAMS TO ASSIST SPECIAL NEEDS PERSONS.
• Policy 1-3-1: Encourage the provision of housing to single individuals, working poor, homeless, disabled, senior citizens, and others in need of basic, safe housing to prevent or reduce the incidence of homelessness in areas near service providers, public transportation, and service jobs.

See Policy 2-1-2 Program 1
• Policy 1-3-3: Ensure that the City building codes, and development ordinances comply with the provisions of SB 520 (Chapter 671 of the Government Code).

Program 1: Continue to implement the California Building Code, Chapter 11, Housing Accessibility requirements, or as updated by the State, regarding the formal reasonable accommodation process for persons with disabilities, including physically impaired, and mentally and developmentally disabled. Information regarding reasonable accommodation is available on the City’s website and at the front counter.

Responsibility: Building Department
Timing: Ongoing
Program 2: Regularly monitor the City’s ordinances, codes, policies, and procedures to ensure that they comply with the “reasonable accommodation” for disabled provisions. NEXT STEPS: As a result of monitoring, propose appropriate changes to continue to provide reasonable accommodations to person with disabilities in June.

Responsibility: City Manager’s Office and Building Department Timing: Ongoing (monitoring) and Annually in June (propose appropriate changes) GOAL 2: REMOVE CONSTRAINTS
The goal of the Housing Element is to remove constraints that hinder the construction of affordable housing.

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OBJECTIVE 2-1: PROVIDE THE CITIZENS IN THE CITY OF PORTOLA WITH REASONABLY PRICED HOUSING OPPORTUNITIES WITHIN THE FINANCIAL CAPACITY OF ALL MEMBERS OF THE COMMUNITY. • Policy 2-1-1: To preserve affordability, allow and encourage developers to "piggyback" or file concurrent applications (e.g., rezones, tentative tract maps, conditional use permits, variance requests, etc.) if multiple approvals are required, and if consistent with applicable processing requirements, where feasible after initial review.

See Policy 2-1-2, Program 1
• Policy 2-1-2: Consider the impact of all regulations, fee changes, policies, and development projects on housing affordability.

Program 1: To preserve affordability, provide incentives (e.g.- density bonus units, fee underwriting, fee deferral, fast-tracking, etc.) to developers of residential projects who agree to provide the specified percentage of units mandated by State law at a cost affordable to extremely low, very-low and/or low-income households.

NEXT STEPS: Investigate additional measures annually, and propose additional measures for adoption to the City Council as needed.

Responsibility: City Manager’s Office
Quantified Objectives: Provide incentives (or offer incentives) to one developer in the planning period.

Investigate additional incentives and reporting procedures annually. Proposed additional measures for City Council adoption as needed.

Timing: Ongoing, as affordable housing developments are proposed.

Program 2: Monitor affordable housing policies, specifically as it relates to a minimum percentage of each housing development to be affordable to low or moderate-income households, to ensure that the policies are not a constraint to development. As further described in Goal 3, Policy 3-3-1, Program 1, consider establishing an option of payment of an in-lieu fee to be used to rehabilitate or acquire low-income housing. NEXT STEPS:

Monitor the policies annually and when a development application for single family or multi-family housing is received.

Responsibility: City Manager’s Office.

Timing: Monitor the policies annually and when a development application for single family or multi-family housing is received.

Program 2: Annually review the Housing Element for consistency with the general plan as part of its general plan annual report.

Responsibility: City Manager’s Office
Timing: Annually
• Policy 2-1-3: Complete the Housing Element Annual Progress Report and review with the General Plan annual report.

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Program 1: Complete the Housing Element Annual Progress Report as required through HCD and review with the General Plan annual report. NEXT STEPS: Review annually.

Responsibility: City Manager’s Office and Planning Commission Quantified Objective: Prepare the Housing Element Annual Progress Report by April for the previous year and review with the General Plan annual report.

Timing: Annually in April
OBJECTIVE 2-2: PROVIDE TECHNICAL ASSISTANCE TO DEVELOPERS, NONPROFIT ORGANIZATIONS, OR OTHER

QUALIFIED PRIVATE SECTOR INTERESTS IN THE APPLICATION AND DEVELOPMENT OF PROJECTS FOR FEDERAL AND STATE HOUSING PROGRAMS/GRANTS.
• Policy 2-2-1: To ensure that the development community (both non-profit and for profit) is aware of the housing programs and technical assistance available from the City.

Program 1: Publish the City’s Housing Element and updates, Annual Action Plan and respective notices. Provide copies at the City Hall Public Counter and post on the City web site.

Responsibility: City Manager’s Office
Timing: Ongoing
GOAL 3: PROVIDE AND MAINTAIN AN ADEQUATE SUPPLY OF SITES FOR THE

DEVELOPMENT OF NEW AFFORDABLE HOUSING
It is the goal of the City of Portola to provide adequate, suitable sites for residential use and development or maintenance of a range of housing that varies sufficiently in terms of cost, design, size, location, and tenure to meet the housing needs of all economic segments of the community at a level which can be supported by the infrastructure.

OBJECTIVE 3-1: PROVIDE INFORMATION TO FOR-PROFIT AND NON-PROFIT DEVELOPERS AND OTHER HOUSING PROVIDERS ON AVAILABLE VACANT LAND.
• Policy 3-1-1: Monitor and update the inventory of vacant land.

Program 1: Update the inventory of vacant land on a quarterly basis or as projects are constructed.

Responsibility: City Manager’s Office
Quantified Objective: Review the inventory quarterly and update as necessary.

Timing: Quarterly
OBJECTIVE 3-2: CONTINUE TO PROVIDE OPPORTUNITIES FOR MIXED-USE DEVELOPMENTS. • Policy 3-2-1: Encourage developers to employ innovative or alternative construction methods to reduce housing costs and increase housing supply.

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Program 1: Require all Specific Plans and Development Agreements to establish land use policies, implementation programs, and funding responsibilities in proportion to the size of the project, to achieve the City’s Housing Element Goals and Objectives.

Responsibility: City Manager’s Office
Timing: With Specific Plan proposals
• Policy 3-2-2: To encourage the development of housing that has, to the extent possible, a support structure of shopping, services, and jobs within easy access.

Program 1: Continue to encourage development of well-planned and designed projects that support the development of compatible residential, commercial, industrial, institutional, or public uses within a single project or neighborhood by providing incentives such as allowing higher building densities, reduced parking requirements, reduced set-back and yard requirements, allow for a higher building height, and greater floor area ratios. These incentives are available to all housing development that meet requirements in the Portola Municipal Code.

Responsibility: City Manager’s Office
Timing: Ongoing
OBJECTIVE 3-3: ENCOURAGE BALANCED GROWTH
• Policy 3-3-1: Achieve a balanced residential community through integration of low- and moderateincome housing throughout the City, and the adequate dispersal of such housing to avoid over concentration in any particular neighborhood.

Program 1: Review affordable housing policies, which require: (1) a minimum percentage of each housing development to be affordable to low or moderate-income households; or (2) the payment of an in-lieu fee to be used to rehabilitate or acquire low-income housing. This is also included under Goal 2, Remove Constraints, Policy 2-1-2, Program 2. NEXT STEPS: Monitor policies annually and when a development application for single family or multi-family housing is received.

Responsibility: City Manager’s Office
Timing: Monitor the policies annually and when a development application for single family or multi-family housing is received.

OBJECTIVE 3-4: PROVIDE A SUFFICIENT AMOUNT OF ZONED LAND TO ACCOMMODATE DEVELOPMENT FOR ALL HOUSING TYPES AND INCOME LEVELS.
• Policy 3-4-1: Monitor the amount of land zoned for all types of housing and initiate zone changes if necessary.

Program 1: Monitor the amount of land zoned for both single family and multi-family development and initiate zone changes to accommodate affordable housing.

Responsibility: City Manager’s Office
Timing: Quarterly
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• Policy 3-4-2: Preserve and protect residentially zoned sites needed to accommodate residential development consistent with the City of Portola RHNA.

Program 1: Implement 1) the provisions of AB 2292 (Dutra)-Section 65863 of the California State Government Code and prevent the down-zoning of a residential property used to meet the RHNA without a concomitant upzoning of a comparable property and 2) the provisions of SB 166 that require a jurisdiction to accommodate, at all times throughout the planning period, its remaining unmet share of the regional housing need by income category.

Responsibility: City Manager’s Office
Timing: Monitor ongoing implementation of the requirements.

GOAL 4: PRESERVE, REHABILITATE, AND ENHANCE EXISTING HOUSING AND

NEIGHBORHOODS
It is the goal of the City of Portola to initiate all reasonable efforts to preserve the availability of existing housing opportunities and to conserve as well as enhance the quality of existing dwelling units and residential neighborhoods.

OBJECTIVE 4-1: PRESERVE EXISTING NEIGHBORHOODS.
• Policy 4-1-1: Establish code enforcement as a high priority and provide adequate funding and staffing to support code enforcement programs.

Program 1: Review the possibility of implementing a rental housing inspection program. Under the program, a code enforcement officer or building inspector would be designated to systematically/annually inspect all rental housing and complexes and to issue reports on conditions in violation of current Health and Safety Codes. Where necessary work is extensive, implement an established rehabilitation program to correct the deficiencies. NEXT STEPS: Determine if the program is feasible by December 2026, then develop program materials including a Municipal Code update and present the program to the City Council for adoption by December 2027.

Responsibility: City Manager’s Office and Building Department Timing: Work on program feasibility by December 2026.
• Policy 4-1-3: Promote energy conservation activities in all residential neighborhoods.

Program 1: Contact local energy providers to obtain information on loans, grants, or other incentives that might be available for voluntary energy reduction; and to provide other relevant information on energy efficiency.

NEXT STEPS: Supply energy conservation awareness information in public meeting places and on the City’s website ongoing.

Responsibility: City Manager’s Office
Quantified Objective: Ensure that all relevant materials are obtained and available for distribution. Ensure they are available in public meeting places and on the City’s website.

Timing: supply information ongoing
OBJECTIVE 4-2: MAINTAIN, PRESERVE AND REHABILITATE THE EXISTING HOUSING STOCK IN THE CITY OF PORTOLA.

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• Policy 4-2-1: Provide technical and financial assistance to eligible homeowners and residential property owners to rehabilitate existing dwelling units through grants or low interest loans. To the extent possible, housing rehabilitation funds should be used first to correct health and safety code violations.

Program 1: Continue to make available and market the City’s rehabilitation revolving loan program in conjunction with PCCDC. NEXT STEPS: Apply for CDBG single-family housing rehabilitation funds. Rehabilitate 5 units during the five-year lifespan of the Housing Element.

Responsibility: City Manager’s Office
Timing: Annually funding applications with funding cycle, ongoing marketing of programs. • Policy 4-2-2: Provide technical and financial assistance as available to all eligible multi-family complex owners to rehabilitate existing dwelling units through low interest or deferred loans.

Program 1: Promote program(s) to acquire and rehabilitate dilapidated and older single-family homes and apartment complexes, and maintain these units as affordable on a long-term basis. Ongoing review of funding sources with a goal of at least one funding application every 2 years for viable programs. Grant activity will be based on units being affordable to low- and moderate-income households.

Responsibility: City Manager’s Office with the assistance of the PCCDC Quantified Objective: Apply for at least one funding application every 2 years.

Timing: Review annually.
• Policy 4-2-3: Monitor the Status of At-Risk Units and Inform Agencies Able to Pursue Purchase Program 1: Notify the agency or agencies established in the following program when at-risk units are identified within the City limits. Post the City’s inventory of at-risk units on the City’s website and provide a link from the City’s website to the California Housing Partnership’s list of Affordable Housing at Risk of Conversion (prepared by the California Coalition for Rural Housing) website. The goal of this program is to provide a reliable, easilyaccessible source of information to organizations interested in the purchase and maintenance of at-risk housing for extremely low-to moderate income households.

Responsibility: City Manager’s Office with the assistance of the PCCDC Quantified Objective: Monitor 25 units of affordable housing that may be at-risk of conversion.

Timing: Annually.
• Policy 4-2-4: Provide Educational Materials for Tenants of At-Risk Housing Developments Program 1: The City will acquire existing information published by HDC summarizing the timelines and requirements associated with converting subsidized housing to market rates. The City will gather and make available to its residents information identifying local agencies that provide tenant relocation assistance and rental subsidies. This information will be provided on the City’s webpage and at the front counter.

Responsibility: City Manager’s Office
Quantified Objective: Ensure the information is posted and available.

Timing: Annual review of material and website/front counter information.

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GOAL 5: PROVIDE HOUSING FREE FROM DISCRIMINATION
It is the goal of the City of Portola to ensure that all existing and future housing opportunities are open and available to all members of the community without discrimination on the basis of race, color, religion, sex, national origin or ancestry, marital status, age, household composition or size, or any other arbitrary factors.

OBJECTIVE 5-1: ELIMINATE HOUSING DISCRIMINATION.
• Policy 5-1-1: Support the letter and spirit of equal housing opportunity laws.

Program 1: Require that all recipients of locally administered housing assistance funds acknowledge their understanding of fair housing law and affirm their commitment to the law.

Responsibility: City Manager’s Office and City Attorney Timing: Ongoing
Program 2: Annually update fair housing materials, including all pertinent resource, posters and information available through the Department of Fair Employment and Housing (DFEH) and Housing and Urban Development (HUD) to educate on a variety of fair housing issues. Develop information flyers and brochures that highlight (1) disability provisions of both federal and state fair housing laws and (2) familial status discrimination. Fair housing materials, pamphlets and flyers will be distributed at outreach events including school fairs, health fairs, and City-sponsored events. Collaborate with service agencies to distribute educational materials. Maintain updated information on the City’s website.

Responsibility: City Manager’s Office
Timing: Update annually in December; Ongoing distribution of updated material at the front counter and at various community outreach events throughout the year.

Program 3: Continue to refer all housing discrimination referrals to the City Manager or designee who will provide information, assist in completing a complaint form, or refer the complainant to the California Department of Fair Employment and Housing as appropriate.

Responsibility: City Manager’s Office
Quantified Objective: Assist any residents who request assistance Timing: Ongoing
GOAL 6: ENCOURAGE AND ENHANCE COORDINATION
It is the goal of the City of Portola to coordinate local housing efforts with appropriate federal, state, regional, and local governments and/or agencies and to cooperate in the implementation of intergovernmental housing programs to ensure maximum effectiveness in solving local and regional housing problems.

OBJECTIVE 6-1: ASSIST THE PLUMAS COUNTY COMMUNITY DEVELOPMENT COMMISSION TO MEET THE

GROWING DEMAND FOR PUBLIC HOUSING UNITS AND RENTAL ASSISTANCE THROUGH THE VOUCHER PROGRAMS.
• Policy 6-1-1: Continue to support the efforts of the Plumas County Community Development Commission in its administration of certificates and vouchers.

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Program 1: Maintain membership in the Housing Authority to qualify City residents for Section 8- existing housing assistance administered by the PCCDC. Provide information on the availability of County programs to qualified residents. Maintain information on the City’s website.

Responsibility: City Manager’s Office and City Council
Timing: Ongoing, annually
OBJECTIVE 6-2: MAXIMIZE COORDINATION AND COOPERATION AMONG HOUSING PROVIDERS AND PROGRAM MANAGERS.
• Policy 6-2-1: Continue to support non-profit organizations in the development of affordable housing Program 1: Assist federal, state, non-profit housing organizations, and/or other entities to provide new singlefamily and multi-family residential units for very low-income residents, by providing research and staff support for grant and development opportunities, as needed.

Responsibility: City Manager’s Office
Quantified Objective: Assist one affordable housing organization during the planning period.

Timing: Ongoing, as needed
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APPENDIX A
Affirmatively Furthering Fair Housing Analysis, 7th Cycle Housing Element 1 Affirmatively Furthering Fair Housing
Analysis, 7th Cycle Housing Element

CITY OF PORTOLA
June 2024
2 Assessment of Fair Housing:

Plumas County

INTRODUCTION
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015. Under California law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics” (CA Govt Code § 8899.50). California Government Code Section 65583 (10)(A)(ii) requires local jurisdictions to analyze racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.

This section is organized by fair housing topics. For each topic, the regional and local assessments are addressed. Through discussions with housing service providers, fair housing advocates, and this assessment of fair housing issues, The City of Portola identified factors that contribute to fair housing issues. These contributing factors are in Table 14, Factors Contributing to Fair Housing Issues, later in this document, with associated actions to meaningfully affirmatively further fair housing related to these factors.

This section also includes an analysis of the Housing Element’s sites inventory as compared with fair housing factors. The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower‐income households. AB 686 added a new requirement for housing elements to analyze the distribution of projected units by income category and access to high resource areas and other fair housing indicators compared to townwide patterns to understand how the projected locations of units will affirmatively further fair housing.

SEGREGATION AND INTEGRATION
This section analyzes integration and segregation, including patterns and trends, related to people with protected characteristics with an emphasis on race, disability, familial status and income.

Race
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. This understanding also helps in identifying the specific needs and challenges faced by different racial and ethnic communities. These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices, and displacement that has occurred over time and continues to impact communities of color 3 today. Ultimately, a comprehensive understanding of race and ethnicity in relation to housing can help create more equitable and inclusive communities.

Table 1 shows the population by race and ethnicity in Plumas County based on the 2017-2021 ACS and compared to Lassen, Sierra, and Modoc Counties as well as the State. As shown in Table 1, the predominant race or ethnic group was the White, Not Hispanic or Latino population in the majority of unincorporated and incorporated areas in all four counties. In particular, more than 80 percent of the Plumas County population is White, not Hispanic, although this ratio has slightly decreased between 2010 and 2021. Regionally, this is also the case in Sierra and Modoc Counties. It is notable that there has been a marginal rise in the Hispanic/Latino population in Plumas County while the percentage of population that identified as other racial or ethnic groups including Black/African American, Native American, Asian, and others slightly decreased. In contrast, the Hispanic or Latino community in Lassen County makes up a higher percentage of the population than in Plumas, Sierra, or Modoc Counties, particularly in Susanville (Figure 1).

Compared to Plumas County, the City of Portola is also predominantly White, not Hispanic or Latino, but has a higher percentage of community members that identify as Hispanic or Latino (19.6 percent compared to 8.4 percent of the unincorporated areas of the county). This percentage has also increased by 3.3 percentage points since 2010, and the percentage of the population that is White, not Hispanic or Latino, has decreased. This pattern is also found in the demographic population of the State.

Locally, there are no areas of the city that are considered to be concentrated minority communities, nor are there areas known to have particularly low concentrations of minority residents. 4 TABLE 1: POPULATION BY RACE/ETHNICITY
Race/
Ethnicity
Portola
Plumas
County
(Unincorporated)
Plumas
County Loyalton Sierra County Susanville Lassen County Alturas Modoc County State 2010 2021 2010 2020 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 White, Not
Hispanic or Latino 78.5% 74.9% 85.8% 83.5% 85.1% 82.6% 80.9% 92.5% 88.1% 87.4% 55.4% 50.4% 66.7% 64.2% 80.9% 68.9% 79.0% 76.6% 41.5% 36.0% Hispanic/
Latino 16.3% 19.6% 7.1% 8.4% 8.0% 9.6% 14.0% 6.4% 8.3% 11.2% 23.7% 28.3% 17.5% 19.7% 12.3% 21.9% 13.9% 15.2% 37.0% 39.8% Black or African
American, Not
Hispanic or Latino

0.6% 0.0% 0.9% 1.7% 0.9% 1.5% 0.3% 0.1% 0.1% 0.1% 12.4% 13.6% 8.0% 8.3% 0.5% 4.2% 0.8% 2.0% 5.9% 5.5% Native American,
Not Hispanic or
Latino

2.0% 0.5% 2.3% 1.3% 2.3% 1.2% 2.6% 0.6% 1.3% 0.9% 2.8% 1.9% 2.9% 2.3% 2.1% 1.7% 3.0% 3.4% 0.4% 0.3% Asian, Not Hispanic
or Latino 0.5% 0.5% 0.7% 0.6% 0.6% 0.7% 0.0% 0.0% 0.4% 0.0% 1.0% 1.8% 1.0% 1.5% 1.4% 0.0% 0.7% 0.8% 12.9% 14.8% Other, Not
Hispanic or Latino 0.1% 0.0% 0.2% 0.2% 0.2% 0.1% 0.0% 0.0% 0.1% 0.0% 2.6% 1.5% 1.5% 1.2% 0.3% 0.0% 0.3% 0.0% 0.0% 0.0% Two or More Races 2.0% 4.5% 3.0% 4.3% 2.9% 4.3% 2.2% 0.4% 1.7% 0.4% 2.1% 2.5% 2.4% 2.8% 2.5% 3.3% 2.3% 2.0% 2.3% 3.6% Source: 2006-2010 ACS Data, 2017-2021 ACD Data, P9
5 6
Disability
Persons with disabilities typically have special housing needs due to physical or developmental capabilities, fixed or limited incomes, and higher health costs associated with disabilities. Seniors typically experience disabilities at higher rates than the general population.

As shown in Table 2, in Plumas County more than half of residents with disabilities report experiencing ambulatory difficulties (55.3 percent); this is the most commonly reported type of disability. The second most commonly reported disability in the county is cognitive difficulties, with 35.7 percent of residents with disabilities reporting this type of disability. Independent living difficulties were the third most common in the county, with 28.8 percent of residents with a disability reporting this type of disability. These patterns are mirrored in the statewide total of individuals with disabilities. Just under half of persons in the state having one or more types of disabilities (48.4 percent) experience ambulatory difficulties, and difficulties related to cognitive ability and independent living are followed closely at 39.6 percent and 39.3 percent, respectively. Northern areas of the unincorporated county, including the communities of Chester and Greenville, tend to have higher rates of residents with disabilities compared to the southern areas around Portola and Quincy (Figure 2).

In Portola, the most commonly reported disability is cognitive difficulty; as of 2021, just over half of residents with a disability report having this type of disability (57.4 percent). This has become a more common disability type since 2012, when only 33.0 percent of residents of Portola reported cognitive difficulties. Independent living difficulties were the second most common, with

41.2 percent of residents with disabilities reporting this type of disability. Ambulatory difficulties were slightly less common, with

39.2 percent of residents with disabilities reporting this disability type.

Regionally, ambulatory difficulties are the most commonly reported types of disability in Lassen and Sierra Counties as well, suggesting that Plumas County does not have a disproportionate concentration of residents with this disability type. Rates of this disability type are also similar between Plumas, Lassen, and Sierra Counties, with over half of residents with disabilities in each county reporting this disability type.

Locally, there are no areas or neighborhoods in the city with known concentrations of persons with disabilities, nor are there any concentrations of group homes or residential care facilities. There have been no requests for reasonable accommodation during the last planning period, and one recent permit issued for the construction of a ramp or other accessibility modification. 7 TABLE 2: POPULATION BY DISABILITY TYPE
Disability
Portola
Plumas County
(Unincorporated)Plumas County Susanville Lassen County Loyalton Sierra County Alturas Modoc County State 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 Total with a
Disability
548 408 2,997 2,810 3,545 3,218 1,665 1,160 3,872 3,939 144 91 454 411 503 485 1,916 1,520 3,693,528 4,324,355 Hearing Difficulty 23.5% 15.2% 40.5% 28.0% 37.9% 26.4% 25.8% 28.1% 27.8% 30.4% 34.7% 7.7% 24.7% 20.4% 40.0% 33.7% 35.3% 28.9% 27.9% 26.4% Vision Difficulty 19.0% 27.0% 12.1% 8.4% 13.2% 10.7% 16.0% 24.0% 17.2% 16.5% 23.6% 1.1% 10.8% 5.1% 19.5% 18.0% 18.4% 14.9% 18.7% 19.5% Cognitive
Difficulty 33.0% 57.4% 34.8% 32.6% 34.5% 35.7% 41.6% 32.3% 35.2% 30.9% 32.6% 35.2% 39.2% 38.2% 40.8% 34.3% 36.0% 30.7% 38.2% 39.6% Ambulatory
Difficulty 57.3% 39.2% 52.7% 57.6% 53.4% 55.3% 47.3% 54.5% 54.4% 58.0% 61.1% 81.3% 64.3% 65.9% 42.5% 54.0% 51.0% 66.0% 53.1% 48.4% Self-care
Difficulty 19.5% 14.7% 16.3% 21.7% 16.8% 20.8% 14.5% 34.3% 14.6% 29.3% 22.2% 20.9% 18.7% 30.7% 22.1% 26.2% 25.1% 16.1% 23.4% 22.5% Independent
Living 35.2% 41.2% 29.5% 27.0% 30.4% 28.8% 29.4% 49.7% 28.5% 46.1% 32.6% 58.2% 44.1% 65.5% 32.6% 29.7% 30.5% 54.2% 39.4% 39.3% Source: ACS 2008-2012, 2017-2021, S1810
8 FIGURE 2: RATES OF DISABILITY, PLUMAS COUNTY
9 Familial Status
Patterns of familial status present a potential indicator of fair housing issues related to availability of appropriately sized or priced housing when certain family types are concentrated. Concentrations of family types may also occur as a result of discrimination by housing providers, such as against families with children or unmarried partners. Furthermore, single-parent, female headed households are considered to have a greater risk of experiencing poverty than single-parent, male-headed households due to factors including the gender wage gap and difficulty in securing higher-wage jobs.

Table 3, Population by Familial Status, shows that Plumas County has a higher proportion of family households than nonfamily households. Regionally, this is also true of Lassen, Sierra, and Modoc Counties. Countywide, the percentage of family households has increased in 2021 compared to 2010, though the percentage decreased within the City of Portola. Regionally, higher rates of family households in unincorporated areas compared to cities are also seen in Lassen and Modoc Counties. Statewide, a higher percentage of households are also family households. The distribution of household types has remained steady between the years of 2010 and 2021.

The percentage of family households that are female-headed, single-parent households has remained relatively steady in Plumas County between 2010 and 2021. The share of family households of this type within the City of Portola has increased significantly during this time period (12.2 percent in 2010 to 24.7 percent in 2021), but the extreme nature of this increase is due in part to a decrease in the overall number of family households in the city during this time. The total number of families of this type in Portola increased from 103 families to 138 between 2010 and 2021. In unincorporated areas, there has been a 29.3 percent decrease in the number of families of this type between 2010 and 2021 compared to the 34.0 percent increase in the City of Portola, suggesting an increased preference for residing in incorporated areas, potentially to be in closer proximity to services.

As shown in Figure 3, other, smaller concentrations of children in female-headed households with no spouse present are located in the Quincy and Chester areas. Regionally, Plumas County has a similar percentage of families that are female-headed, singleparent households compared to Lassen County, where there has also been a decrease in this family type over time. However, the City of Susanville in Lassen County has not seen the same increase in this family type that Portola has experienced.

The area near the commercial core of the city (Commercial Street and Sierra Avenue) typically has smaller homes than other areas of Portola. These homes were originally built by Western Pacific Railroad in the early 20th century.

When comparing different areas of the city, there are no differences in where child care facilities are located. There is one Head Start program, “Portola Center”, located at C. Roy Carmichael Elementary operated by Sierra Cascade Family Opportunities (SCFO).
10 TABLE 3: POPULATION BY FAMILIAL STATUS
Familial Status
Portola Plumas County
(Unincorporated)
Plumas
County Susanville Lassen County Loyalton Sierra County Alturas Modoc County State 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 Family
Households 66.3% 57.0% 60.4% 64.0% 61.2% 63.1% 61.9% 60.6% 66.7% 69.3% 59.8% 64.8% 60.5% 63.2% 64.0% 58.5% 64.9% 64.9% 68.6% 68.6% Non-family
Households 33.7% 43.0% 39.6% 36.0% 38.8% 36.9% 38.1% 39.4% 33.3% 30.7% 40.2% 35.2% 39.5% 36.8% 36.0% 41.5% 35.1% 35.1% 31.4% 31.4% Percent of
Families That are
Female-Headed
Single-Parent
Households

12.2% 24.7% 10.1% 8.2% 10.4% 10.0% 14.7% 13.6% 12.6% 11.3% 8.2% 3.5% 6.0% 4.0% 24.4% 7.8% 11.2% 7.9% 12.5% 10.7% Source: ACS 2006-2010, 2017-2021
11 FIGURE 3: PERCENTAGE OF CHILDREN IN FEMALE-HEADED HOUSEHOLDS,

PLUMAS COUNTY
12 Income
Table 4, Households by Median Income, shows the median income by geographic location. According to the 2017-2021 ACS, Plumas County had a lower median income than the state median income ($84,097). Regionally, this was also true in Lassen, Sierra, and Modoc Counties. Compared to Plumas, Sierra, Lassen, and Modoc Counties and their incorporated cities, Portola has the lowest median income at $45,234. However, Plumas is not the lowest-income county in this region, which suggests that lower-income households in the county may be concentrated in Portola. Higher-income census tracts in Plumas County include the communities of Quincy and Chester as well as the southwest side of the county (Figure 4).

This is also reflected in the percentage of households with incomes below the poverty level, as shown in Table 5. As with the percentage of family households that are female-headed, single-parent households, the growth in the percentage of residents in Portola with incomes below the poverty level is exacerbated by a decrease in the overall population. However, there has been a 38.7 percent increase in the total number of residents in Portola with incomes below the poverty level between 2012 and 2021.

Countywide and in the unincorporated areas, there has been a decrease in the percentage of the population with incomes below the poverty level. Within the county, areas with lower levels of poverty include the southwest side of the county; a small section of the north side of the county to the east of Chester; and the census tract just southwest of Lake Almanor, where fewer than 10 percent of residents had incomes below the poverty line (Figure 5).

This decrease in the percentage of residents with incomes below the poverty level is also apparent regionally. Lassen County and Susanville experienced a high poverty rate in 2012, but it has slightly decreased in 2021. The most notable shift in poverty rates is observed in Sierra County. While the poverty level in Sierra County has experienced a significant drop from 16.8 percent to 8.2 percent, Loyalton City has seen a rise to 17.3 percent, a 5.5 percentage point increase from 2012. This is similar to the pattern seen in Plumas County. In contrast, both the unincorporated area of Modoc County and Modoc County as a whole have seen their poverty rates rise to 20.5 percent and 19.6 percent, respectively. However, the city of Alturas stands as an exception within this county, with a decrease in its poverty rate down to 17.6 percent in 2020.

The commercial core area on the south side of town (south of the Feather River) has older, smaller homes. This could be considered to be a lower-income area. There are some areas at the fringe of the City with newer homes that are on larger lots.

These areas are considered to be higher-income areas.

The commercial core area on the south side of town has a higher concentration of HCV/Section 8 housing, as well as the apartment buildings on the north side (north side of the Feather River). There are no publicly-financed affordable housing projects in the city.
13 TABLE 4: HOUSEHOLDS BY MEDIAN INCOME
Geography
Median Income
2010 2021
Portola $35,339 $45,234
Plumas County $44,000 $57,885
Susanville $45,198 $53,750
Lassen County $50,317 $59,292
Loyalton $49,340 $79,185
Sierra County $52,950 $56,152
Alturas $32,385 $50,843
Modoc County $34,588 $51,090
State $60,883 $84,097
Source: ACS 2006-2010, ACS 2017-2021, B01002
TABLE 5: POVERTY RATE
Geography
Poverty Rate
2012 2021
Portola 13.8% 23.1%
Plumas County (Unincorporated) 13.9% 10.4%
Plumas County 13.9% 11.9%
Susanville 19.5% 17.3%
Lassen County 15.4% 13.9%
Loyalton 11.8% 17.3%
Sierra County 16.8% 8.2%
Alturas 26.2% 17.6%
Modoc County 18.8% 19.6%
State 15.3% 12.3%
Source: ACS 2008-2012 & 2017-2021 S1701
14 FIGURE 4: MEDAN INCOME BY CENSUS TRACT, PLUMAS COUNTY 15 FIGURE 5: RATES OF RESIDENTS WITH INCOMES BELOW POVERTY, PLUMAS COUNTY
16 CONCENTRATED AREAS OF POVERTY AND AFFLUENCE
Racially/Ethnically Concentrated Areas of Poverty
Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) or areas of High Segregation and Poverty are areas that exhibit both high racial/ethnic concentrations and high poverty rates. HUD defines R/ECAPs as census tracts with a majority non-White population (50 percent or more) and a poverty rate that exceeds 40 percent or is three times the average poverty rate for the county, whichever is lower. HCD defines areas of High Segregation and Poverty as census tracts that have an overrepresentation of people of color compared to the county as a whole, and at least 30.0 percent of the population in these areas is below the federal poverty line ($30,000 annually for a family of four in 2023). R/ECAPs or areas of High Segregation and Poverty may indicate the presence of disadvantaged households facing housing insecurity and need. They identify areas whose residents may have faced historical discrimination and who continue to experience economic hardship, furthering entrenched inequities in these communities. There are no R/ECAPs or areas of High Segregation and Poverty in the county, including all cities and communities.

Racially Concentrated Areas of Affluence
Racially or Ethnically Concentrated Areas of Affluence (RCAA) are neighborhoods in which there are both high concentrations of non-Hispanic White households and high household income rates. Based on research from the University of Minnesota’s Humphrey School of Public Affairs, RCAAs are defined as census tracts where 80 percent or more of the population is white, and the median household income is $125,000 or greater (which is slightly more than double the national median household income in 2016).

HCD further adjusted the RCAA methodology to track more closely with California’s higher levels of diversity by setting the white population threshold to 50 percent. There are no RCAAs in the county, including all cities and communities. 17 DISPARITIES IN ACCESS TO OPPORTUNITY
Since 2017, the Tax Credit Allocation Committee (TCAC) and California Department of Housing and Community Development (HCD) have developed annual maps of access to resources such as high‐paying job opportunities; proficient schools; safe and clean neighborhoods; and other healthy economic, social, and environmental indicators to provide evidence‐based research for policy recommendations. This effort has been dubbed “opportunity mapping” and is available to all jurisdictions to assess access to opportunities within their community.

The TCAC/HCD Opportunity Maps can help to identify areas within the community that provide strong access to opportunity for residents or, conversely, provide low access to opportunity. The information from the opportunity mapping can help to highlight the need for housing element policies and programs that would help to remediate conditions in low‐resource areas and areas of high segregation and poverty and to encourage better access for lower‐income households and communities of color to housing in high‐resource areas. TCAC/HCD categorized census tracts into high‐, moderate‐, or low‐resource areas based on a composite score of economic, educational, and environmental factors that can perpetuate poverty and segregation, such as school proficiency, median income, and median housing prices. The 2023 TCAC/HCD Opportunity Maps compare each tract to those within the council of governments (COG) region.

Areas designated as “highest resource” are the 20.0 percent highest‐scoring census tracts in the region. It is expected that residents in these census tracts have access to the best outcomes in terms of health, economic opportunities, and educational attainment. Census tracts designated “high resource” score in the 21st to 40th percentile compared to the region. Residents of these census tracts have access to highly positive outcomes for health, economic, and education attainment. “Moderate resource” areas are in the top 30.0 percent of the remaining census tracts in the region, and those designated as “moderate resource (rapidly changing)” have experienced rapid increases in key indicators of opportunity, such as increasing median income, home values, and an increase in job opportunities. Residents in these census tracts have access to either somewhat positive outcomes in terms of health, economic attainment, and education, or positive outcomes in a certain area (e.g., score high for health, education) but not all areas (e.g., may score poorly for economic attainment). “Low‐resource” areas score in the bottom 30.0 percent of census tracts and indicate a lack of access to positive outcomes and opportunities. The final designation are those areas identified as having “high segregation and poverty”; these are census tracts that have an overrepresentation of people of color compared to the region as a whole, and at least 30.0 percent of the population in these areas is below the federal poverty line ($19,720 for a two‐person household and $30,000 annually for a family of four in 2023).

As is shown in Figure 6, the highest-resource areas of the county are in the north, including the areas surrounding the unincorporated community of Chester. The census tract in the south-central area of the county, which includes the unincorporated community of Graneagle, is considered a high-resource area. The unincorporated communities of Quincy and East Quincy are within the area of the county that was identified as a moderate-resource area, as was the southwest side of the county. The remainder of the county, including the city of Portola and the unincorporated community of Greenville, is considered a low-resource community. The area along State Route 70 is also considered a low-resource area. All of Portola is within a lowresource area. 18 FIGURE 6: TCAC OPPORTUNITY AREAS, 2023, PLUMAS COUNTY 19 Education
As shown in Table 6, School Performance, most schools in Plumas County have student performance scores below grade standards on standardized tests. Plumas Charter has the highest performance among the schools, but standardized test scores in these schools are still 11 and 33.8 points below the state standard in English Language Arts and Mathematics, respectively. At this school, 37.3 percent of students are considered socioeconomically disadvantaged. Greenville Junior/Senior High School has the lowest standardized test score in the same subjects, 131.1 points and 147.4 points below the state standard, and 87.5 percent of enrolled students come from a socioeconomically disadvantaged background, which may impact their academic performance.

Below-standard scores on standardized tests are also common throughout other counties in the region, including schools in Lassen County, Sierra County, and Modoc County.

Few schools in Plumas County have high percentages of students who are English language learners (ELL). The two schools with the highest percentages of ELLs in the county are both in Portola at Portola Junior/Senior High School and C. Roy Carmichael Elementary (12.0 percent and 9.8 percent of students, respectively). The third-highest is Greenville Junior/Senior High School, where 6.3 percent of students are ELLs. The remaining schools in the county have 5 percent or fewer students who are ELLs.

Chronic absenteeism is a notable issue in many of the public schools that serve students between kindergarten and eighth grade.

For example, at C. Roy Carmichael Elementary, 83.3 percent of students are reported as being chronically absent, indicating that they were absent for 10 percent or more of the school days for which they were enrolled. Plumas Charter is the only school in the county where fewer than 40 percent of students are chronically absent.

School locations in the county are concentrated in the city of Portola and the communities of Quincy, Greenville, and Chester.

The county also has three continuation high schools, with two located in Chester and one located in Portola, which help nontraditional high school students to regain credits and complete high school. Standardized test scores for these schools are not reported due to the small number of students. These schools also tend to have particularly high percentages of socioeconomically disadvantaged students.

Locally, there is one public school zone for the entire city (one elementary school and one Jr./Sr. High School) and all students attending public schools attend the same schools. Because of this, there is no difference in access to quality schools. There is one charter school in Portola that serves grades Transitional Kindergarten through 12th grade. There have been no past or current local efforts to improve access to education opportunities. There are no known factors that influence the current rates of high school graduation or college attendance. There are tutoring services and educational resources through the local schools. There are no differences between neighborhoods with regard to accessing these services.

There are no higher education facilities or vocational opportunities in the City. Feather River College is a community college in the unincorporated community of Quincy in Plumas County, located approximately 35 miles from Portola. There are a wide variety of higher education and vocational opportunities in Reno, Nevada, located approximately 50 miles from Portola. 20 TABLE 6: SCHOOL PERFORMANCE
School Name Location
ELA Score
(Points Above
or Below
Standard)
Math Score
(Points Above
or Below
Standard)
Chronic Absence
(Percent of
Students
Chronically
Absent)
Suspension
Rate (Percent
Suspended at
Least One
Day)
SocioEconomic
Disadvantage
(Percent of
Students)
English
Learners
(Percent of
Students)
Foster
Youth
(Percent of
Students)
C. Roy Carmichael
Elementary Portola 30.8 points below 42.3 points below 83.3% 3.1% 73.7% 9.8% 0.6% Chester Junior/
Senior High Chester 48.2 points below 90.5 points below 47.9% 17.4% 66.7% 1.5% 0.8% Almanor High
(Continuation) Chester Fewer than 11 students - data not displayed for privacy reasons 100.0% 0.0% 0.0% Beckwourth (Jim)
High (Continuation) Portola Fewer than 11 students - data not displayed for privacy reasons 83.3% 0.0% 0.0% Plumas Charter Quincy 11 points below 33.8 points below 7.9% 0.0% 37.3% 0.0% 0.0% Almanor High
(Continuation) Chester Fewer than 11 students - data not displayed for privacy reasons 100.0% 0.0% 0.0% Greenville Junior/
Senior High Greenville 131.1 points below
147.4 points
below 60.0% 38.5% 87.5% 6.3% 3.1%
Quincy Elementary Quincy 52.9 points below
standard

58.9 points below
standard 59.9% 3.6% 58.6% 0.6% 0.9%
Chester Elementary Chester 58.6 points below 68.2 points below 57.4% 9.1% 67.1% 4.9% 1.2% Portola Junior/
Senior High Portola 67.7 points below 99.1 points below 78.0% 6.6% 69.0% 12.0% 0.4% Quincy Junior/
Senior High Quincy 44.3 points below 105 points below 48.7% 12.9% 49.4% 0.9% 1.8% Source: California Schools Dashboard, 2023
21 Economic
The TCAC Opportunity Analysis identifies geographic disparities in access to opportunities based on Economic Domain scores, which incorporate various indicators like poverty, adult education, employment, job proximity, and median home value. Scores below 0.2 signify less positive economic conditions, and scores exceeding 0.8 indicate more positive economic conditions.

In Plumas County, the central regions of the county have scores ranging from 0 to 0.4, indicating relatively negative economic outcomes. The eastern side, which includes Portola, has higher scores ranging from 0.6 to 0.8. Additionally, there are some areas on the north and south sides of the county with scores ranging from 0.8 to 1.0, indicating more positive economic outcomes.

Regionally, In Lassen County, most areas on the west and north sides of the county have economic scores between 0 and 0.7.

However, the center of the county, where Susanville is located, shows a wide range of economic conditions, ranging from 0.2 to 1.

The areas that border Plumas County demonstrate the most positive economic outcomes. Sierra County's economic performance is below 0.2. This is in line with the economic conditions of neighboring counties like Yuba, Nevada, and Placer, which underscores the regional nature of these economic disparities. In contrast, Modoc County has the most positive economic outcomes. Despite the fact that scores between 0.2 and 0.4 are recorded on the west side of the county, significant parts of the county, including the City of Alturas, fall within the 0.8 to 1 range, the highest score category in the TCAC Opportunity Analysis.

Locally, Portola is a small city of only 2.24 square miles. There is no difference in access to economic opportunities throughout the City. Major employers in Portola include the Plumas Unified School District, Eastern Plumas Health Care (EPHC) District Hospital, Plumas Sierra Rural Electric Coop (PSREC). Many residents who work outside of Portola drive to Quincy, Plumas County, located approximately 35 miles from Portola and Reno, Nevada, located approximately 50 miles from Portola. There have been no new areas of commercial or industrial development in the city, nor any commercial or industrial areas that have fallen out of use. There are no economic development programs or initiatives planned or in place that might influence the jobs landscape in the next ten years.
22 Transportation and Infrastructure
Plumas Transit offers fixed-route service Monday through Friday during scheduled times. Specific pick up service is available for persons with disabilities that would otherwise prevent them from traveling to scheduled stops. There are two routes: Westbound Portola to Quincy and Eastbound Quincy to Portola. According to the Plumas Transit website, a new Dial-a-ride service is coming soon. Additionally, for medical care, Eastern Plumas Health Care provide paramedic-level emergency ambulance service to the City of Portola. There is no difference in transit access depending on where residents live or the industry that residents work in, as the City is 2.24 square miles.

Some local roads (approximately 20 percent of roads) have street lights throughout town, with a greater concentration along Commercial Street and Sierra Avenue in the City’s commercial core. There is only one traffic signal in town, located at the intersection of Sierra Avenue and Gulling Street. There are bike lanes installed along A-15, West Street, Joy Way, and the Riverwalk.

Portola completed a Safe Routes to School project to C. Roy Carmichael Elementary School. Sidewalks are not available on many rural streets. There is no difference between neighborhoods with regard to transportation options; all neighborhoods have access to public infrastructure for driving, biking, and walking, and public transit.

Portola is intensifying efforts to address the pervasive issue of potholes on City streets. Aging infrastructure has been damaged by snowstorms and winter conditions. Repairs are prioritized based on urgency and roadway classification. Recent infrastructure improvements were made to Joy Way and A-15. Willow Springs (New wells were installed at Willow Springs to increase water supply, and interior and exterior resurfacing has been completed on the water tank. There was a recent rehabilitation project at the North lift station. There have also been recent park improvements, including tennis court resurfacing, and basketball and volleyball court resurfacing. The City is also aware of scouring on the Gulling Street Bridge, which connects the north side and south side. Efforts are underway to determine appropriate improvements. There is no difference in infrastructure availability or quality between neighborhoods or unincorporated communities. There are no known high-collision corridors or areas that have high traffic on a regular basis.

Several major community facilities are available, including Baldwin Park, Williams House Museum/Portola Visitor’s Center, Riverwalk, Disc Golf Course, West End Park, Community Pool, Eastern Plumas Health Care Center, City Park, and the Western Pacific Railroad Museum. There is no difference in access to these facilities between different areas of the city. Facilities are available throughout the community, which is 2.24 square miles. The walking distance between Baldwin Park on the north side of the City and City Park on the south side of the City is one mile.

All Transit
AllTransit is a transit and connectivity analytic tool developed by the Center for Neighborhood Technology for the advancement of equitable communities and urban sustainability. The tool analyzes the transit frequency, routes, and access to determine an overall transit score at the town, county, and regional levels. AllTransit scores geographic regions (e.g., cities, counties, Metropolitan Statistical Areas) on a scale of 0 to 10, with a score of 10 indicating complete transit connectivity.

As shown in Table 7, AllTransit scores for Portola and Plumas County are slightly higher than those of nearby Sierra and Modoc Counties, with both the city and county scoring 0.7. In Portola, on average, households have 417 jobs accessible within a 30- minute trip, and 20 transit trips are available per week within ½ mile. Regionally, AllTransit scores are lower in Loyalton, Sierra County, Alturas, and Modoc County. Susanville and Lassen County have the highest scores, at 2.5 and 0.9, respectively. Susanville 23 has a more connected transit system that provides better equal access to workplaces and other destinations than the surrounding region.

TABLE 7: ALLTRANSIT SCORES BY COUNTY AND JURISDICTION
Jurisdiction AllTransit Score
Portola 0.7
Plumas County 0.7
Susanville 2.5
Lassen County 0.9
Loyalton 0
Sierra County 0
Alturas 0.6
Modoc County 0.3
State 5.1
Source: All Transit, accessed April 2024
24 Environment
The California Environmental Protection Agency’s Office of Environmental Health Hazard Assessment (OEHHA) developed the CalEnviroScreen 4.0 web-based mapping tool to help identify California communities that are disproportionately burdened by multiple sources of pollution. CalEnviroScreen uses 21 indicators of environmental, health, and socioeconomic conditions to help identify these communities. The scores are mapped so that different communities can be compared. An area with a high score experiences much higher pollution and/or population burdens than areas with low scores.

Plumas County demonstrates relatively positive environmental conditions with CalEnviroScreen scores. Scores are most positive in the southwest part of the county and least positive in the census tract that includes the community of Greenville (see Figure 7).

In the Greenville area, environmental conditions that are among the greatest concerns are solid waste, ozone, hazardous waste, and impaired waters. Lead from housing is also an area of moderate concern in the census tract that includes Greenville. Ozone and solid waste exposure are also factors of concern in the southwest, as is drinking water quality. This is similar to the area that includes Portola and to the northern area of the county around Lake Almanor. None of the census tracts in Plumas County are considered a Disadvantaged Community under SB 535, a designation that is based on having a CalEnviroScreen score in the 75th percentile or higher.

In addition to CalEnviroScreen 4.0, the Public Health Alliance of Southern California has created an evaluative tool known as the Healthy Places Index (HPI). This tool is designed to assess various social, economic, and neighborhood design elements that significantly influence health outcomes. According to HPI, the majority of census tracts in Plumas County are in the second-lowest or second-highest quartiles of its ranking system, indicating conditions associated with moderate to low health outcomes. The northwestern area of the county had the most positively ranked score in this analysis; most negatively ranked factors in this area included access to retail and parks. This was similar in the Quincy and Portola areas.

Locally, there is no difference between neighborhoods with regard to environmental conditions, and there are no areas where residential development should be avoided due to environmental conditions, or where existing environmental conditions are negatively effecting residents. The water infrastructure is aging throughout the City. Boil water notices are issued if needed when there is a water leak. There may be lead paint exposure in older homes, but it is not known to the City.

Eastern Plumas County, including Portola, is in the federal nonattainment area for the federal annual standard for PM2.5 (fine particulate matter). High PM2.5 levels are mostly smoke as a result of residential wood burning. Northern Sierra Air Quality Management District operates a Woodstove Changeout Program for replacement of non-EPA certified wood stoves with new, efficient cleaner-burning EPA certified devices.

There are community parks throughout the City, with parks on both the north side and south side of the river. There is a community pool at City Park on the south side. There is no difference in neighborhoods in terms of access.

There are no differences between neighborhoods with respect to access to shopping and healthy foods. All commercial services are located along Commercial Street and Sierra Avenue, and all areas of the city are within one mile of the commercial services. 25 FIGURE 7: CALENVIROSCREEN 4.0, PLUMAS COUNTY
26 DISPROPORTIONATE HOUSING NEEDS, INCLUDING

DISPLACEMENT
A combination of factors can result in increased displacement risk, particularly for lower-income households, including some factors previously discussed. These factors include environmental hazards, overcrowding, housing cost burden, low vacancy rates, availability of a variety of housing options, and increasing housing prices compared to wage increases.

Overpayment
Housing represents a significant percentage of the total cost of living for many households in California. Households spending more than 30 percent of their gross income on housing costs are considered to be overpaying, or “cost burdened.” Overpayment is disproportionately experienced by renters in low-income households and low-resource areas. As is the case across the region and the state, households in unincorporated Plumas County face elevated rates of overpayment. However, according to CHAS 2006-2010 and 2016-2020 data, there has been a decrease in the percentage of homeowner households experiencing cost burden within Plumas County (from 33.1 percent in 2010 to 21.2 percent in 2020) (see Table 8). Rates of renter overpayment have been relatively stable during the same period. Within Portola, however, the number of renters experiencing cost burden has not decreased at the same rate that the total number of renters has decreased, so the share of renters experiencing cost burden has increased. As of 2020, more than half of renters in Portola (53.3 percent) experience cost burden, compared to 48.8 percent in 2010. During the same time period, the share of homeowners experiencing cost burden in Portola has decreased from 31.2 percent to 27.0 percent even as the overall number of homeowners has decreased. Regionally, in the nearby counties of Lassen and Sierra, the percentages of owner and renter households facing housing overpayment are also comparable with those in Plumas County. In contrast, rates of overpayment are lower for both tenure types within Modoc County. Plumas County’s rates of overpayment are slightly lower than those of the state overall.

Homeowner overpayment has a similar distribution across the county by census tract (see Figure 8). All census tracts in the county have rates of homeowner overpayment between 20 and 40 percent. The City of Portola and the unincorporated area of Quincy have higher concentrations of renters experiencing cost burden than other areas of the county (see Figure 9). This is also true in the census tracts around Lake Almanor, including the communities of Hamilton Branch and Prattville.

Locally, both rents and sales prices have increased recently throughout Portola, but not differently between neighborhoods or nearby unincorporated communities. Details for specific rents or sales prices are unknown. There are no known patterns of evictions or foreclosures between neighborhoods.
27 TABLE 8: HOUSEHOLDS BY OVERPAYMENT
Households
Paying >30%
of Income for
Housing Costs
Portola
Plumas
County
(Unincorporated)
Plumas
County Susanville Lassen County Loyalton Sierra County Alturas Modoc County State 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 Percent of
Owner
Households
Experiencing
Cost Burden

31.2% 27.0% 33.3% 21.2% 33.1% 21.6% 27.7% 23.2% 29.6% 20.6% 18.5% 22.7% 25.1% 30.5% 27.7% 23.7% 25.8% 15.2% 41.2% 29.3% Percent of
Renter
Households
Experiencing
Cost Burden

48.8% 53.3% 39.8% 39.2% 41.4% 41.7% 57.8% 35.4% 51.2% 39.6% 12.3% 49.1% 43.2% 37.0% 49.5% 35.6% 39.2% 35.6% 50.4% 49.5% Percent of All
Households
Experiencing
Cost Burden

39.8% 39.9% 35.4% 25.6% 36.0% 27.0% 42.0% 29.6% 37.4% 26.6% 17.3% 30.5% 28.7% 32.2% 36.7% 27.8% 29.8% 20.0% 45.1% 38.3% Source: CHAS 2006-2010, 2016-2020
28 FIGURE 8: RATE OF HOMEOWNER OVERPAYMENT, PLUMAS COUNTY 29 FIGURE 9: RATES OF RENTER OVERPAYMENT, PLUMAS COUNTY 30 Overcrowding
Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. The U.S.

Census Bureau considers a household overcrowded when there is more than one person per room, excluding bathrooms, hallways, and kitchens, and severely overcrowded when there are more than 1.5 occupants per room. A typical home might have a total of five rooms that qualify for habitation under this definition (three bedrooms, living room, and dining room). If more than five people were living in the home, it would be considered overcrowded. Overcrowding is strongly related to household size, particularly for large households, and the availability of suitably sized housing. A small percentage of overcrowded units is not uncommon and often includes families with children who share rooms or multigenerational households. However, high rates of overcrowding may indicate a fair housing issue resulting from situations such as two families or households occupying one unit to reduce housing costs. Situations such as this may indicate a shortage of appropriately sized and affordable housing units because overcrowding is often related to the cost and availability of housing and can occur when demand in a jurisdiction or region is high.

Plumas County has seen an increase in the percentage of overcrowding in renter households, from 5.3 percent in 2010 to 6.4 percent in 2021. However, the number of renters experiencing severe overcrowding has decreased by 1.2 percentage points. The unincorporated area of the county has seen a significant rise in overcrowded renters, with a shift from 1.9 percent in 2010 to 7.3 percent in 2021, but a decrease in the percentage of renters that experience severe overcrowding (3.9 percent in 2010 to 1.3 percent in 2021). Rates of homeowner overcrowding are low in the unincorporated county (0.6 percent in 2021), which has been relatively steady since 2010. Additionally, there are no reports of severe overcrowding among homeowner households throughout the county. At the census tract level, most tracts in the county have rates of overcrowding below 5 percent between both tenure groups, though rates are slightly higher (between 5.0 and 10.0 percent) in the central and southwest areas of the county, including the tracts with the communities of Greenhorn, Cromberg, La Porte, and Meadow Valley (see Figure 10).

Regionally, Plumas County has comparably low levels of homeowner overcrowding when compared to Lassen and Sierra Counties, and a lower rate of homeowner overcrowding compared to Modoc County. Among renters, rates of overcrowding are also similar to those in Sierra County, though with a higher rate of severe overcrowding in Plumas County.

Within Portola there has been a significant decrease in the percentage of renters experiencing overcrowding, from 20.7 percent in 2010 to 2.3 percent in 2021. However, the percentage of renters experiencing severe overcrowding has increased from 0.0 percent in 2010 to 4.7 percent in 2021. This is still a decrease in the percentage of renters experiencing any level of overcrowding.

Homeowner overcrowding in Portola has increased by 1.1 percentage points during the same period, though the percentage of homeowners experiencing severe overcrowding has stayed steady at 0.0 percent.

Locally, there are no areas in the city that are known to have higher rates of household overcrowding, such as "doubling-up" families in one house.
31 TABLE 9: HOUSEHOLDS BY OVERCROWDING
Households
Experiencing
Overcrowding
Portola
Plumas
County (Unincorporated)
Plumas
County Susanville Lassen County Loyalton Sierra County Alturas Modoc County State 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 Percent of Owner
Households Experiencing
Overcrowding

4.3% 5.4% 0.7% 0.6% 1.1% 1.0% 3.7% 2.4% 2.5% 1.0% 1.1% 0.0% 0.3% 0.7% 0.0% 0.0% 0.7% 3.5% 3.1% 3.1% Percent of Owner
Households Experiencing
Severe Overcrowding

0.0% 0.0% 0.3% 0.0% 0.3% 0.0% 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% 0.3% 0.9% 1.1% Total Number of Owner
Households 650 538 5,965 5,413 6,615 5,951 2,924 1,590 6,545 6,236 263 297 1,151 908 707 784 2,790 2,543 7,112,050 7,502,706 Percent of Renter
Households Experiencing
Overcrowding

20.7% 2.3% 1.9% 7.3% 5.3% 6.4% 10.8% 3.0% 9.0% 3.3% 0.0% 0.0% 0.0% 6.6% 7.9% 3.2% 6.1% 1.5% 8.2% 7.4% Percent of Renter
Households Experiencing
Severe Overcrowding

0.0% 4.7% 3.9% 1.3% 3.2% 2.0% 1.5% 1.1% 1.7% 0.6% 0.0% 0.0% 0.0% 0.0% 1.6% 0.0% 1.5% 0.0% 5.1% 5.8% Total Number of Renter
Households 627 443 2,848 1,837 3,475 2,280 2,657 1,401 3,731 2,674 65 58 286 243 494 375 1,187 870 5,280,802 5,926,357 Source: ACS 2006-2010, 2017-2021 B25014
32 FIGURE 10: HOUSEHOLDS EXPERIENCING OVERCROWDING, PLUMAS COUNTY
33 Housing Conditions
There is no available data on the age of homes or units in need of rehabilitation and replacement. The commercial core area on the south side of town is typically older construction and therefore the physical condition of the housing may suggest a higher need for rehabilitation for safety or accessibility reasons. However, the City is not aware of particular concerns. There are no known differences in housing conditions based on unit types (i.e. single family, multifamily, or mobile and manufactured homes).

The City has not had a Code Enforcement officer dedicated to residential complaints since 2022. At that time, Code Enforcement complaints were typically related to weed abatement, and were located throughout the City without being concentrated in specific areas. Abandoned vehicles drive many of the complaints and the City uses the Abandoned Vehicle Abatement program and funds to help mitigate this.

Persons Experiencing Homelessness
There are approximately 3 homeless people that live on United States Forest Service (USFS) property outside of the city. These community members often frequent public places in the City. Homeless community members tend to congregate at the library to use the public Wi-Fi. There are no City programs to provide emergency rental assistance, but The Portola Family Center, operated through Plumas Crisis Intervention and Resource Center offers assistance programs, case management, and homelessness prevention programming.

Displacement
The Urban Displacement Project, a joint research and action initiative of UC Berkeley and the University of Toronto, analyzes income patterns and housing availability to determine the gentrification displacement risk at the census tract level. The UCB analysis identifies the following categories of displacement risk:
 Lower Displacement Risk: The model estimates that the loss of low-income households is less than the gain in lowincome households. However, some of these areas may have small pockets of displacement within their boundaries.  At Risk of Displacement: The model estimates there is potential displacement or risk of displacement of the given population in these tracts.
 Elevated Displacement: The model estimates there is a small amount of displacement (e.g., 10 percent) of the given population.
 High Displacement: The model estimates there is a relatively high amount of displacement (e.g., 20 percent) of the given population.
 Extreme Displacement: The model estimates there is an extreme level of displacement (e.g., greater than 20 percent) of the given population.
 Low Data Quality: The tract has less than 500 total households and/or the census margins of error were greater than 15 percent of the estimate.
34 A combination of factors can result in increased displacement risk, particularly for lower-income households. Displacement risk increases when a household is paying more for housing than its income can support; the housing condition is unstable or unsafe; and when the household is overcrowded. Each of these presents barriers to stable housing for the occupants. All areas of Plumas County that were evaluated as part of the Urban Displacement Project analysis were determined to have a lower risk of displacement, which is also typical for neighboring Sierra and Lassen Counties, with the exception of the area on the south side of Susanville (see Figure 11). Census tracts in the center and on the southwest side of Plumas County were determined to have low data quality and so were not evaluated.

Natural hazards can also present risks of displacement. Many areas of the county are within CAL FIRE’s High or Very High Fire Hazard Severity Zones, including the communities of Chester, Hamilton Branch, Greenville, the north sides of Quincy and East Quincy, and the City of Portola (see Figure 12). The largest concentrations of high or very high fire hazard severity zones are surrounding Lake Almanor and in the State Route 70 corridor between Quincy and the area east of Portola. Fire hazards are typical for many counties in the rural north state. Flood hazards area also a common displacement risk factor. As shown in Figure 13, there are few areas of the county that are within FEMA’s 100-year flood risk zone. A small area immediately surrounding Lake Almanor, an area in the Greenville and Crescent Mills area to the east of State Route 70, a small section of the county immediately north of Quincy, and on the southeast side of the county near Marble Hot Springs. Other small flood-prone areas are located along Yellow and Humbug Creeks on the west side of the county and immediately surrounding Butt Valley Reservoir. The majority of the county is not considered in a high flood-risk zone.

Locally, there have been no recent natural disasters or related events that have led to displacement. There are some houses located within the floodplain that have a higher susceptibility to environmental damage due to building age and building design.

There are no areas outside of the flood zone that have a tendency to flood during storms. Defensible space inspections are not performed, and there are no other environmental hazard mitigation programs available. 35 FIGURE 11: RISK OF DISPLACEMENT, PLUMAS COUNTY
36 FIGURE 12: FIRE HAZARD AREAS, PLUMAS COUNTY
37 FIGURE 13: FEMA FLOOD HAZARD AREAS, PLUMAS COUNTY
38 ENFORCEMENT AND OUTREACH CAPACITY
In addition to assessing demographic characteristics as indicators of fair housing, jurisdictions must identify how they currently comply with fair housing laws or identify programs to achieve compliance. Plumas County enforces fair housing and complies with fair housing laws and regulations through a twofold process: review of local policies and codes for compliance with state law, and referral of fair housing complaints to appropriate agencies. The following identifies how the County complies with fair housing laws:

Local Outreach and Fair Housing Issues
 To be updated with final document.

Fair Housing Outreach Capacity
The Portola Family Center, operated through Plumas Crisis Intervention and Resource Center, offers fair housing assistance programs. These programs include a Self-Help Legal Clinic, a Housing and Disability Advocacy Program, and several homelessness prevention and case management programs.

Fair Housing Enforcement
There have been no recent fair housing inquiries or cases. Upon request, City staff will provide County, State or federal resources to residents as applicable. Staff also speaks with landlords to ensure compliance with building codes.

The specific policy/programs actions that have been included in the 6th Cycle Housing Element to address fair housing enforcement and that are expected to be continued into the 7th Cycle Housing Element include:

Policy 4-2-4: Provide Educational Materials for Tenants of At-Risk Housing Developments Program 1: The City will acquire existing information published by HDC summarizing the timelines and requirements associated with converting subsidized housing to market rates. The City will gather and make available to its residents information identifying local agencies that provide tenant relocation assistance and rental subsidies. This information will be provided on the City’s webpage and at the front counter.

Responsibility: City Manager’s Office
Quantified Objective: Gather information by June 2022, and ensure the information is posted and available by December 2022.

Timing: December 2022, with annual review of material and website/front counter information.

Compliance with Fair Housing Laws
There have not been any recent fair housing related lawsuits, settlements, consent decrees or other related legal matters. 39 TABLE 10: COMPLIANCE WITH FAIR HOUSING LAWS
Title Statute Description Compliance Efforts
Density Bonus Law Government Code
section 65915
The density bonus ordinance allows up to a 50.0 percent increase in project density depending on the proportion of units that are dedicated as affordable, and up to 80.0 percent for projects that are completely affordable, in compliance with state law.

Zoning code is up-to-date with the
State’s Density Bonus law.

No Net Loss Law Government Code
section 65863
The County has identified a surplus of sites available to meet the Regional Housing Needs Allocation.

Yes, this has been identified in the
Housing Element.

Housing
Accountability Act
Government Code
section 65589.5
The County does not condition the approval of housing
development projects for very low-, low-, or moderate-income households, or emergency shelters unless specific written findings are made. Further, the City currently allows emergency shelters byright, without limitations, in at least one zone that allows residential uses.

Yes
Senate Bill 35 Government Code
Section 65913.4
The County has established a written policy or procedure, as well as other guidance as appropriate, to streamline the approval process and standards for eligible projects.

Yes
Senate Bill 330 Government Code
Section 65589.5
The County relies on regulations set forth in the law for processing preliminary applications for housing development projects, conducting no more than five hearings for housing projects that comply with objective general plan and development standards, and making a decision on a residential project within 90 days after certification of an environmental impact report or 60 days after adoption of a mitigated negative declaration or an environmental report for an affordable housing project.

Yes
40 Title Statute Description Compliance Efforts
California Fair
Employment and
Housing Act and
Federal Fair Housing
Act
Government Code
Section 12900 - 12996
Title VIII of the Federal
Civil Rights Act
The County provides protections to residents through referrals to legal assistance organizations,
Yes
Anti-Discrimination
in Zoning and Land
Use
Government Code
Section 65008
The County reviews affordable development projects in the same manner as market-rate developments, except in cases where affordable housing projects are eligible for preferential treatment, including, but not limited to, on residential sites subject to AB 1397.

Yes
Assembly Bill 686 Government Code
section 8899.50
The County has completed this AFH analysis and has identified programs to address identified fair housing issues.

This analysis has been completed.

Equal Access Government Code
section 1195 et seq.

The County offers translation services for all public meetings and offers accessibility accommodations to ensure equal access to all programs and activities operated, administered, or funded with financial assistance from the state, regardless of membership or perceived membership in a protected class.

Translation services are available upon
request.
41 IDENTIFIED SITES AND AFFIRMATIVELY FURTHERING FAIR

HOUSING
The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower-income households. AB 686 added a new requirement for housing elements to analyze the location of lower-income sites in relation to areas of high opportunity. Table 11, Site Capacity By Income By Quadrant Or Neighborhood, presents the RHNA capacity by neighborhood in the city and the existing conditions of each tract related to indicators of fair housing.

TABLE 11: SITE CAPACITY BY INCOME BY NEIGHBORHOOD
Neighborhood/
Area
Number of
Households
Socio-economic
Characteristics
RHNA
Very
Low
Income
Lower
Income
Moderate
Income
Above
Moderate
Income
Total
North Below Average 6 7 6 18 37
South Low
TOTAL
Other Relevant Factors
Sierra Avenue/State Route 70 and the Feather River bisect the City. There is a “north side” and “south side”. However, this does not appear to have influenced socio-economic patterns, as there is similar development on both the north and south sides of the highway and river. There have not been any past zoning or land use decisions that have influenced socio-economic patterns.

Historically, Portola started as a railroad town; when the railroad (Western Pacific, now Union Pacific) drastically slowed its Portola operations in the early 2000s, there was a shift in socio-economic patterns as a major employer was lost.

Relevant Demographic Information
Housing Units by Type
As shown in Table 12, the majority of homes in Plumas County are single-family detached homes, which has remained relatively consistent since 2010. As of 2021, 79.1 percent of the total housing structures comprise single-family units countywide. This is typical of rural counties in the northern areas of the state, including nearby Lassen, Sierra, and Modoc Counties. Cities in rural areas tend to have higher concentrations of homes in multi-family buildings than unincorporated areas do, and this is true in Plumas County. In Portola, 12.5 percent of homes are in buildings with 5 or more units, and 6.8 percent are in buildings with between 2 or 4 units. In contrast, in unincorporated Plumas County, only 2.5 percent of homes are in buildings with 5 or more Section under review with HCD.
42 units, and only 1.9 percent are in buildings with 2 to 4 units. This is similar to patterns of housing unit types in neighboring Lassen County. However, Plumas County differs from Lassen County in the percentage of mobile homes that are located in the incorporated city. Mobile homes make up a higher percentage of homes in Portola (8.8 percent in 2021) than in Susanville (4.7 percent), whereas the two counties have similar percentages of mobile homes as a percentage of all homes in the county, indicating that Lassen County has a greater concentration of mobile homes in its unincorporated area than Plumas County does.

Locally, there have not been any subdivisions developed in the past ten years, and there are no new master planned areas with different infrastructure. Multi-family housing is not widely available in the city. 43 TABLE 12: HOUSING UNITS BY TYPE
Housing Unit
Type
Portola Plumas County
(Unincorporated)
Plumas
County Susanville Lassen County Loyalton Sierra County Alturas Modoc County State 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 Single Family
Detached 71.2% 67.0% 77.6% 80.8% 77.0% 79.7% 72.3% 76.1% 71.2% 77.9% 94.1% 97.6% 90.2% 92.4% 77.1% 72.9% 75.2% 80.2% 58.1% 57.2% Single Family
Attached 0.0% 4.9% 2.7% 1.9% 2.5% 2.2% 5.2% 2.3% 2.9% 1.0% 0.8% 0.0% 1.0% 0.0% 1.8% 0.6% 1.8% 0.4% 7.1% 7.5% 2-4 Units 0.8% 6.8% 2.2% 2.5% 2.1% 2.8% 3.2% 3.7% 2.8% 2.7% 0.0% 0.0% 1.4% 0.6% 6.0% 4.6% 2.3% 2.6% 8.2% 7.7% 5+ Units 12.3% 12.5% 3.7% 1.6% 4.5% 2.5% 12.8% 13.2% 7.1% 5.7% 0.0% 0.0% 3.1% 1.4% 9.3% 15.7% 3.1% 5.6% 22.6% 23.9% Mobilehomes 15.7% 8.8% 13.3% 12.6% 13.5% 12.3% 5.9% 4.7% 15.1% 12.5% 5.1% 2.4% 4.3% 5.6% 5.8% 6.2% 17.6% 11.3% 3.9% 3.5% Other (Boat, RV,
van, etc.) 0.0% 0.0% 0.5% 0.5% 0.4% 0.5% 0.6% 0.0% 0.8% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.1% 0.1% Source: ACS 2006-2010, ACS 2017-2021, DP04
44 Households by Tenure
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity (i.e., ability for individuals to stay in their homes) in a city and region. Generally, renters may be displaced more quickly if prices increase.

Table 13 shows the distribution of homeowner and renter households in the overall household count. Plumas County had 10,090 households in 2010, but this figure declined to 8,231 by 2021. However, the percentage of owner households has increased to

72.3 percent of the total households, up from 65.6 percent in 2020. This is typical for other rural counties in the region, including in Modoc, Sierra, and Lassen Counties. Sierra County has seen a slight decline in the percentage of households that own their homes between 2010 and 2021, but the rate as of 2021 is still similar to that of Plumas County and other nearby counties.

The shift toward homeownership has also occurred in Portola, where there was a 3.9 percentage point increase between 2010 and 2021 in the share of households that were homeowners. This is similar to other incorporated cities in the region, including Susanville and Loyalton, though Loyalton has a higher percentage of homeowners overall. In Portola, 54.8 percent of households own their homes, compared to 53.2 percent in Susanville and 83.7 percent in Loyalton. Portola and Susanville have both experienced population decreases over the past decade. When considering the increase in homeowner households as a share of all households, this may indicate that renter households have left the cities in greater numbers than homeowner households. 45 TABLE 13: HOUSEHOLDS BY TENURE
Tenure
Portola Plumas County
(Unincorporated)
Plumas
County Susanville Lassen County Loyalton Sierra County Alturas Modoc County State 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 Owner
Households 50.9% 54.8% 67.7% 74.7% 65.6% 72.3% 52.4% 53.2% 63.7% 70.0% 80.2% 83.7% 80.1% 78.9% 58.9% 67.6% 70.2% 74.5% 57.4% 55.5% Renter
Households 49.1% 45.2% 32.3% 25.3% 34.4% 27.7% 47.6% 46.8% 36.3% 30.0% 19.8% 16.3% 19.9% 21.1% 41.1% 32.4% 29.8% 25.5% 42.6% 44.5% Total
Households
1,277 981 8,813 7,250 10,090 8,231 5,581 2,991 10,276 8,910 328 355 1,437 1,151 1,201 1,159 3,977 3,413 12,392,852 13,217,586 Source: ACS 2006-2010, ACS 2017-2021, DP04
46 Contributing Factors to Fair Housing Issues
Through discussions with stakeholders, fair housing advocates, and this assessment of fair housing issues, the County identified factors that contribute to fair housing issues, as shown in Table 14. While there are several strategies identified to address the fair housing issues, the most pressing issues are displacement risk due to substandard conditions and rising housing costs and barriers to homeownership. Prioritized contributing factors are bolded in Table 14, and associated actions to meaningfully affirmatively further fair housing related to these factors are bold and italicized.  Add summary of fair housing issue areas.
 Add summary of high priority contributing factors to fair housing issues and goals and program approaches.

TABLE 14: FACTORS THAT CONTRIBUTE TO FAIR HOUSING ISSUES Fair Housing Issue Contributing Factors Priority Meaningful Actions Section under review with HCD.
47 Goals, Actions, Milestones and Metrics
Programs to affirmatively further fair housing that are included in Chapter Six: Housing Program, are summarized in Table 15 and organized by the action area that the program seeks to address.

TABLE 15: SUMMARY OF GOALS, ACTIONS, MILESTONES, AND METRICS TO

MEET FAIR HOUSING
Action Area Programs Specific Commitment Timeline Geographic Targeting Metrics
Housing
Mobility
New
Opportunities in
Higher
Opportunity
Areas
Place-based
Strategies for
Community
Revitalization
Displacement
Section under review with HCD for any
additional AFH programs.
1 MEETING DATE: August 28, 2024
AGENDA ITEM: 6. Presentation regarding possible lane reduction on Highway 70 through Portola as part of the Caltrans Cromberg Project FROM: Susan Scarlett
RE: Lane Reassignment Highway 70 through the City
BACKGROUND:

The City has an opportunity to review a possible lane reassignment on Highway 70 as part of the Caltrans Cromberg Project
RECOMMENDATION:

Consider the presentations and the possibility of the lane reassignment. Discuss next steps.

ATTACHMENTS:

A. CHESTER CCP - BOS PRESENTATION MODIFIED FOR PORTOLA
B. PORTOLA CA SR 70 COMPLETE STREET RECOMMENDATIONS (1) C. LANE REASSIGNMENT OPTION IN PORTOLAFINALSENT
Plumas County
Board of
Supervisors
February 20, 2024
Community-Driven Corridor Priorities
Key Corridor Issues
• High-vehicular speeds
• Unsafe pedestrian crossings
• Lack of multimodal connectivity
• Discontinuous or uncomfortable
sidewalk
• No bicycle facilities on Main Street
• Minimal transit amenities
• Lack of street lighting
• Heavy truck traffic & speeds
• Drainage issues & snow management
challenges
• Lack of public space & amenities
Context-Based Solutions
Source: Caltrans Design Information Bulletin
(DIB)-94 Complete Streets: Contextual Design Guidance
Corridor strategies driven by:
• Multimodal Design Guidelines
• Caltrans Corridor Planning Process Guide
(2020)
• Caltrans Complete Streets Elements Toolbox &
Complete Streets Project Planning Guide
• Caltrans Main Street, California: A Guide for
People-Centered State Highway Main Streets,
2023
• Caltrans DIB-94 Complete Streets: Contextual
Design Guidance (2024)
• National Association of City Transportation
Officials (NACTO) Design Guidelines
• Snow Management Considerations
• Case Studies:
• Communities like Chester in size, rural character
and weather conditions
RRFB (Rapid Rectangular Flashing Beacon)
Lee Vining – SR 395

DECORATIVE CROSSWALK
Weaverville – SR 3
Flashing Beacon
Bridgeport – SR 395
Context-Based Solutions
Pedestrian Crossing Examples
RRFB with Median Refuge Island
Truckee – Donner Pass Rd
Context-Based Solutions
Traffic Calming
Roadway Reconfiguration
Truckee, CA
Gateway / Monument Signage
Advance Speed Warning / Speed
Feedback Signage
Context-Based Solutions
Public Space & Amenity Examples

BIKE RACKS & SEATING LANDSCAPING BIOSWALE & DRAINAGE

LIGHTING & SEATING CURB EXTENSION
Context-Based Solutions
Pedestrian-Scale Street Lighting Examples
Lee Vining – SR 395 Live Oak – SR 99 Weaverville – SR 3 Truckee – Donner Pass Rd Kings Beach – SR 28 Quincy – SR 70 Main Street Road Reconfiguration: Pedestrian Priority Design Standard Plan View
Pedestrian Priority Design: Non-Winter Conditions
Concept Illustration: non-winter conditions on Main Street Pedestrian Priority Design: Winter Conditions
Concept Illustration: winter conditions on Main Street
Corridor Plan Highlights
Offices Laundromat Gas
Automotive Retail Restaurant Real
Estate
Hotel
Gas
Retail
Veterinary
Clinic
Retail&
Offices
Restaurant
Automotive
Retail RVPark
Restaurant
& Retail
Office
Hospital
SPEED Access
LIMIT
30 Reynolds Road to Meadow Brook Loop
B2 MIXEDACTIVITY
& SCHOOL CROSSING
Recreation Center
& ParkAcces
Elementary
School Access

SEGMENTFACTS

0.15 mile
length
30 mph
speed limit
~6,500
daily volume
13% peak
truck volume
School
Public Services
Retail/Office
Adjacent
Land Use

SEGMENTPRIORITIES

TRAFFIC

CALMING
SAFER

CROSSINGS

MOBILITY

CORRIDOR-WIDE PRIORITIES
SNOW

MANAGEMENT

STORMWATER

MANAGEMENT
LOCAL

ECONOMY

PARKING

PUBLICINPUT

ADD SIDEWALK &BIKE LANES ADDRESS SIGHTDISTANCE
ISSUES ATMARTIN WAY.

ENSURE ADEQUATE PARKING SPACE
IN FRONTOF BUSINESSES.

MAINTAIN SAFEEMERGENCY

ACCESS TO HOSPITAL VIA
REYNOLDS ROAD.

IMPROVE SAFERTRAVEL TO/FROM
SCHOOL ON ASPEN STREET.

ENHANCE THE SEGMENT WITH

LANDSCAPED BUFFERSBETWEEN
VEHICLE AND PEDESTRIANS.

Segment LocatorMap
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RECOMMENDEDIMPROVEMENTS
Z Reynolds Road to Meadow Brook Loop
O
O
M
E
D
V
I
E
W
B2
SEE ZOOMED VIEW B2

SIDEWALK/LANDSCAPE

BULB-OUT/BUFFER

BUFFERED BIKELANE

VEHICLELANE

CENTERTURN LANE (ORMEDIANREFUGE)

VEHICLELANE

BUFFERED BIKE LANE

SIDEWALK/LANDSCAPE
SAFER

CROSSINGS
Provide enhancedcrosswalk
with bulb-outs at curbs.

SAFETY
Reconfigure intersection approaches
atMartinWay and Aspen Street.

TRAFFIC

CALMING
Bufferedcurb extensions can play
a role in slowing vehicular speeds
turnings off of Main Streetwhere
concrete curb extensions are not
feasible.

LOCAL

ECONOMY
Maintain existingparking
outsideof CaltransROW.

PARKING
L
SAFER

CROSSINGS
Enhance existing crosswalk with bulb-outsat
curbs to accomodate schooltrips..

Recommendation for a median refuge and
Rectangular Rapid Flashing Beach(RRFB). STREETSCAPE
Opportunities for business-led
improvements to streetscape
outside of Caltrans ROW,
including widened pedestrianarea
foroutdoor seating or activities.

ROWLine
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Highlight Area: Main Street / Martin Way / Aspen Street North Facing non-winter conditions on Main Street
Highlight Area: Main Street / Martin Way / Aspen Street South Facing non-winter conditions on Main Street
Highlight Area: Almanor TrailCrossing
Non-winter conditions on Main Street
Highlight Area: Almanor TrailCrossing
Non-winter conditions on Main Street
Highlight Area: Main Street / Feather River Drive / 1st Avenue
North Facing non-winter conditions on Main Street
Town of Truckee
Envision Donner Pass Road
Before
After
Town of Truckee
Envision Donner Pass Road
Before
After
Placer County
Kings Beach Commercial
Core Improvement Project
Before
After
Placer County
Kings Beach Commercial
Core Improvement Project
Before
After
Portola, CA SR 70
Complete Street
Recommendations
About Portola, CA and Location
 Population: 2,100 (from 2020)
 Elevation 5,446 ft
 Average snowfall is 69 days per year
 Downtown is bisected by State Route 70
 SR 70 widens from two lanes to five lanes travelling East and West through the downtown area; corridor is .5 mile.
 Low-density mixed-use area
 City Hall, health services, bank, automotive services, restaurants, religious establishments, grocery store, and other businesses, with low-density residential in the surrounding neighborhoods  Transit: 2 Stops along this .5 mile corridor (Dollards (bus shelter) and Canyon Club (to the East at the end of corridor))
 Crosswalk: 1 major 4-way crossing at intersection of Gulling Street and E Sierra Ave.

SR 70 (Sierra Ave) between Green Street
and 2nd Street
Annual Average Daily Traffic (AADT) and
Capacity
 Back AADT: 6,100
 Ahead AADT: 6,400
 Capacity of 5 lane arterial: >30,000*
*Recommendation from FDOT’s 2020 LOS Handbook
Major Intersection with 4-Way Crossing
@ E Sierra Ave (SR 70) and Gulling Street
Safety Data
 Between 2011 and 2021: 7 crashes
 1 was pedestrian/vehicle
 9 victims in total, all were suspected minor injury or possible injury; no death or serious injury
Example Image Heading East on SR 70
Design Ideas
 Pedestrian enhancements: Increased crossing locations, pedestrian flashing beacons, bulb-outs at major crossing locations with pedestrian refuge island  Restaurants: possible parklet/outdoor eating patio at local restaurants.  Bicyclist enhancements: Add class II buffered bike lanes and signage Illustration of Existing
Design idea #1 (Parallel Parking and No
trees/ No Additions to the Sidewalk)
Design idea #1 (Parallel Parking and No trees/
No Additions to the Sidewalk)
Design idea #2 (Diagonal Parking and No
Trees / No Additions to the Sidewalk)
Design idea #2 (Diagonal Parking and No
Trees / No Additions to the Sidewalk)
Design Idea #3 (Parallel Parking + Trees)
Additional Crossing Idea
Crossing @ E Sierra Ave and Ridge Street to
Leonard’s (with bulb outs and turn lane)
Crossing @ E Sierra Ave and Ridge Street to
Leonard’s (with bulb outs and refuge island)
Benefits
 Lower vehicle speeds
 Safer for Pedestrians and Bicyclists and creates destinations for all road users  Better connections to downtown as a “destination”
 Beautification and landscaping opportunities
Lane Reassignment Option in
Portola
August 28, 2024
Mohammad(Maz) Rahmani, PE
Project Manager
Caltrans D02
Existing Striping
Lane
Reassignment
Option in
Portola
Benefits
• Reduced right-angle crashes as side street
motorists cross three versus four travel
lanes.
• Fewer lanes for pedestrians to cross.
• Opportunity to install bicycle lanes, on-street
parking, or transit stops.
• Traffic calming and more consistent speeds.
• A more community-focused, Complete
Streets environment that better
accommodates the needs of all road users.

Scope of the
Work
The alternative stripping plan through Portola
would:
• Reduce the number of through lanes from
four to two,
• Provide a 7’ wide bike path with a 4’ wide
buffer from traffic in both directions.
• Widen left turn from 12’ to 14’, and
• Keep the existing 10’ wide parking area.

Existing Striping with Future Volumes (25% increase)
Intersection w/SR-70 Existing Condition
Escalated Volumes
LOS/Delay(sec.)
Road Diet Condition
Escalated Volumes
LOS/Delay(sec.)
West St. A/1.9 A/2.6
Ridge St. A/0.7 A/0.9
N. Gulling St. B/17.8 C/25.8
N. Pine St. A/1.5 A/1.9
N. Beckwith A/0.5 A0.5

END OF PRESENTATION
Questions

Portola City CouncilAugust 28, 2024

Portola City Council
August 28, 2024