Portola City Council
August 12, 2026

1 City of Portola
AGENDA
Regular Meeting
Wednesday, August 12, 2026 06:00 PM
35 Third Ave, Portola, CA 96122
https://www.cityofportola.com/
https://zoom.us/j/3583067836
Mayor Bill Powers • Mayor Pro Tem Mikki Battaglia • Councilmember Jim Murphy • Councilmember Lauren Miller • Councilmember Stephan Mangum
City Manager Ryan Bonk

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 on the online agenda by clicking on the "comment" section next to each agenda item listed below.

Agenda backup materials can be viewed by selecting the 'View Item' link on the agenda below, at https://civassist.com/district/49/agenda in the agenda packet for the specific meeting date, or in person at City Hall, 35 Third Avenue, Portola, California, during regular business hours. Meeting facilities are accessible to persons with disabilities.

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

2 1. Call to Order
A. Roll Call
B. Pledge of Allegiance

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 five minutes ordinarily, unless the presiding officer indicates a different amount will be allotted.

3. City Communications
Discussion Comment View Item
A. City Council Communications
B. Reports: Beckwourth Peak Fire Protection District / Plumas County Sheriff / Northern Sierra Air Quality
C. Staff Communications
D. City Manager 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. 2666. The resolution authorizes payment of payroll from July 11th, 2026 through July 24th, 2026 and accounts payable from July 23rd, 2026 through August 12th, 2026 The amount of payroll to be paid is $47,019.49
The amount of accounts payable to be paid is $133,510.56 The total amount to be paid is $180,530.05
B. Minutes
Adopt the minutes of the July 22nd, 2026 Regular City Council Meeting.

5. 7th Cycle Housing Element Public Hearing, Adoption, and Resolution 2665 Discussion Possible Action Comment View Item

3 Public hearing on the 7th Cycle Housing Element. Staff to present staff report on the 7th Cycle Housing Element. Council to consider adoption of Resolution 2665 which would adopt the 7th Cycle Housing Element Update as approved by California Department of Housing and Community Development (HCD).

6. Ordinance No. 364: Repealing Ordinance No. 284 and Amending the City's Conflict of Interest Code (Introduction and First Reading)
Discussion Possible Action Comment View Item
Staff will present Ordinance No. 364, which repeals Ordinance No. 284 (adopted November 8, 2000) and amends the City's Conflict of Interest Code in the format recommended by the Fair Political Practices Commission.

7. Ad Hoc Committee: Potential Portola Community Forest Project Exploration Discussion Possible Action Comment
The Ad Hoc Committee will update the Council on committee project exploration efforts. Council will provide feedback to the committee and staff on topics, items, and additional areas to explore in order to help determine the project's feasibility and viability.

8. Adjournment

Document Name City Manager Report
Document Number F-035 Revision Letter A
Document Location SharePoint Revision Date 12/06/2024
Document Type Form Council Adoption Date Not Applicable Resolution No. Not Applicable
Page
1 | 4
City Manager Report
08/12/2026
General Updates
Gulling Street Bridge
• No alarm thresholds were triggered by the continuous monitoring equipment Caltrans Inspection:
 Caltrans performed initial inspection on 01/27/2026
 Staff waiting for final report from Caltrans
• Reached out on 02/23/26 for update
• Reached out again on 04/02/26
• Received response from Caltrans on 05/01/26
• Awaiting final inspection report from Caltrans and the update on their additional analysis (3D finite element
analysis).
o Caltrans has stated that the 3D finite analysis
will not be started until mid-June.
• Staff will continue to follow up directly with Caltrans Phase 2:

Structural Rehabilitation Funding Applications

1. Caltrans Highway Bridge Program (HBP)

2. United States Department of Transportation

3. Federal Highway Administration(FHWA)
o Caltrans HBP Next Steps:
 HBP Manager confirmed we are on the 2026 HBP Project
Prioritization- OFF SYSTEM list categorized as a “Priority 1”. We are the 4th project in line for funding on the list (see list attached to CM report)

Document Name City Manager Report
Document Number F-035 Revision Letter A
Document Location SharePoint Revision Date 12/06/2024
Document Type Form Council Adoption Date Not Applicable Resolution No. Not Applicable
Page
2 | 4
• The program works by taking the total funding received and starting at the top of the list funding as many
projects as possible with funds available
• The Federal status of funds is currently unknown. Given this, the HBP Managers are not committing to funding
any bridges on the prioritization lists until funding is known.
• Staff will continue to monitor the situation for any
changes and will continue to follow up with our
contacts at Caltrans
• Additionally, staff have reached out to our advocates at the League of California Cities to bring the matter to
their attention and to request appropriate lobbying on
behalf of the City
• 5/1/26 Update: Caltrans Program Manager stated that
“short of a new Transportation Bill being passed by the Federal government, I don’t think we will hear anything on the matter until after February 2027.”
• 06/16/26: Staff met with Senator Schiff’s office to
indicate the criticality of this funding to our region.

Senator Schiff’s office made note to address our
concerns at the Federal level.
o USDOT Next Steps:
 Grant application for Preliminary Engineering costs under the United States Department of Transportation Better Utilizing Investments to Leverage Development (BUILD) program was submitted on 02/23/2026
 Received email stating we were not selected. Awaiting confirmation on grant portal and additional feedback from agency.
o Federal Highway Administration(FHWA) Next Steps:
 On 06/18/2026 Caltrans made staff aware of a potential grant available through the FHWA for Type 3 Highway Bridge
Replacement
 The grant had a due date of 07/16/2026

Document Name City Manager Report
Document Number F-035 Revision Letter A
Document Location SharePoint Revision Date 12/06/2024
Document Type Form Council Adoption Date Not Applicable Resolution No. Not Applicable
Page
3 | 4
 Staff applied to this program on 06/18/2026
 Agency has received our application, and the projected award date is around 08/31/2026
 Funding is 100% federally funded
Community Events & Outreach
Town Hall with Plumas County Supervisor Ceresola
• 15 members of the public attended
• The conversation was robust and positive overall
• Many members of the community are interested in joining volunteer efforts to assist the community however possible
2026 Wildfire Preparedness Day
• Saturday 8/15 from 11:00am-2:00pm
• 683 West Street, Portola, CA 96122
• Meet your local wildfire preparedness partners
• Hear presentations from local wildfire and community resilience partners “Portola’s Roadshow: Dust to Dollars” Willams House Event • Saturday 8/15 from 10:00am-3:00pm
• 424 E. Sierra, Portola, CA, 96122
• Bring your hidden treasures and receive an expert in-person appraisal Public Works
• 11 water leaks have occurred throughout the City since last Council meeting o 8 of 11 have been addressed with the remaining 3 in process o Repairs include replacing the lateral lines when feasible to increase effectiveness and longevity of repairs
• Riverwalk yoga & meditation garden (grant funded) project has commenced o Layout of the area established and form laid out

Document Name City Manager Report
Document Number F-035 Revision Letter A
Document Location SharePoint Revision Date 12/06/2024
Document Type Form Council Adoption Date Not Applicable Resolution No. Not Applicable
Page
4 | 4
o Granite boulders in place
o Concrete pad to be poured this week
 Pad will be stamped with design that mimics stamped
concrete design at other parks throughout the City
 Crew is looking into finishing the concrete work with a marbling acid etch to complete the aesthetic design
• Non-potable water line installation nearing completion • 2025 Consumer Confidence Report sent out with Utility Billing o Report also posted to City website
Administration
• Staff is working on closing Fiscal Year 2025-2026
• Staff is preparing for Fiscal Year 2025-2026 Financial Audit • Beginning stages of “Utility Billing Audit” is underway o Cleanup of finaled accounts
• Code Enforcement Policy and Procedures Manual is in final staff review before bringing to City Council for consideration

Resolution No. 2666 August 12th, 2026
RESOLUTION NO. 2666

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PORTOLA

AUTHORIZING PAYMENT OF CLAIMS FOR PAYROLL FOR THE PERIOD JULY 11TH, 2026, THROUGH JULY 24TH, 2026 AND ACCOUNTS

PAYABLE FROM
JULY 23RD, 2026, THROUGH AUGUST 12TH, 2026
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.

Check Nos: Amount
48375 - 48447 $133,510.56
48397, 48443 VOID
Total Accounts Payable $133,510.56
Payroll:
7/11/2026 – 7/24/2026 $47,019.49
Total Payroll $47,019.49
Total Claims $180,530.05
PASSED, APPROVED AND ADOPTED this 12th day of August 2026, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

William Powers, Mayor
ATTEST:
_______________________________
Kristen Schiavone, Deputy City Clerk
I, Kristen Schiavone, Deputy City Clerk of the City of Portola, do hereby certify that the above and foregoing Resolution was duly passed and adopted by the City Council of the City of Portola at a regular meeting thereof held on August 12th, 2026.

________________________________
Kristen Schiavone, Deputy City Clerk

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 1
VENDOR SET: 01 City of Portola
BANK: * ALL BANKS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT C-CHECK VOID CHECK V 8/12/2026 048397
* * T O T A L S * * NO INVOICE AMOUNT DISCOUNTS CHECK AMOUNT REGULAR CHECKS: 0 0.00 0.00 0.00
HAND CHECKS: 0 0.00 0.00 0.00
DRAFTS: 0 0.00 0.00 0.00
EFT: 0 0.00 0.00 0.00
NON CHECKS: 0 0.00 0.00 0.00
VOID CHECKS: 1 VOID DEBITS 0.00
VOID CREDITS 0.00 0.00 0.00
TOTAL ERRORS: 0

NO INVOICE AMOUNT DISCOUNTS CHECK AMOUNT
VENDOR SET: 01 BANK: * TOTALS: 1 0.00 0.00 0.00
BANK: * TOTALS: 1 0.00 0.00 0.00
Exhibit A

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 2
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 1 POWELL, DANIEL
I-000202608034588 US REFUND R 8/12/2026 048375
710 000-107.00 UTILITY RECEIVABLE 05-040200-01 36.50 36.50 000018 CINTAS
I-5350435711 MEDICAL SUPPLIES R 8/12/2026 048376
710 311-600.06 MATERIALS AND SUPPLIES MEDICAL SUPPLIES 33.95 720 311-600.06 MATERIALS AND SUPPLIES MEDICAL SUPPLIES 33.95 67.90 INVOICE #5350435711
000029 COUNTRY BREEZE CLEANING
I-JULY 2026 OFFICE CLEANING R 8/12/2026 048377
100 111-600.45 BUILDING EXPENSE OFFICE CLEANING 133.33
710 311-600.45 BUILDING EXPENSE OFFICE CLEANING 133.33
720 311-600.45 BUILDING EXPENSE OFFICE CLEANING 133.34 400.00 JULY 2026
000033 UES PROFESSIONAL SOLUTIONS 30,
I-332600290 GROUNDWATER MONITORING R 8/12/2026 048378
730 311-600.51 TESTING GROUNDWATER MONITORI 7,745.00 7,745.00 INVOICE #332600290
000039 CAPURRO TRUCKING
I-202607294582 ASPHALT FOR STREET REPAIRS R 8/12/2026 048379 710 311-600.76 LINE REPAIR ASPHALT FOR STREET R 440.44
720 311-600.76 LINE REPAIR ASPHALT FOR STREET R 440.44
208 317-600.42 STREET REPAIR ASPHALT FOR STREET R 440.44 1,321.32 INVOICE #644189; #645704
000069 PEAC SOLUTIONS
I-42390276 COPY MACHINE LEASE R 8/12/2026 048380
100 111-600.48 EQUIPMENT LEASE COPY MACHINE LEASE 139.73 100 113-600.48 EQUIPMENT LEASE COPY MACHINE LEASE 139.73 710 311-600.48 EQUIPMENT LEASE COPY MACHINE LEASE 93.15 720 311-600.48 EQUIPMENT LEASE COPY MACHINE LEASE 93.16 465.77 INVOICE #42390276
CONTRACT #401-1898516-001
000094 WESTERN INDUSTRIAL PARTS, INC
I-2608-167676 PUBLIC WORKS MATERIALS R 8/12/2026 048381 208 317-600.07 EQUIPMENT REPAIR/MAINTENANCE PUBLIC WORKS MATERIA 161.67 710 311-600.07 EQUIPMENT REPAIR/MAINTENANCE PUBLIC WORKS MATERIA 161.67 720 311-600.07 EQUIPMENT REPAIR/MAINTENANCE PUBLIC WORKS MATERIA 161.66 485.00 INVOICE #2608-167676

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 3
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 000102 NORTHERN TOOL COMMERCIAL ACCOU
I-36687CAA PUBLIC WORKS TOOLS R 8/12/2026 048382
710 311-600.06 MATERIALS AND SUPPLIES PUBLIC WORKS TOOLS 21.45 720 311-600.06 MATERIALS AND SUPPLIES PUBLIC WORKS TOOLS 21.44 710 311-600.07 EQUIPMENT REPAIR/MAINTENANCE PUBLIC WORKS TOOLS 37.53 720 311-600.07 EQUIPMENT REPAIR/MAINTENANCE PUBLIC WORKS TOOLS 37.53 117.95 INVOICE #36687CAA; #39E7B27E
000116 RVI PLANNING & LANDSCAPE ARCHI
I-62600507 CONTRACT PLANNING R 8/12/2026 048383
100 117-600.18 PROFESSIONAL SERVICES CONTRACT PLANNING 3,115.00 3,115.00 INVOICE #62600507
000122 WESTERN ENVIRONMENTAL TESTING
I-202607304586 LAB TESTING R 8/12/2026 048384
710 311-600.51 TESTING LAB TESTING 810.60
720 311-600.51 TESTING LAB TESTING 1,689.54 2,500.14
INVOICE #26070824; #26061051; #26070525; #26070591;
#26070262; #26061049; #26070822; #26070530; #26070532; #2607 000126 FEATHER RIVER FOOD CO-OP
I-405549 POOL CONCESSIONS R 8/12/2026 048385
100 411-600.38 POOL CONCESSION SUPPLIES POOL CONCESSIONS 340.80 340.80 INVOICE #405549
000129 CINTAS CORP
I-202607304584 JANITORIAL & CLEANING SUPPLIES R 8/12/2026 048386 710 311-600.06 MATERIALS AND SUPPLIES JANITORIAL & CLEANIN 166.57 720 311-600.06 MATERIALS AND SUPPLIES JANITORIAL & CLEANIN 166.57 100 411-600.06 MATERIALS AND SUPPLIES JANITORIAL & CLEANIN 166.57 710 325-600.06 MATERIALS AND SUPPLIES JANITORIAL & CLEANIN 166.57 100 414-600.06 MATERIALS AND SUPPLIES JANITORIAL & CLEANIN 166.57 832.85 INVOICE #4277280374; #4274161573
000131 HF&H CONSULTANTS, LLC
I-9723381 SOLID WAST ORDINANCE CONSULT R 8/12/2026 048387 730 311-600.18 PROFESSIONAL SERVICES SOLID WAST ORDINANCE 16,233.75 16,233.75 INVOICE #9723381
000134 RUMMY
I-08.14.26 CONCERT CONCERT IN THE PARK R 8/12/2026 048388 100 414-601.06 EVENTS CONCERT IN THE PARK 800.00 800.00 CONCERT IN THE PARK 08/14/2026

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 4
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 0008 ALWAYS ANSWER
I-69589-080126 EMERGENCY 1-800 NUMBER R 8/12/2026 048389 710 311-600.05 TELEPHONE EMERGENCY 1-800 NUMB 27.61
720 311-600.05 TELEPHONE EMERGENCY 1-800 NUMB 27.61 55.22 INVOICE #69589-080126
0010 AMAZON CAPITOL SERVICES
I-202608034589 VARIOUS MATERIALS AND SUPPLIES R 8/12/2026 048390 100 111-600.06 MATERIALS AND SUPPLIES VARIOUS MATERIALS AN 10.72 100 411-600.38 POOL CONCESSION SUPPLIES VARIOUS MATERIALS AN 1,246.57 710 311-600.06 MATERIALS AND SUPPLIES VARIOUS MATERIALS AN 207.32 710 311-600.07 EQUIPMENT REPAIR/MAINTENANCE VARIOUS MATERIALS AN 290.37 720 311-600.06 MATERIALS AND SUPPLIES VARIOUS MATERIALS AN 167.16 720 311-600.07 EQUIPMENT REPAIR/MAINTENANCE VARIOUS MATERIALS AN 34.83CR 1,887.31 INVOICE #11PM-WWNM-R64P; #1V46-1T71-FTTP; #1YYJ-11XV-9GY7 #1MGW-T9X1-DDDN; #13JV-HRFR-FNV9;#1NR6-1W61-9QYK;#1FRD-HV9W0015 AMERIGAS I-3191996669 PROPANE - POOL R 8/12/2026 048391
100 411-600.04 GAS AND ELECTRIC PROPANE - POOL 192.16 192.16 INVOICE #3191996669
0015 AMERIGAS
I-3192424754 PROPANE R 8/12/2026 048392
100 311-600.04 GAS AND ELECTRIC PROPANE 0.36
710 311-600.04 GAS AND ELECTRIC PROPANE 0.36
720 311-600.04 GAS AND ELECTRIC PROPANE 0.35 1.07
INVOICE #3192424754
0015 AMERIGAS
I-3192424758 PROPANE R 8/12/2026 048393
710 325-600.04 GAS AND ELECTRIC PROPANE 200.09 200.09
INVOICE #3192424758
0023 AT&T CALNET 3
I-25533395 SCADA & FAX R 8/12/2026 048394
710 325-600.05 TELEPHONE SCADA & FAX 32.52
INVOICE #25533395
I-25533398 SCADA & FAX R 8/12/2026 048394
710 311-600.05 TELEPHONE SCADA & FAX 32.14
INVOICE #25533398
I-35533400 SCADA & FAX R 8/12/2026 048394
100 111-600.05 TELEPHONE SCADA & FAX 32.14 96.80
INVOICE #35533400

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 5
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 0049 CENTRAL VALLEY SALINITY COALIT
I-26-3272 P&O STUDY & MONITORING R 8/12/2026 048395
720 311-600.31 DUES/MEMBERSHIPS P&O STUDY & MONITORI 282.00 282.00 INVOICE #26-3272
0052 CITY OF PORTOLA
I-202608034587 UTILITY BILLING R 8/12/2026 048396
100 311-601.10 WATER UTILITY BILLING 83.38
100 311-601.11 SEWER UTILITY BILLING 45.23
100 414-601.10 WATER UTILITY BILLING 3,912.52
100 411-601.10 WATER UTILITY BILLING 2,811.43
100 411-601.11 SEWER UTILITY BILLING 19.84
100 414-601.11 SEWER UTILITY BILLING 6.62
100 414-601.10 WATER UTILITY BILLING 37.06
100 414-601.11 SEWER UTILITY BILLING 26.46
100 413-601.10 WATER UTILITY BILLING 214.62
100 413-601.11 SEWER UTILITY BILLING 45.23
710 311-601.10 WATER UTILITY BILLING 20.46
720 311-601.10 WATER UTILITY BILLING 20.46
710 311-601.11 SEWER UTILITY BILLING 22.62
720 311-601.11 SEWER UTILITY BILLING 22.61 7,288.54

AUGUST BILLS

JULY USAGE
0055 LES SCHWAB TIRE CENTER
I-71900399052 VEHICLE BATTERY R 8/12/2026 048398
710 311-600.07 EQUIPMENT REPAIR/MAINTENANCE VEHICLE BATTERY 234.61 234.61 INVOICE #71900399052
0090 GRAINGER INC
I-9013626412 PUBLIC WORKS SUPPLIES R 8/12/2026 048399
710 325-600.07 EQUIPMENT REPAIR/MAINTENANCE PUBLIC WORKS SUPPLIE 600.45 600.45 INVOICE #9013626412
0091 GRANITE CONSTRUCTION, INC
I-3267341 ASPHALT - STREET REPAIRS R 8/12/2026 048400
710 311-600.76 LINE REPAIR ASPHALT - STREET REP 2,871.01 720 311-600.76 LINE REPAIR ASPHALT - STREET REP 2,871.00 208 317-600.42 STREET REPAIR ASPHALT - STREET REP 2,871.01 8,613.02 INVOICE #3267341
0101 HUNT & SONS, INC.

I-258764 VEHICLE FUEL R 8/12/2026 048401
100 212-600.09 VEHICLE FUEL VEHICLE FUEL 105.14
100 414-600.09 VEHICLE FUEL VEHICLE FUEL 354.20
710 311-600.09 VEHICLE FUEL VEHICLE FUEL 1,675.49
720 311-600.09 VEHICLE FUEL VEHICLE FUEL 856.78
100 114-600.09 VEHICLE FUEL VEHICLE FUEL 107.21

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 6
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 0101 HUNT & SONS, INC. CONT
I-258764 VEHICLE FUEL R 8/12/2026 048401
207 315-600.09 VEHICLE FUEL VEHICLE FUEL 449.11 3,547.93 INVOICE #258764
0103 IEDA
I-25376 LABOR RELATIONS FEES R 8/12/2026 048402
100 111-510.01 PERSONNEL COSTS LABOR RELATIONS FEES 19.13 100 113-510.01 PERSONNEL COSTS LABOR RELATIONS FEES 5.47 100 114-510.01 PERSONNEL COSTS LABOR RELATIONS FEES 5.47 100 311-510.01 PERSONNEL COSTS LABOR RELATIONS FEES 10.93 207 315-510.01 PERSONNEL COSTS LABOR RELATIONS FEES 16.40 208 317-510.01 PERSONNEL COSTS LABOR RELATIONS FEES 16.40 710 311-510.01 PERSONNEL COSTS LABOR RELATIONS FEES 106.58 720 311-510.01 PERSONNEL COSTS LABOR RELATIONS FEES 76.52 730 311-510.01 PERSONNEL COSTS LABOR RELATIONS FEES 16.39 273.29 INVOICE #25376
0105 INTERMOUNTAIN DISPOSAL
I-202608054590 INTERMOUNTAIN DISPOSAL R 8/12/2026 048403 100 413-600.94 REFUSE COLLECTION INTERMOUNTAIN DISPOS 16.72 100 111-600.94 REFUSE COLLECTION INTERMOUNTAIN DISPOS 94.23 710 311-600.94 REFUSE COLLECTION INTERMOUNTAIN DISPOS 193.51 720 311-600.94 REFUSE COLLECTION INTERMOUNTAIN DISPOS 193.51 720 311-600.94 REFUSE COLLECTION INTERMOUNTAIN DISPOS 258.46 100 411-600.94 REFUSE COLLECTION INTERMOUNTAIN DISPOS 350.67 1,107.10 INVOICE #215647; #215526; #215539; #215645; #215566
#215646; #215596; #32667
0111 JEFFERSON SUPPLY COMPANY
I-56470 PUBLIC WORKS MATERIALS R 8/12/2026 048404
710 311-600.76 LINE REPAIR PUBLIC WORKS MATERIA 140.50 140.50 INVOICE #56470
0118 KANSAS LIFE INSURANCE CO
I-202607164579 LIFE INSURANCE R 8/12/2026 048405
100 111-510.01 PERSONNEL COSTS LIFE INSURANCE 20.85
100 113-510.01 PERSONNEL COSTS LIFE INSURANCE 11.04
100 114-510.01 PERSONNEL COSTS LIFE INSURANCE 2.45
100 311-510.01 PERSONNEL COSTS LIFE INSURANCE 6.13
207 315-510.01 PERSONNEL COSTS LIFE INSURANCE 7.36
208 317-510.01 PERSONNEL COSTS LIFE INSURANCE 7.36
710 311-510.01 PERSONNEL COSTS LIFE INSURANCE 39.25
720 311-510.01 PERSONNEL COSTS LIFE INSURANCE 23.31
730 311-510.01 PERSONNEL COSTS LIFE INSURANCE 4.92 122.67 POLICY NUMBER ERUCB015 08/01/2026

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 7
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 0124 KOMATSU EQUIPMENT
I-R18712 RENTAL EQUIPMENT R 8/12/2026 048406
710 311-600.25 EQUIPMENT RENTAL RENTAL EQUIPMENT 2,000.63 720 311-600.25 EQUIPMENT RENTAL RENTAL EQUIPMENT 2,000.62 710 311-600.25 EQUIPMENT RENTAL RENTAL EQUIPMENT 327.38 4,328.63 INVOICE #R18712; #R18761
0133 LIBERTY UTILITIES
I-200008620763 07.26 LIBERTY UTILITIES R 8/12/2026 048407 207 213-600.41 STREET LIGHTING LIBERTY UTILITIES 123.72 123.72 ACCOUNT #200008620763 - 07.26
0133 LIBERTY UTILITIES
I-200008624120 07.26 LIBERTY UTILITIES R 8/12/2026 048408 100 414-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 89.44 89.44 ACCOUNT #200008624120 - 07.26
0133 LIBERTY UTILITIES
I-200008624237 07.26 LIBERTY UTILITIES R 8/12/2026 048409 100 311-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 842.27 842.27 ACCOUNT #200008624237 - 07.26
0133 LIBERTY UTILITIES
I-200008624351 07.26 LIBERTY UTILITIES R 8/12/2026 048410 100 414-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 40.09 40.09 ACCOUNT #200008624351 - 07.26
0133 LIBERTY UTILITIES
I-200008624534 07.26 LIBERTY UTILITIES R 8/12/2026 048411 710 311-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 172.89 172.89 ACCOUNT #200008624534 - 07.26
0133 LIBERTY UTILITIES
I-200008624948 07.26 LIBERTY UTILITIES R 8/12/2026 048412 100 311-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 217.39 217.39 ACCOUNT NUMBER 200008624948 - 07.26
0133 LIBERTY UTILITIES
I-200008626109 07.26 LIBERTY UTILITIES R 8/12/2026 048413 100 414-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 218.89 218.89 ACCOUNT #200008626109 - 07.26
0133 LIBERTY UTILITIES
I-200008626315 07.26 LIBERTY UTILITIES R 8/12/2026 048414 100 411-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 129.50 129.50 ACCOUNT #200008626315 - 07.26

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 8
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 0133 LIBERTY UTILITIES
I-200008626455 07.26 LIBERTY UTILITIES R 8/12/2026 048415 720 311-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 3,127.13 3,127.13 ACCOUNT #200008626455 - 07.26
0133 LIBERTY UTILITIES
I-200008626919 07.26 LIBERTY UTILITIES R 8/12/2026 048416 207 213-600.41 STREET LIGHTING LIBERTY UTILITIES 425.81 425.81 ACCOUNT #200008626919 - 07.26
0133 LIBERTY UTILITIES
I-200008630101 07.26 LIBERTY UTILITIES R 8/12/2026 048417 207 213-600.41 STREET LIGHTING LIBERTY UTILITIES 12,739.49 12,739.49 ACCOUNT #200008630101 - 07.26
0133 LIBERTY UTILITIES
I-200008630267 07.26 LIBERTY UTILITIES R 8/12/2026 048418 100 414-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 89.44 89.44 ACCOUNT #200008630267 - 07.26
0133 LIBERTY UTILITIES
I-200008630721 07.26 LIBERTY UTILITIES R 8/12/2026 048419 207 213-600.41 STREET LIGHTING LIBERTY UTILITIES 330.79 330.79 ACCOUNT #200008630721 - 07.26
0133 LIBERTY UTILITIES
I-200008630895 07.26 LIBERTY UTILITIES R 8/12/2026 048420 207 213-600.41 STREET LIGHTING LIBERTY UTILITIES 65.56 65.56 ACCOUNT #200008630895 - 07.26
0133 LIBERTY UTILITIES
I-200008632057 07.26 LIBERTY UTILITIES R 8/12/2026 048421 207 213-600.41 STREET LIGHTING LIBERTY UTILITIES 44.50 44.50 ACCOUNT #200008632057 - 07.26
0133 LIBERTY UTILITIES
I-200008632214 07.26 LIBERTY UTILITIES R 8/12/2026 048422 100 414-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 39.61 39.61 ACCOUNT #200008632214 - 07.26
0133 LIBERTY UTILITIES
I-200008632420 07.26 LIBERTY UTILITIES R 8/12/2026 048423 207 213-600.41 STREET LIGHTING LIBERTY UTILITIES 89.44 89.44 ACCOUNT #200008632420 - 07.26

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 9
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 0133 LIBERTY UTILITIES
I-200008632586 07.26 LIBERTY UTILITIES R 8/12/2026 048424 100 414-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 58.17 58.17 ACCOUNT #200008632586 - 07.26
0133 LIBERTY UTILITIES
I-200008632750 07.26 LIBERTY UTILITIES R 8/12/2026 048425 100 414-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 45.95 45.95 ACCOUNT #200008632750 - 07.26
0133 LIBERTY UTILITIES
I-200008632941 07.26 LIBERTY UTILITIES R 8/12/2026 048426 207 213-600.41 STREET LIGHTING LIBERTY UTILITIES 39.61 39.61 ACCOUNT #200008632941 - 07.26
0133 LIBERTY UTILITIES
I-200017689643 07.26 LIBERTY UTILITIES R 8/12/2026 048427 100 414-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 113.87 113.87 ACCOUNT #200017689643 - 07.26
0133 LIBERTY UTILITIES
I-200017731023 07.26 LIBERTY UTILITIES R 8/12/2026 048428 710 325-600.04 GAS AND ELECTRIC LIBERTY UTILITIES 97.77 97.77 ACCOUNT #200017731023 - 07.26
0141 MCI MEGA PREFERRED
I-08606496928 071926 EMERGENCY # LONG DISTANCE R 8/12/2026 048429 710 311-600.05 TELEPHONE EMERGENCY # LONG DIS 23.92
720 311-600.05 TELEPHONE EMERGENCY # LONG DIS 23.92 47.84 INVOICE #08606496928 07.19.26
0148 NAPA SIERRA
I-202607284581 PUBLIC WORKS MATERIALS/PARTS R 8/12/2026 048430 710 311-600.07 EQUIPMENT REPAIR/MAINTENANCE PUBLIC WORKS MATERIA 27.35 208 317-600.08 VEHICLE REPAIR & MAINTENANCE PUBLIC WORKS MATERIA 12.86 40.21 INVOICE #321784; #321929
0157 O'REILLY AUTO PARTS
I-5962-348046 PUBLIC WORKS - RADIATOR R 8/12/2026 048431 710 311-600.08 VEHICLE REPAIR & MAINTENANCE PUBLIC WORKS - RADIA 157.73 720 311-600.08 VEHICLE REPAIR & MAINTENANCE PUBLIC WORKS - RADIA 157.72 315.45 INVOICE #5962-348046

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 10
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 0162 OPERATING ENGINEERS _PUBLIC EM
I-29520 HEALTHCARE EMPLOYER PORTION R 8/12/2026 048432
100 111-510.01 PERSONNEL COSTS HEALTHCARE EMPLOYER 1,335.53 100 113-510.01 PERSONNEL COSTS HEALTHCARE EMPLOYER 381.58 100 114-510.01 PERSONNEL COSTS HEALTHCARE EMPLOYER 381.58 100 311-510.01 PERSONNEL COSTS HEALTHCARE EMPLOYER 763.16 207 315-510.01 PERSONNEL COSTS HEALTHCARE EMPLOYER 1,144.74 208 317-510.01 PERSONNEL COSTS HEALTHCARE EMPLOYER 1,144.74 710 311-510.01 PERSONNEL COSTS HEALTHCARE EMPLOYER 7,440.81 720 311-510.01 PERSONNEL COSTS HEALTHCARE EMPLOYER 5,342.12 730 311-510.01 PERSONNEL COSTS HEALTHCARE EMPLOYER 1,144.74 19,079.00 RECEIPT #29520
EMPLOYER #68375
0164 P & F DISTRIBUTORS
I-0194990-IN PUBLIC WORKS MATERIALS R 8/12/2026 048433
710 311-600.76 LINE REPAIR PUBLIC WORKS MATERIA 2,083.90 2,083.90 INVOCE #0194990-IN
0169 PETE RHODE
I-08.14.26 CONCERT CONCERT IN THE PARK PA/SOUND R 8/12/2026 048434 100 414-601.06 EVENTS CONCERT IN THE PARK 300.00 300.00 08/14/26 CONCERT IN THE PARK

PA & SOUND
0175 PLUMAS ACE HARDWARE INC
I-202607304583 VARIOUS SUPPLIES & MATERIALS R 8/12/2026 048435 100 111-600.45 BUILDING EXPENSE VARIOUS SUPPLIES & M 174.02 100 212-600.95 CODE ENFORCEMENT VARIOUS SUPPLIES & M 16.08 100 414-600.06 MATERIALS AND SUPPLIES VARIOUS SUPPLIES & M 227.03 710 311-600.06 MATERIALS AND SUPPLIES VARIOUS SUPPLIES & M 7.07 100 411-600.06 MATERIALS AND SUPPLIES VARIOUS SUPPLIES & M 43.73 207 315-600.06 MATERIALS AND SUPPLIES VARIOUS SUPPLIES & M 100.77 100 111-600.06 MATERIALS AND SUPPLIES VARIOUS SUPPLIES & M 124.76 720 311-600.06 MATERIALS AND SUPPLIES VARIOUS SUPPLIES & M 9.64 703.10 ACCOUNT NUMBER 62
STATEMENT DATE 24-JUL-26
0184 PLUMAS SIERRA RURAL ELECTRIC
I-50560 0726 LAKE DAVIS WTP ELECTRICITY R 8/12/2026 048436 710 325-600.04 GAS AND ELECTRIC LAKE DAVIS WTP ELECT 1,768.93 1,768.93 ACCOUNT #50560
JULY 2026 INOVICE

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 11
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 0188 PORTER SIMON LAW
I-202608054591 PORTER SIMON LAW R 8/12/2026 048437
100 111-600.13 LEGAL FEES PORTER SIMON LAW 3,280.75
100 117-600.13 LEGAL FEES PORTER SIMON LAW 894.75
710 311-600.13 LEGAL FEES PORTER SIMON LAW 894.75
720 311-600.13 LEGAL FEES PORTER SIMON LAW 894.75
100 111-601.16 LEGAL-OTHER PORTER SIMON LAW 336.00 6,301.00 INVOICE #14007; #14008; #14009
0212 SIERRA CONTROLS, LLC
I-258106 PUBLIC WORKS MATERIALS R 8/12/2026 048438
710 311-600.07 EQUIPMENT REPAIR/MAINTENANCE PUBLIC WORKS MATERIA 224.59 224.59 INVOICE #258106
0227 STATE OF CALIFORNIA
I-SL261089 CALTRANS QUARTERLY LIGHTS R 8/12/2026 048439 207 315-600.07 EQUIPMENT REPAIR/MAINTENANCE CALTRANS QUARTERLY L 486.60 486.60 INVOICE #SL261089
0235 SUSAN SCARLETT
I-2026-2 FINANCE OFFICER REIMBURSEMENT R 8/12/2026 048440 710 311-600.06 MATERIALS AND SUPPLIES FINANCE OFFICER REIM 20.00 100 113-600.32 TRAINING AND EDUCATION FINANCE OFFICER REIM 200.00 220.00 2026-2
0239 THATCHER , INC
I-2026400103212 CHEMICALS R 8/12/2026 048441
710 325-601.12 CHEMICALS CHEMICALS 7,496.80
710 311-601.12 Chermicals CHEMICALS 3,957.17
100 411-600.06 MATERIALS AND SUPPLIES CHEMICALS 2,159.16 13,613.13 INVOICE #2026400103212; #2026400103574; #2026400103575
0247 U.S. BANK CORPORATE PAYMENT SY
I-07-22-2026 U.S. BANK CORPORATE PAYMENT SY R 8/12/2026 048442 100 111-600.31 DUES/MEMBERSHIPS U.S. BANK CORPORATE 135.03 710 311-600.31 DUES/MEMBERSHIPS U.S. BANK CORPORATE 135.03 720 311-600.31 DUES/MEMBERSHIPS U.S. BANK CORPORATE 135.02 100 111-600.45 BUILDING EXPENSE U.S. BANK CORPORATE 757.40 100 411-600.38 POOL CONCESSION SUPPLIES U.S. BANK CORPORATE 665.82 710 311-600.07 EQUIPMENT REPAIR/MAINTENANCE U.S. BANK CORPORATE 531.53 710 311-600.45 BUILDING EXPENSE U.S. BANK CORPORATE 162.27 100 212-600.06 MATERIALS AND SUPPLIES U.S. BANK CORPORATE 896.83 100 111-600.06 MATERIALS AND SUPPLIES U.S. BANK CORPORATE 49.77 100 112-600.06 MATERIALS AND SUPPLIES U.S. BANK CORPORATE 12.44 100 113-600.06 MATERIALS AND SUPPLIES U.S. BANK CORPORATE 49.77 100 114-600.06 MATERIALS AND SUPPLIES U.S. BANK CORPORATE 12.44 100 117-600.06 MATERIALS AND SUPPLIES U.S. BANK CORPORATE 12.44 720 311-600.06 MATERIALS AND SUPPLIES U.S. BANK CORPORATE 49.77

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 12
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT 0247 U.S. BANK CORPORATE PACONT
I-07-22-2026 U.S. BANK CORPORATE PAYMENT SY R 8/12/2026 048442 710 311-600.06 MATERIALS AND SUPPLIES U.S. BANK CORPORATE 49.77 730 311-600.06 MATERIALS AND SUPPLIES U.S. BANK CORPORATE 12.44 3,667.77 STATEMENT DATE 7/22/2026
UNIQUE ID 0596; UNIQUE ID 2406
0260 VERIZON WIRELESS
I-6148915695 PHONES & TABLETS R 8/12/2026 048444
710 311-600.05 TELEPHONE PHONES & TABLETS 147.69
720 311-600.05 TELEPHONE PHONES & TABLETS 128.33
100 212-600.05 TELEPHONE PHONES & TABLETS 38.37
100 411-600.05 TELEPHONE PHONES & TABLETS 1.89 316.28
INVOICE #6148915695
ACCOUNT 470766463-00001
0260 VERIZON WIRELESS
I-6148915696 LANDLINES R 8/12/2026 048445
100 411-600.36 POOL FACILITY LANDLINES 23.66
100 413-600.05 TELEPHONE LANDLINES 28.21
100 212-600.05 TELEPHONE LANDLINES 28.21
710 311-600.05 TELEPHONE LANDLINES 49.64
720 311-600.05 TELEPHONE LANDLINES 49.64
100 111-600.05 TELEPHONE LANDLINES 37.23
100 113-600.05 TELEPHONE LANDLINES 37.23
100 311-600.05 TELEPHONE LANDLINES 37.23
100 114-600.05 TELEPHONE LANDLINES 65.45 356.50
INVOICE #6148915696
ACCOUNT #470766463-00002
0260 VERIZON WIRELESS
I-6148915697 LAKE DAVIS SCADA R 8/12/2026 048446
710 325-600.05 TELEPHONE LAKE DAVIS SCADA 108.05 108.05 INVOICE #6148915697
ACCOUNT #470766463-00003
0264 WESTERN NEVADA SUPPLY
I-12365638 PUBLIC WORKS MATERIALS R 8/12/2026 048447
710 311-600.76 LINE REPAIR PUBLIC WORKS MATERIA 1,303.51 1,303.51 INVOICE #12365638

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 13
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999

CHECK CHECK CHECK CHECK
VENDOR I.D. NAME STATUS DATE AMOUNT DISCOUNT NO STATUS AMOUNT * * T O T A L S * * NO INVOICE AMOUNT DISCOUNTS CHECK AMOUNT REGULAR CHECKS: 71 133,510.56 0.00 133,510.56
HAND CHECKS: 0 0.00 0.00 0.00
DRAFTS: 0 0.00 0.00 0.00
EFT: 0 0.00 0.00 0.00
NON CHECKS: 0 0.00 0.00 0.00
VOID CHECKS: 0 VOID DEBITS 0.00
VOID CREDITS 0.00 0.00 0.00
TOTAL ERRORS: 0
** G/L ACCOUNT TOTALS **

G/L ACCOUNT NAME AMOUNT
---------------------------------------------------------------------- 100 111-510.01 PERSONNEL COSTS 1,375.51
100 111-600.05 TELEPHONE 69.37
100 111-600.06 MATERIALS AND SUPPLIES 185.25
100 111-600.13 LEGAL FEES 3,280.75
100 111-600.31 DUES/MEMBERSHIPS 135.03
100 111-600.45 BUILDING EXPENSE 1,064.75
100 111-600.48 EQUIPMENT LEASE 139.73
100 111-600.94 REFUSE COLLECTION 94.23
100 111-601.16 LEGAL-OTHER 336.00
100 112-600.06 MATERIALS AND SUPPLIES 12.44
100 113-510.01 PERSONNEL COSTS 398.09
100 113-600.05 TELEPHONE 37.23
100 113-600.06 MATERIALS AND SUPPLIES 49.77
100 113-600.32 TRAINING AND EDUCATION 200.00
100 113-600.48 EQUIPMENT LEASE 139.73
100 114-510.01 PERSONNEL COSTS 389.50
100 114-600.05 TELEPHONE 65.45
100 114-600.06 MATERIALS AND SUPPLIES 12.44
100 114-600.09 VEHICLE FUEL 107.21
100 117-600.06 MATERIALS AND SUPPLIES 12.44
100 117-600.13 LEGAL FEES 894.75
100 117-600.18 PROFESSIONAL SERVICES 3,115.00
100 212-600.05 TELEPHONE 66.58
100 212-600.06 MATERIALS AND SUPPLIES 896.83
100 212-600.09 VEHICLE FUEL 105.14
100 212-600.95 CODE ENFORCEMENT 16.08
100 311-510.01 PERSONNEL COSTS 780.22
100 311-600.04 GAS AND ELECTRIC 1,060.02
100 311-600.05 TELEPHONE 37.23

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 14
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999
** G/L ACCOUNT TOTALS **

G/L ACCOUNT NAME AMOUNT
---------------------------------------------------------------------- 100 311-601.10 WATER 83.38
100 311-601.11 SEWER 45.23
100 411-600.04 GAS AND ELECTRIC 321.66
100 411-600.05 TELEPHONE 1.89
100 411-600.06 MATERIALS AND SUPPLIES 2,369.46
100 411-600.36 POOL FACILITY 23.66
100 411-600.38 POOL CONCESSION SUPPLIES 2,253.19
100 411-600.94 REFUSE COLLECTION 350.67
100 411-601.10 WATER 2,811.43
100 411-601.11 SEWER 19.84
100 413-600.05 TELEPHONE 28.21
100 413-600.94 REFUSE COLLECTION 16.72
100 413-601.10 WATER 214.62
100 413-601.11 SEWER 45.23
100 414-600.04 GAS AND ELECTRIC 695.46
100 414-600.06 MATERIALS AND SUPPLIES 393.60
100 414-600.09 VEHICLE FUEL 354.20
100 414-601.06 EVENTS 1,100.00
100 414-601.10 WATER 3,949.58
100 414-601.11 SEWER 33.08
*** FUND TOTAL *** 30,187.88
207 213-600.41 STREET LIGHTING 13,858.92
207 315-510.01 PERSONNEL COSTS 1,168.50
207 315-600.06 MATERIALS AND SUPPLIES 100.77
207 315-600.07 EQUIPMENT REPAIR/MAINTENANCE 486.60
207 315-600.09 VEHICLE FUEL 449.11
*** FUND TOTAL *** 16,063.90
208 317-510.01 PERSONNEL COSTS 1,168.50
208 317-600.07 EQUIPMENT REPAIR/MAINTENANCE 161.67
208 317-600.08 VEHICLE REPAIR & MAINTENANCE 12.86
208 317-600.42 STREET REPAIR 3,311.45
*** FUND TOTAL *** 4,654.48
710 000-107.00 UTILITY RECEIVABLE 36.50
710 311-510.01 PERSONNEL COSTS 7,586.64
710 311-600.04 GAS AND ELECTRIC 173.25
710 311-600.05 TELEPHONE 281.00
710 311-600.06 MATERIALS AND SUPPLIES 506.13
710 311-600.07 EQUIPMENT REPAIR/MAINTENANCE 1,507.65
710 311-600.08 VEHICLE REPAIR & MAINTENANCE 157.73
710 311-600.09 VEHICLE FUEL 1,675.49
710 311-600.13 LEGAL FEES 894.75
710 311-600.25 EQUIPMENT RENTAL 2,328.01
710 311-600.31 DUES/MEMBERSHIPS 135.03

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 15
VENDOR SET: 01 City of Portola
BANK: PC POOLED CASH - PLUMAS
DATE RANGE: 0/00/0000 THRU 99/99/9999
** G/L ACCOUNT TOTALS **

G/L ACCOUNT NAME AMOUNT
---------------------------------------------------------------------- 710 311-600.45 BUILDING EXPENSE 295.60
710 311-600.48 EQUIPMENT LEASE 93.15
710 311-600.51 TESTING 810.60
710 311-600.76 LINE REPAIR 6,839.36
710 311-600.94 REFUSE COLLECTION 193.51
710 311-601.10 WATER 20.46
710 311-601.11 SEWER 22.62
710 311-601.12 Chermicals 3,957.17
710 325-600.04 GAS AND ELECTRIC 2,066.79
710 325-600.05 TELEPHONE 140.57
710 325-600.06 MATERIALS AND SUPPLIES 166.57
710 325-600.07 EQUIPMENT REPAIR/MAINTENANCE 600.45
710 325-601.12 CHEMICALS 7,496.80
*** FUND TOTAL *** 37,985.83
720 311-510.01 PERSONNEL COSTS 5,441.95
720 311-600.04 GAS AND ELECTRIC 3,127.48
720 311-600.05 TELEPHONE 229.50
720 311-600.06 MATERIALS AND SUPPLIES 448.53
720 311-600.07 EQUIPMENT REPAIR/MAINTENANCE 164.36
720 311-600.08 VEHICLE REPAIR & MAINTENANCE 157.72
720 311-600.09 VEHICLE FUEL 856.78
720 311-600.13 LEGAL FEES 894.75
720 311-600.25 EQUIPMENT RENTAL 2,000.62
720 311-600.31 DUES/MEMBERSHIPS 417.02
720 311-600.45 BUILDING EXPENSE 133.34
720 311-600.48 EQUIPMENT LEASE 93.16
720 311-600.51 TESTING 1,689.54
720 311-600.76 LINE REPAIR 3,311.44
720 311-600.94 REFUSE COLLECTION 451.97
720 311-601.10 WATER 20.46
720 311-601.11 SEWER 22.61
*** FUND TOTAL *** 19,461.23
730 311-510.01 PERSONNEL COSTS 1,166.05
730 311-600.06 MATERIALS AND SUPPLIES 12.44
730 311-600.18 PROFESSIONAL SERVICES 16,233.75
730 311-600.51 TESTING 7,745.00
*** FUND TOTAL *** 25,157.24

NO INVOICE AMOUNT DISCOUNTS CHECK AMOUNT
VENDOR SET: 01 BANK: PC TOTALS: 71 133,510.56 0.00 133,510.56 BANK: PC TOTALS: 71 133,510.56 0.00 133,510.56
REPORT TOTALS: 71 133,510.56 0.00 133,510.56

8/05/2026 3:52 PM A/P HISTORY CHECK REPORT PAGE: 16

SELECTION CRITERIA
------------------------------------------------------------------------------------------------------------------------------------ VENDOR SET: 01-CITY OF PORTOLA
VENDOR: ALL
BANK CODES: All
FUNDS: All
------------------------------------------------------------------------------------------------------------------------------------

CHECK SELECTION
CHECK RANGE: 048375 THRU 048447
DATE RANGE: 0/00/0000 THRU 99/99/9999
CHECK AMOUNT RANGE: 0.00 THRU 999,999,999.99
INCLUDE ALL VOIDS: YES
------------------------------------------------------------------------------------------------------------------------------------

PRINT OPTIONS
SEQUENCE: CHECK NUMBER
PRINT TRANSACTIONS: YES
PRINT G/L: YES
UNPOSTED ONLY: NO
EXCLUDE UNPOSTED: NO
MANUAL ONLY: NO
STUB COMMENTS: YES
REPORT FOOTER: NO
CHECK STATUS: NO
PRINT STATUS: * - All
------------------------------------------------------------------------------------------------------------------------------------

1 City of Portola

MINUTES
Regular Meeting
Wednesday, July 22, 2026 06:00 PM
35 Third Ave, Portola, CA 96122
https://www.cityofportola.com/
https://zoom.us/j/3583067836

1. Call to Order
The meeting was called to order at 6:00 pm by Mayor Bill Powers.

1. Roll Call

Present: Mayor Bill Powers, Mayor Pro Tem Mikki Battaglia, Councilmember Jim Murphy, Councilmember Stephan Mangum

Absent: Councilmember Lauren Miller
Staff Present: City Manager Ryan Bonk, Finance Officer Susan Scarlett, Administrative Services Manager Kristen Schiavone, City Attorney Steve Gross (Zoom)

2. Pledge of Allegiance
Led by Mayor Bill Powers

2. Public Comments
No public comment.

3. City Communications

1. City Council Communications
Councilmember Mangum had nothing to report.

Councilmember Murphy had nothing to report.

Mayor Pro Tem Battaglia reported that she and Councilmember Miller met with Plumas Sierra Partners to assess priorities for the Community Forest project. She attended the Board of Supervisors meeting on July 14th, and July 21st.

Mayor Powers attended an Ad Hoc committee meeting with Mayor Pro Tem Battaglia to discuss the Permanent Local Housing Allocation (PLHA) funding program. On July 16th, he participated in the evacuation drill and commented on its overall success and the cooperation among all the agencies represented. On July 20th, he attended the Plumas County Transportation Commission. He advised that the crosswalks will be re-striped and road signage will be updated on West St near C Roy Carmichael School. On July 22nd, he attended a meeting with the Juvenile Justice Coordinating Council and the Juvenile Justice Commission to discuss the

2 recruitment and hiring of a new Chief Probation Officer.

2. Reports: Beckwourth Peak Fire Protection District / Plumas County Sheriff / Northern Sierra Air Quality
Beckwourth Peak Fire Protection District - no report.

Plumas County Sheriff - no report.

Northern Sierra Air Quality - Mayor Pro Tem Battaglia provided a brief report that the Environmental Protection Agency (EPA) is required to move forward with the 2024 National Ambient Air Quality Standard (NAAQS) revision. She explained that more information on the new attainment area designations should be known by February 2027.

3. Staff Communications
No report.

4. City Manager Report
City Manager Bonk reported that the fire evacuation drill training exercise held at City Hall last week was a success and that the training was well attended by various agencies, volunteers, the Mayor, city staff, and Public Works who provided traffic control support. He provided stats on community involvement, noting that 31 individuals, upon hearing the evacuation sent out by the Plumas County Sheriff's Department, proceeded to the designated checkpoint located at Portola High School. He mentioned that the conversation between agencies regarding the water resource allocation during a wildfire event was beneficial to all who attended.

He reported City staff are taking a more active role in the Christmas in Old Town event. The event is well attended and benefits our local kids. Staff has attended two planning meetings with the Lost Sierra Chamber of Commerce, and planning is underway for another great event.

He mentioned that he will be participating in a Town Hall Meeting with Supervisor Ceresola next Wednesday, July 29th, from 5:30 pm to 7:30 pm at the Portola Veterans Hall. He will post meeting discussion points to Facebook in the coming days.

4. Consent Agenda

1. Claims:

Adopt Resolution No. 2664. The resolution authorizes payment of payroll from June 27th, 2026 through July 10th, 2026 and accounts payable from July 9th, 2026 through July 22nd, 2026 The amount of payroll to be paid is $46,481.87
The amount of accounts payable to be paid is $253,634.69 The total amount to be paid is $300,116.56

2. Minutes
Adopt the minutes of the July 8th, 2026 Regular City Council Meeting.

The minutes of the regular council meeting of July 8th, 2026 were approved as corrected.

Councilmember Jim Murphy motioned to approve. Councilmember Stephan Mangum seconded the motion.

3 The motion passed with the following vote:
4 In Favor Opposed
Abstained 1 Absent Recused

5. TCE Solutions Inc.: Senior Code Enforcement Contract & July 2026 Update City Manager Bonk provided a Code Enforcement Services update on the department's accomplishments and future goals. He provided an overview of the draft consulting service contract with TCE Solutions, Inc for the 2026-2027 fiscal year.

He also noted that the Senior Code Enforcement consulting Fee was adopted into the 2026-2027 fiscal year budget under the Law Enforcement, Professional Services line item for $15,360.00; however, due to a small increase in the contracted hourly billing, the actual consulting fees are not to exceed $15,840.00. If necessary, staff will utilize unused balances from elsewhere to cover this overage.

Council approved the contract for Senior Code Enforcement consulting services with TCE Solutions, Inc for the fiscal year 2026-2027 not to exceed $15,840.00.

Councilmember Jim Murphy motioned to approve. Councilmember Stephan Mangum seconded the motion.

The roll call vote:

Aye Mayor Bill Powers Aye Mayor Pro Tem Mikki Battaglia Aye Councilmember Jim Murphy Aye Councilmember Stephan Mangum Absent Councilmember Lauren Miller

6. Ad Hoc Committee Review
Mayor Powers and Mayor Pro Tem Battaglia provided some background on the Permanent Local Housing Allocation (PLHA) funding, which stems from a housing bill signed by Governor Brown in 2017 aimed at addressing California’s housing shortage and housing costs and established a $75.00 reporting fee on all real estate documents. The City will receive approximately $47,200 of the fees collected by the State of California. The funding is aimed at assisting cities and counties in increasing housing for households below the 60% median income.

Both Mayor Powers and Mayor Pro Tem Battaglia are considering different ideas for distributing this money. They will continue to explore the PLHA funding project in the ad hoc committee and plan to bring their recommendations back to council in the near future.

7. Adjournment
The regular meeting of the Portola City Council adjourned at 6:28pm

1 MEETING DATE: August 12, 2026
AGENDA ITEM: 5. 7th Cycle Housing Element Public Hearing and Adoption FROM: Karen Downs
RE: 7th Cycle Housing Element Public Hearing and Adoption BACKGROUND:

Based on direction from the City Council on October 9, 2024, and public input, staff submitted the Draft Housing to the California Department of Housing and Community Development (HCD) for its 60-day review on October 23, 2024. Following the State’s review and comments (see details below), staff has prepared a final draft of the Housing Element for City Council approval.

HCD comments are incorporated into the Final Housing Element (attached). HCD issued an approval letter on 7/15/2026 (attached).

Updated Timeline
The following timeline has been prepared to reflect Housing Element activity:

1. August 28, 2024: City Council review of the Draft 7th Cycle Housing Element, direction to staff to being 30-day public review period, then submit to HCD

2. Aug. 28–Sept. 26, 2024: 30-day public review period

3. October 9, 2024: City Council meeting to review public comment following 30-day public review period and updated Draft 7th Cycle Housing Element, direction to staff to submit to HCD

4. October 23, 2024: Submit draft to HCD for review/approval (60-day review period)

5. January 21, 2025: Receive comments back from HCD

6. Jan – March 2025: Out for AFFH Review (through State technical assistance); determination that there is no additional technical assistance through the State

7. March 2025: Prepare Housing Element Annual Progress Report

8. April – August, 2025: Revise draft per HCD comments

9. August 22, 2025: Post revised document for public review

10. September 21, 2025: Send revised draft to HCD for review

11. November 21, 2025: Response from HCD (attached)

12. December 8, 2025: Revisions posted for public review and sent to HCD

13. February 2026: Communication from HCD that the City’s strategy needs to be revised and current programs will not be accepted for State approval

14. February – March 2026: Develop alternative “City Owned Sites Program” for HCD review based on sample HCD programs, State law, and HCD comments

2 15. March 19, 2026: Revisions posted for public review and sent to HCD

16. March 2026: Housing Element Annual Progress Report

17. June 15, 2026: Feedback from HCD that the Housing Element and updated programs will be approved

18. July 15, 2026: Approval letter from HCD (attached)

19. August 12, 2026: City Council PUBLIC HEARING to consider adoption of Housing Element

20. August ____ , 2026: Submit adopted Housing Element to HCD for certification (immediately following CC adoption)

21. _______________ HCD Certification
Dates are to be determined based on Council action and HCD timeline for certification.

EXECUTIVE SUMMARY:

HCD Process
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 City’s Housing Element must be updated by the City in accordance with State law and submitted to HCD for review and certification. The 7th Cycle Housing Element Update has been revised to comply with recent changes to State Law and include updated demographic and policy information.

HCD has reviewed the Draft 7th Cycle Housing Element Update and provided comments to ensure that the Housing Element complies with State law. Each revision was posted on the City’s website for public review in accordance with State law.

Summary of Housing Element
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 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

3 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.

Housing policies related to the above goals, and in conformance with State Law, are included in the Housing Element. The Housing Element also includes the City’s Regional Housing Needs Assessment (RHNA), which is the State’s determination of future housing need for all income levels in the City and is a requirement of State law. Please note that the City’s RHNA was significantly increased this cycle from 4 units to 37 units, because of housing units lost in Plumas County from the 2021 Dixie Fire.

The Housing Element identifies 37 total units to be constructed:
• 6 Very Low Income (include 3 Extremely Low Income)
• 7 Low Income
• 6 Moderate Income
• 18 Above Moderate Income
The RHNA requirement is established by HCD. There is no requirement to build units to meet the RHNA, however the City must demonstrate the ability to meet the RHNA through housing programs, appropriately zoned land, and zoning regulations. Any progress towards meeting the RHNA 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 can be met through currently approved development projects. Current projects will be included in the Housing Element.

HCD COMMENTS AND NEXT STEPS:

The City received comments from HCD, generally related to:

1. Enhanced discussion on existing conditions, City policies, and demographics, and

2. Housing programs that demonstrate the City’s ability to meet the RHNA.

The information below is provided for context on the comments received from HCD and to identify the programs that were required to be established in order to achieve a State-approved Housing Element.

Revisions: Enhanced discussion on existing conditions, City policies, and demographics

4 1. Enhance discussion related to progress/evaluation of the effectiveness of past efforts toward the planned objectives.

2. Provide an explanation of the cumulative effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female-headed households, farmworkers, and persons experiencing homelessness). Revise programs should be revised as appropriate to reflect the results of this evaluation.

3. Update the AFFH Appendix (prepared with Technical Assistance) – related to enforcement and outreach; identified sites and contributing factors to fair housing issues.

4. Enhance analysis to include discussion of major employers, job to housing fit (e.g., wages compared to housing affordability), and past and emerging employment trends.

5. Quantify the projected housing needs of ELI households.

6. Explain the City’s vacancy rates

7. Analyze progress toward the RHNA

8. Provide a map of identified sites

9. Clearly describe whether a written procedure is available to prioritize water and sewer allocations for developments with units affordable to lower-income households and if not, add or modify programs to establish a written procedure by a specified date.

10. Sites identified in prior planning periods shall not be deemed adequate to accommodate the housing needs for lower-income households unless a program, meeting statutory requirements, requires rezoning within the timeframe specified in Government Code section 65583.2(c). The element should clarify if sites were identified in prior planning periods and if so, which sites and add or modify a program pursuant to Government Code section 65583.2(c).

11. Address emergency shelters, Low-Barrier Navigation Centers, permanent supportive housing, single room occupancy units, employee housing, accessory dwelling units Revisions: Housing programs that demonstrate the City’s ability to meet the RHNA.

The following housing programs were included based on HCD review and comment. Please note the “Timing” category which indicates the City’s “next steps” for implementing these programs established in the Housing Element.

PROGRAM: Various amendments to the Zoning Ordinance for compliance with State Law and required processes.

Quantified Objective: Ensure compliance with State Density Bonus Law; establish ADU program zoning code updates; clarify by-right allowances for low-barrier navigation centers and permanent supportive housing, and include the definition of emergency shelters and a review of parking requirements; complete review and prepare updates to zoning and subdivision standards, if necessary; confirm consistency with the Employee Housing Act (Health and Safety Code Sections 17021.5 and 17021.6); and ensure full compliance with SB 9 (Government Code Sections 65852.21 and 66411.7).

5 Timing: Within one year of adoption of the Housing Element.

PROGRAM: The City will explore options and create a program to promote ADU development for very low- , low, and moderate-income households, targeting rural lower resource areas, at-risk communities, seniors, and persons with a disability within existing infill areas. Potential strategies may include informational materials, pre-approved plans, fee or parking incentives, or designating an ADU specialist within the Planning Department.

Quantified Objective: Develop and implement an ADU promotion program.

Timing: Program to be developed within 24 months of Housing Element adoption.

PROGRAM: The City will develop partnerships with service agencies and/or HCD to assist with implementation of housing and programs to assist special needs persons.

Quantified Objective: Ensure assistance with program implementation.

Timing: Within 12 months of Housing Element adoption
PROGRAM: The City will continue implementing its plan to Affirmatively Further Fair Housing (AFFH). The AFFH Plan commits to take actions to address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other State and Federal fair housing and planning law. In response to community input and the fair housing analysis, the Program will include programs addressed in the AFFH as part of this Housing Element.

Quantified Objective: Ensure assistance with program implementation.

Timing: Within 12 months of Housing Element adoption
PROGRAM: Complying with Government Code (GC) Section 65583(a)(3) that requires local governments to prepare an 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

6 and services to these sites. This inventory identifies specific sites or parcels that are available for residential development.

Vacant sites
Underutilized sites
However, the City does not anticipate using these sites to meet its RHNA. Projected development of ADUs will be adequate to accommodate the City’s lower-income RHNA (Program 2).

Quantified Objective: Easy to access maps available for public viewing. Construction of 2 ADUs affordable to lower-income households over 5 years.

Timing: During the 2024-2029 Housing Element update period in conjunction with the program.

PROGRAM: The City shall facilitate and encourage the development of Accessory Dwelling Units (ADUs) in conjunction with single-family residences in conformance with state law. To encourage ADU activities, the City will promote its ADU incentive program, which includes the following:
a) Adopt new ADU code that is compliant with current state statutes (2026) b) Develop an ADU incentive program
c) Collect voluntary information during the permitting process on intended use, demographic and income characteristics of the ADU
d) Offer dedicated staff time to assist with ADU inquiries Quantified Objective: Allow for the development of ADUs in conjunction with single family residences.

The City shall assist in the coordination and development of at least 5-13 ADUs within the planning period through the design and implementation of an ADU incentive program.

Timing: Adopt Revisions as part of the Zoning Code update in 2026. ADU incentive program activated by the end of the planning period (2029).

PROGRAM: Utilize City-owned sites to develop an affordable housing project (including units in a range of sizes and types). The City-owned sites shall be available to developers building affordable housing or otherwise ensured for development to provide a greater number of affordable units (consistent with the Housing Element sites inventory). The City will require an affordability covenant recorded against the land stipulating a specified percent of the total units developed will be affordable to lower-income households, in accordance with State Law. The City will adhere to procedures consistent with the Surplus Lands Act to provide affordable housing developers a first right of refusal (AB 1486). The City-owned sites subject to this program are:

7 1. Magnolia Avenue Properties: 23 lots, number of units TBD.

The City will go through a public process to develop a strategy for an affordable housing project on the Magnolia Avenue Site. The strategy may include rezoning, meeting all requirements pursuant to GC 65583.2(h) and (i).

Quantified Objective: Achieve the development of affordable units on City-owned sites Timing: Create City-owned affordable housing site property list by 2026. Start outreach to developers by 2027. Issue RFP for development by 2027. Complete development entitlements by 2028. Building Permit issuance by 2030. If approval of development hasn’t occurred by 2030, the City will identify alternative sites with appropriate zoning within 1 year.

PROGRAM: Implement a code enforcement and rental housing inspection program, targeting rural lower resource areas, at-risk communities, seniors, and persons with a disability. 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: Seek external partners to assist with implementation in 2026. In partnership with the California Department of Housing and Community Development and regional partners, evaluate program components, develop materials and establish a program by December 2026 and implement the program at least annually thereafter.

Quantified Objective: Develop a rental housing inspection program Timing: Establish program by December 2026.

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

8 RECOMMENDATION:

Staff recommends that the City Council review the Final Housing Element and adopt Resolution No. 2665.

FISCAL IMPACT:

There is no fiscal impact to the adoption of Resolution 2665.

ATTACHMENTS:

A. PLU-PORTOLA-DRAFT-OUT-112125
B. PLU-PORTOLA-DRAFT-IN-071526
C. RESOLUTION 2665 - ADOPT 7TH CYCLE HOUSING ELEMENT
D. DECLARATION OF PUBLICATION - CITY OF PORTOLA 7TH HOUSING NOTICE

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
November 21, 2025
Karen Downs, Contract Planner
Planning Department
City of Portola
35 Third Avenue
Portola, CA 96122
Dear Karen Downs:

RE: City of Portola’s 7th Cycle (2024-2029) Revised Draft Housing Element Thank you for submitting the City of Portola’s (City) revised draft housing element received for review on September 22, 2025. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review.

The revised draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Gov. Code, § 65580 et seq). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

As a reminder, the City’s 7th cycle housing element was due June 30, 2024. As of today, the City has not completed the housing element process for the 7th cycle. The City’s 6th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to expeditiously revise the element as described in the Appendix, adopt, and submit to HCD to regain housing element compliance.

A jurisdiction that did not adopt a compliant housing element within 120 days from the statutory deadline (June 30, 2024) must rezone sites within one year of the statutory deadline and meet requirements pursuant to Government Code sections 65583, subdivision (c)(1)(A) and 65583.2, subdivision (c). As this year has passed, if rezoning is necessary and programs have not been completed, the housing element is out of compliance and will remain out of compliance until the rezoning has been completed.

Once the City completes the rezoning, a copy of the resolution or ordinance should be transmitted to HCD. HCD will review the documentation and issue correspondence identifying the updated status of the City housing element compliance.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element

Karen Downs, Contract Planner

process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Land Use and Climate Innovation at:
https://www.lci.ca.gov/planning/general-plan/guidelines.html.

HCD appreciates the hard work of the housing element update team in the preparation of the housing element update. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Jed Hackett, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager
Enclosure

City of Portola’s 7th Cycle Draft Housing Element Page 1 November 21, 2025

APPENDIX

CITY OF PORTOLA
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at https://www.hcd.ca.gov/planning-and-community-development/hcd-memos. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks and includes the Government Code addressing State Housing Element Law and other resources.

A. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Enforcement and Outreach: The element generally was not revised to address this requirement. The element must describe the City’s capacity to provide fair housing enforcement and outreach, which can consist of actions such as the ability to investigate complaints, obtain remedies, education and outreach or engage in fair housing testing. For additional information, please see HCD’s Affirmatively Furthering Fair Housing (AFFH) Guidance memo (starting on page 28) at https://www.hcd.ca.gov/planning-and-community-development/affirmatively-furtheringfair-housing.

2. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Electronic Sites Inventory: For your information, pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory and submit an electronic version of the sites inventory. While the City has submitted an electronic version of the sites inventory, if any changes occur, any future adopted versions of the element must also submit the electronic version of the sites inventory.

3. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as

City of Portola’s 7th Cycle Draft Housing Element Page 2 November 21, 2025
identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures… (Gov. Code, § 65583, subd. (a)(5).)
Parking Standards: The element mentions multifamily parking requirements of one and half spaces per unit plus guest parking but should clarify how much guest parking per unit then evaluate impacts on cost and ability to achieve maximum densities – particularly for smaller bedroom types (e.g., studio and one bedroom). Based on the outcomes of this analysis, the element should add or modify programs to address identified constraints.

State Density Bonus Law (SDBL): The element describes that zoning was updated to address SDBL in 2019 and recently reviewed for consistency with Government Code section 65915. However, the element should demonstrate compliance with recent changes to SDBL by explaining how the City’s zoning is consistent and add or modify programs as needed.

Processing and Permit Procedures: The element now lists decision making criteria for multifamily development but should also evaluate those criteria for impacts on housing cost and supply and approval certainty. Specifically, the element should evaluate criteria such as “compatible with surrounding development”, “relating well”, “durable” “high quality”, “appropriate to the region”, “contribute positively to neighborhood character” and “memorable”. Based on the outcomes of this analysis, the element should add or modify programs to address identified constraints.

Housing for Persons with Disabilities (Group Homes for Seven or More Persons): The element states that group homes are permitted in all residential zones with an administrative permit. However, the element should still discuss whether the residential use is permitted in all zones allowing residential use, including nonresidential zones. In addition, the element now explains group homes for seven or more persons are only subject to objective standards but also explains the uses are subject to neighborhood compatibility findings which are subjective standards. The element should either explain how compatibility findings are objective and not a constraint on housing for persons with disabilities or add or modify programs to address the constraint.

On/Off-Site Improvements: The element now discusses on-site/off-site improvements, including whether improvements are typically beyond street frontage but should also discuss cost impacts on total development costs.

Codes and Enforcement: The element should describe any local amendments to the building code and analyze impacts on housing costs.

B. Housing Programs

1. Include a program which sets forth a schedule of actions during the planning period,

City of Portola’s 7th Cycle Draft Housing Element Page 3 November 21, 2025
each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element... (Gov. Code, § 65583, subd. (c).)
The element describes that due to the City's small size, rural character, and limited staffing, there has been minimal development activity, resulting in limited measurable outcomes from various programs. In response, the element should make appropriate revisions to the programs. For example, the element should modify or add a program to build partnerships to assist in implementation. Partnerships could be with state agencies, including HCD, regional bodies, other local governments, developers and nonprofit service providers. HCD will send a sample program to assist in meeting this statutory requirement.

2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory… Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).).

As noted in Finding B3, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis; the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised, as follows:
• Policy 3-4-2/Program 2 (Sites to Accommodate the RHNA): The Program commits to monitoring unbuilt housing developments including Portola Highlands and Portola 192. However, the Program should also commit to identifying alternative sites by a specified date if unbuilt developments are found unlikely to occur in the planning period. Alternatives sites should be identified with appropriate zoning by a date early enough in the planning period to facilitate development (e.g., June 30, 2027).
• Sites Identified from Prior Planning Periods: As noted in the element, some sites from prior planning periods continue to be used toward the lower-income regional housing needs allocation (RHNA). As a result, in order to continue using these sites toward the lower-income RHNA, the element must include a program to rezone sites to permit housing development with 20 percent affordability by-right (without discretionary action) at appropriate densities pursuant to Government Code section 65583.2, subdivision (c). For your information, as described in the cover letter, the element cannot be found in compliance until rezoning is

City of Portola’s 7th Cycle Draft Housing Element Page 4 November 21, 2025
complete. HCD will send sample program and ordinance language under separate cover.
• Policy 1-3-1/Program 2 (Special Housing Needs): As noted in the element (p. 26), the element should include a program to amend the definition of emergency shelters and modify developments, specifically parking requirements, to comply with recent changes to state law. In addition, this Program should explicitly commit to revise zoning and meet requirements related to By Right Permanent Supportive Housing (Gov. Code, § 65651). Please see HCD’s prior technical assistance for sample program language.
• Policy 1-1-3/Program 2 (Incentives and Accessory Dwelling Units): The Program should commit to amend the ADU ordinance and comply with ADU law by a specified date (e.g., within six months of HCD’s findings).

3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Finding A3 the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

In addition, Policy 2-1-2/Program 2 (Fee Transparency) should be revised to post zoning and development standards in addition to fees to improve transparency of land use controls.

4. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics… (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding A1, the element requires a complete AFFH analysis. Depending upon the results of that analysis, the City may need to revise or add programs. Goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Actions must have specific commitment, metrics and milestones as appropriate and must address housing mobility enhancement, new housing choices and affordability in relatively higher income and opportunity areas, place-based strategies for community preservation and revitalization and displacement protection. In addition, the element should be revised, as follows:
• Cross Reference: Table 15 in the AFFH Appendix commits to various actions.

This Table should be revised with actual metrics in terms of housing outcomes (e.g., number of housing units, households, improvements). In addition, the

City of Portola’s 7th Cycle Draft Housing Element Page 5 November 21, 2025
Program section (Chapter 6) should cross reference Table 15 to provide more clarity in terms of actions intended to AFFH.
• Place Based Strategies toward Community Revitalization: The element should include Place Based Strategies. Examples include utilizing a capital improvement program and applying for funding to improve neighborhood conditions such as infrastructure, parks, safe routes to school and community facilities. • Policy 1-1-3/Program 2 (Incentives) – The Program should commit to geographic targeting (GT) and a numeric objective or metric.
• Policy 4-1-1/Program 1 (Code Enforcement) – The Program should commit to geographic targeting, metrics and include specific commitment (e.g., remove:
“review the possibility”. Please see HCD’s prior technical assistance for sample program language.
• Policy 4-1-3/Program 1 (Energy Conservation) – The Program should commit to geographic targeting (GT) and a numeric objective or metric. • Policy 4-2-2/Program 1 (Multifamily Rehabilitation) – The Program should commit to geographic targeting (GT) and a numeric objective or metric.

C. Quantified Objectives
Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).)
The element includes quantified objectives by income group (Table 43). However, the objectives appear to be for the 6th cycle and should be updated or clarified for the 7th cycle.

In addition, as noted in the prior review, the element should also consider new construction objectives for lower- and moderate-income households.

D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd.(c)(9).) Moving forward, the City should employ additional methods for local public outreach efforts in future submittals, particularly to include lower-income and special needs households or representative organizations and neighborhoods with higher concentrations of lowerincome households. For example, the City could conduct targeted stakeholder interviews or establish a committee representative of lower-income households in future public outreach efforts. In addition, the element should summarize future public comments and describe how they were considered and incorporated into the element.

STATE OF CALIFORNIA - CALIFORNIA HOUSING AND HOMELESSNESS AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
July 15, 2026
Karen Downs, Contract Planner
Planning Department
City of Portola
35 Third Avenue
Portola, CA 96122
Dear Karen Downs:

RE: City of Portola’s 7th Cycle (2024-2029) Revised Draft Housing Element Thank you for submitting the City of Portola’s (City) revised draft housing element update that was received for review on July 9, 2026. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review.

The revised draft element meets the statutory requirements of State Housing Element Law (Gov. Code, § 65580 et seq), including findings described in HCD’s March 13, 2026 review. The housing element will substantially comply with when it is adopted, submitted to and approved by HCD, in accordance with Government Code section 65585.

As a reminder, the City’s 7th cycle housing element was due June 30, 2024. As of today, the City has not completed the housing element process for the 7th cycle. The City’s 6th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to expeditiously adopt and submit to HCD to regain housing element compliance.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City must continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available while considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

Karen Downs, Contract Planner

For your information, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element. The City must utilize standards, forms, and definitions adopted by HCD. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities programs, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Land Use and Climate Innovation at:
https://www.lci.ca.gov/planning/general-plan/guidelines.html.

HCD appreciates the hard work and dedication of the City of Portola, in preparation of the City’s housing element and looks forward to receiving the City’s adopted housing element. If you have any questions or need additional technical assistance, please contact Jed Hackett, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager

Resolution No. 2665 August 12th, 2026
RESOLUTION NO. 2665

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PORTOLA ADOPTING THE CITY OF PORTOLA 7th CYCLE HOUSING ELEMENT UPDATE 2024-2029
WHEREAS, the State of California has mandated that cities prepare, adopt, and maintain a comprehensive housing element of their General Plan to be prepared in accordance with Section 65580 et seq. of the California Government Code (“State Housing Element Law”); and WHEREAS, the City of Portola last updated its housing element in 2019, which was reviewed and adopted by the City Council of the City of Portola by passage of Resolution No. 2404; and WHEREAS, this proposed 7th Cycle Housing Element Update 2024-2029 (“Housing Element”) is required to comply with the State Housing Element Law and summarize the progress that has been made in attaining the City’s share of the regional housing needed and to maintain the City’s eligibility to receive available State and Federal dollars; and WHEREAS, the Housing Element serves as the data and policy document guiding the overall improvement and development of housing and contains a profile and analysis of the City’s demographics, housing characteristics, and existing and future housing needs; analysis of constraints to housing production and maintenance, such as market, governmental, and environmental factors affecting the City’s ability to meet identified housing needs; identification of resources to meet housing needs, including vacant or underutilized land for new construction, as well as financial and administrative resources available for housing; the City’s housing strategy to address identified housing needs, including an assessment of past accomplishments; and a formulation of housing goals, policies, and programs; and WHEREAS, the Housing Element was submitted to the State of California Department of Housing and Community Development (“HCD”) for their mandated review, and WHEREAS, the City worked cooperatively with HCD to address all compliance issues and received notification in July 2026 that the proposed Housing Element is in compliance with State law; and
WHEREAS, the City of Portola City Council held a properly noticed public hearing as required by law on August 12, 2026 to review the proposed Housing Element and considered public testimony on the Housing Element; and
WHEREAS, the City Council of the City of Portola finds that the proposed Housing Element substantially complies with the requirements of State Housing Element Law for the following reasons:
1) The Housing Element identifies adequate sites as necessary to conform with the requirements of California Government Code Sections 65580-65589.5 and to meet the City’s share of regional housing needs as identified in the Regional Housing Needs Plan for the period 2019-2024;
2) The Housing Element describes the City’s efforts to encourage participation by all segments of the public, including extremely low, very low, low, and moderate income residents;
3) The Housing Element describes the City’s on- and off-site improvement requirements and determines that these requirements do not represent a constraint to housing development;
4) The Housing Element describes the availability of public services and facilities, including water services, to meet future housing construction needs; 5) The Housing Element contains goals, policies, programs, and quantified objectives to meet existing and projected housing needs as required by the State Housing Element Law; and
6) The Housing Element is consistent with the other elements of the City of Portola General Plan.

Resolution No. 2665 August 12th, 2026
WHEREAS, adoption of the 7th Cycle Housing Element Update is exempt from CEQA pursuant to State CEQA Guidelines Section 15061(b) because the Housing Element does not propose any land use, programmatic, or strategic direction changes and it can be seen with certainty that there is no possibility that the adoption of the Housing Element may have a significant effect on the environment.

NOW, THEREFORE, BE IT HEREBY RESOLVED that the City Council of the City of Portola makes the following specific findings based on the evidence presented:

1. The foregoing recitals, which are incorporated herein by reference, are true and correct.

2. Upon consideration of the entire public record, the City of Portola has updated the Housing Element as necessary to conform with the requirements of California Government Code Sections 65580-65589.5 and to meet the City’s share of regional housing needs as identified in the Regional Housing Needs Plan for the period 2024- 2029; and

3. The Housing Element contains goals, policies, programs, and quantified objectives to meet existing and projected housing needs as required by the California Housing Element law; and

4. The Housing Element, attached as Exhibit “A” and incorporated herein by reference, is consistent with and implements the General Plan; and

5. The Housing Element is internally consistent with other elements of the General Plan; and

6. The Housing Element attached as Exhibit “A” adequately addresses existing community concerns about the equitable distribution of housing for all income levels throughout the City and is hereby incorporated into the existing General Plan; and

7. City staff is directed to forward the Housing Element to HCD; and

8. Adoption of the 7th Cycle Housing Element Update is exempt from CEQA pursuant to State CEQA Guidelines Section 15061(b) and the City Clerk is directed to file a Notice of Exemption with the Plumas County Clerk-Recorder and submit it to the State of California; and

9. The documents constituting the administrative record with respect to the Housing Element are located at the Portola City Hall, 35 Third Avenue, Portola, California and that the City Clerk is the custodian of records.

NOW, THEREFORE, BE IT HEREBY RESOLVED that based on these findings, the City of Portola City Council hereby adopts the 7th Cycle Housing Element Update 2024-2029.

PASSED, APPROVED AND ADOPTED this 12th day of August 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________________
William Powers, Mayor
ATTEST:
______________________________
Kristen Schiavone, Deputy City Clerk
I, Kristen Schiavone, Deputy City Clerk of the City of Portola, do hereby certify that the above and foregoing Resolution was duly passed and adopted by the City Council of the City of Portola at a regular meeting thereof held on August 12, 2026.
______________________________
Kristen Schiavone, Deputy City Clerk

Resolution No. 2665 August 12th, 2026
Exhibit “A”
7th Cycle Housing Element Update
2024-2029

CITY OF PORTOLA 7
th CYCLE HOUSING ELEMENT

ADOPTION DRAFT
August 12, 2026
City Council Portola City Staff
Bill Powers, Mayor Ryan Bonk, City Manager
Mikki Battaglia, Mayor Pro Tem Steve Gross, City Attorney Jim Murphy, Councilmember Todd Roberts, Public Works Director Stephan Mangum, Councilmember Karen Downs, Contract Planner Lauren Miller, Councilmember

City of Portola
7 th Cycle Housing Element

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........................................................................................................................................................ 5 Housing Opportunities........................................................................................................................................ 5 Portola Highlands............................................................................................................................................ 5 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 ................................................................................................................................. 7 Household Growth and Tenure Trends........................................................................................................... 9 Overcrowded Households................................................................................................................................. 10 Overpaying Households.................................................................................................................................... 11 Housing Stock Characteristics........................................................................................................................... 12 Housing Units by Type................................................................................................................................... 12 Vacancy Rates ............................................................................................................................................... 13 Housing Stock Conditions.............................................................................................................................. 13 Extremely Low-Income Housing Needs ............................................................................................................ 14 State Income Limits for 2021 ........................................................................................................................ 14 Existing Needs............................................................................................................................................... 14 Projected Needs............................................................................................................................................ 15

2.2 Special Housing Needs......................................................................................................................... 16

City of Portola
7 th Cycle Housing Element

Seasonal Workforce .......................................................................................................................................... 16 Persons with Disabilities ................................................................................................................................... 16 Elderly................................................................................................................................................................ 20 Large Families.................................................................................................................................................... 21 Farmworkers..................................................................................................................................................... 21 Female-Headed Households............................................................................................................................. 22 Families and Persons in Need of Emergency Shelter........................................................................................ 23 Special Needs Resources/Emergency Shelters................................................................................................. 25

2.3 Projected Housing Need Assessment.......................................................................................................... 28 Regional Housing Needs Allocation .............................................................................................................. 28 CHAPTER THREE: SITE/INVENTORY ANALYSIS ............................................................................................ 32

3.1 Land Inventory ..................................................................................................................................... 32 Analysis of Zoning.......................................................................................................................................... 32 Density Bonus Process .................................................................................................................................. 33

3.2 Site Inventory....................................................................................................................................... 34 Analysis of Suitable Sites............................................................................................................................... 38 Portola Highlands.......................................................................................................................................... 38 Other Site Availability within the City ........................................................................................................... 39

3.3 Realistic Development Capacity .......................................................................................................... 39 Capacity of Available Land by Zoning District ............................................................................................... 40 Environmental Constraints and Adequate Infrastructure............................................................................. 40 Dry Utilities.................................................................................................................................................... 40 Zoning for a Variety of Housing Types .......................................................................................................... 41 Transitional Housing and Emergency Shelters.............................................................................................. 41 Second Dwelling Units................................................................................................................................... 42 Opportunities for Energy Conservation ........................................................................................................ 42 CHAPTER FOUR: RESOURCES and CONSTRAINTS ........................................................................................ 43

4.1 Land Use Controls....................................................................................................................................... 43

4.2 Fees and Exactions............................................................................................................................... 45 ENVIRONMENTAL REVIEW........................................................................................................................ 47

4.3 Processing and Permit Procedures...................................................................................................... 47

4.4 Codes and Enforcement ...................................................................................................................... 51

City of Portola
7 th Cycle Housing Element

4.5 On/Off-site Improvement Standards................................................................................................... 52

4.6 Constraints on Persons with Disabilities.............................................................................................. 53 Zoning and Land Use ..................................................................................................................................... 53 Permits and Processing ................................................................................................................................. 54

4.7 Building Codes ..................................................................................................................................... 55

4.8 Non-Governmental Constraints........................................................................................................... 55 Market Constraints- Building Materials........................................................................................................ 55 Market Constraints- Land Costs.................................................................................................................... 56 Market Constraints- Availability of Mortgage and Rehabilitation Financing................................................ 57 Environmental Constraints............................................................................................................................ 57 Environmental Constraints- Water Supply.................................................................................................... 57 Environmental Constraints- Seismic Hazards................................................................................................ 57 Environmental Constraints- Flooding............................................................................................................ 58

4.9 Units At-Risk of Converting to Market Rate Uses................................................................................ 58

4.10 Energy Conservation ................................................................................................................................. 62 CHAPTER FIVE: REVIEW AND REVISE.......................................................................................................... 63

5.1 Progress ............................................................................................................................................... 63

5.2 Summary of Conclusions..................................................................................................................... 69 Trends............................................................................................................................................................ 70

5.3 Policy Goals.......................................................................................................................................... 70

5.4 Quantified Objectives.......................................................................................................................... 71 CHAPTER SIX: HOUSING PROGRAM........................................................................................................... 71 GOAL 1: HOUSING OPPORTUNITIES AND ACCESSIBILITY.................................................................................. 71 GOAL 2: REMOVE CONSTRAINTS ...................................................................................................................... 74 GOAL 3: PROVIDE AND MAINTAIN AN ADEQUATE SUPPLY OF SITES FOR THE DEVELOPMENT OF NEW AFFORDABLE HOUSING..................................................................................................................................... 76 GOAL 4: PRESERVE, REHABILITATE, AND ENHANCE EXISTING HOUSING AND NEIGHBORHOODS................... 80 GOAL 5: PROVIDE HOUSING FREE FROM DISCRIMINATION............................................................................. 82 GOAL 6: ENCOURAGE AND ENHANCE COORDINATION.................................................................................... 83 APPENDIX A.............................................................................................................................................. 85 Affirmatively Furthering Fair Housing Analysis, 7th Cycle Housing Element..................................................... 85

City of Portola
7 th Cycle Housing Element Update

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

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

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 Council reviewed the draft Housing Element on August 29, 2024 and opened the 30 day public comment period through September 27, 2024. There were comments received from the community related to the viability of two approved housing developments. Those comments were presented to the City Council on October 9, 2024 and staff was directed to incorporate the comments. The City submitted a draft of the Housing Element to HCD on October 21, 2024 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. The City posted the draft Housing Element with revisions to the City website (cityofportola.com; City Plans) on August 22, 2025 and December 9, 2025. 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.

City of Portola
7 th Cycle Housing Element

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.

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
Meeting Date Board Topic Comments Received
August 2024 Public
Review
Draft Housing
Element Online
Review
None online
August 28, 2024 City Council Draft Housing
Element
Comments related to the viability of two
approved housing developments.

Through September
27, 2024
Public
Review
Housing
Developments
Comments related to the viability of two
approved housing developments.

October 9, 2024 City Council Housing
Developments
Comments related to the viability of two
approved housing developments.

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 27, 2024, with additional public review drafts available August 22, 2025 through at least August 29, 2025 and December 8, 2025 through at least December 15, 2025. 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. No additional public participation has been received through the revision process.

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

City of Portola
7 th Cycle Housing Element

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.

Moving forward with the Housing Element program implementation, the City will diligently work to employ additional methods for local public outreach, particularly to include lower-income and special needs households or representative organizations and neighborhoods with higher concentrations of lower income households. The City may conduct targeted stakeholder interviews or establish a committee representative of lower-income households in future public outreach efforts.

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 (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.

Housing Opportunities
Portola Highlands and Portola 192 are areas within the City with the opportunity to have larger-scale housing developments. The information below is provided based on the underlying zoning designation and development potential of the sites.

Portola Highlands
The 398 acre Portola Highlands area allows for residential and commercial development. The anticipated development potential is 1,005 dwelling units (DUs) plus mixed use and commercial area, 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.

City of Portola
7 th Cycle Housing Element

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.

There is an approved Development Agreement (DA) on the project site, however there has been no construction activity since it was approved in 2007. In accordance with the DA, the City Council will conduct a review of the DA and may consider canceling and terminating it for inactivity.

Portola 192
The Portola 192 area allows for residential and commercial development opportunities, as follows:
• approximately 189 single family homes
• maximum of 10,000 square feet of retail and/or service commercial use • approximately 70 multi-family housing units
The project is currently undeveloped and there has been no construction activity since it was approved in 2003.

At the 04/09/2025 Regular City Council meeting, the project was determined to have reached the end of the agreement’s term via section 1.3.2 of the development agreement, which states the term of the agreement is for 20 years. The developer may submit a formal request to the City for any actions moving forward.

In 2018, 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 possible that a similar project may be submitted for additional 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.

City of Portola
7 th Cycle Housing Element

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
Employment by Industry
According to the American Community Survey 2021 5-Year Estimates (Table S2405), the largest employment sector in the City of Portola is Educational Services, and Health Care and Social Assistance, which employs 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%

City of Portola
7 th Cycle Housing Element

approximately 30.2% of the civilian labor force. This is followed by Arts, Entertainment, and Recreation, and Accommodation and Food Services at 16.5%, and Retail Trade at 10.0%. Other notable sectors include Public Administration (8.5%) and Transportation and Warehousing, and Utilities (8.1%). The Agriculture, Forestry, Fishing and Hunting, and Mining sector represents a small but historic portion of the workforce, currently accounting for 1.8%, down from 4.8% in prior years.

Seasonal employment is common in several of these sectors—particularly agriculture, construction, and recreation—which together make up roughly 24% of Portola’s workforce. While many individuals work seasonally, they often reside in the city year-round, creating a demand for stable, long-term housing rather than temporary accommodations.

In 2012, the unemployment rate in Plumas County (not seasonally adjusted) was 7.8%, slightly below the state average of 9.0% at the time. However, unemployment in the region is typically highest during winter months (January–March) and lowest in late summer to early fall (September). Over the past nine years, seasonal variation in unemployment has averaged 14.25%, underscoring the volatility in job availability.

Major employers in and around Portola include the Plumas Unified School District, Eastern Plumas Health Care, U.S. Forest Service, and local government agencies. These employers align with the city’s largest employment sectors and provide relatively stable, year-round jobs. Smaller employers include restaurants, lodging establishments, and retail businesses that support tourism and recreation.

Despite the presence of some stable employment, job-to-housing fit remains a challenge. Many jobs in the largest sectors—particularly retail, hospitality, and some health care roles—tend to offer lower wages, which may not align with the cost of available housing. This misalignment creates barriers for residents, particularly those in lower-wage, seasonal, or part-time roles, to secure and maintain affordable housing.

Emerging employment trends in the region reflect a gradual shift toward remote work opportunities, small business development, and increased demand for skilled trades in response to infrastructure and housing development. However, these shifts have yet to substantially reshape the overall employment landscape, which continues to be driven by service-oriented and seasonal sectors.

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%

City of Portola
7 th Cycle Housing Element

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.

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

City of Portola
7 th Cycle Housing Element

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 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.

City of Portola
7 th Cycle Housing Element

Table 8: Overcrowded Households
Overcrowded Households (2021); Portola
Total: 981
OWNER OCCUPIED: 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
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.

In addition, overpaying figures are likely understated if the cost of insurance is not factored into the rent or mortgage. Our area is at significant risk of overpaying due to lack of availability of affordable fire insurance policies, which is a condition that is trending towards exponential cost increases for households.

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%

City of Portola
7 th Cycle Housing Element

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 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

City of Portola
7 th Cycle Housing Element

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% City of Portola 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 Vacancy Rates
According to recent data, the overall housing vacancy rate in the City of Portola is approximately 22%, which is significantly higher than the California statewide average of around 8% and also well above typical vacancy rates for small cities under 5,000 residents, which generally range from 7% to 10%. This vacancy rate includes all housing units that are unoccupied, including those for rent, for sale, rented or sold but not occupied, seasonal/recreational homes, and other classifications.

While the numerical vacancy rate appears high, anecdotal evidence from local residents and housing market listings (e.g., Zillow.com) suggests a very limited availability of homes for sale or rent at any given time. This disconnect may be due to a large proportion of seasonal or otherwise inactive housing stock that is not part of the active rental or ownership market. In Portola, second homes and recreational properties may artificially inflate the vacancy rate without contributing to the year-round housing supply.

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 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.

City of Portola
7 th Cycle Housing Element

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 ($16/hr. in 2024) could be considered an extremely low-income household with an annual income of approximately $33,280 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.

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

City of Portola
7 th Cycle Housing Element

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 3 units for extremely low-income households. Many extremely low-income households will be seeking rental housing and most likely facing an overpayment, overcrowding or substandard housing condition. Some extremely low-income households could be with mental or other disabilities and special needs.

City of Portola
7 th Cycle Housing Element

2.2 Special Housing Needs
As noted in Government Code Section 65583(a)(6), A number of special needs populations in the City of Portola face heightened challenges in securing safe, affordable, and appropriate housing. These include extremely lowincome (ELI) households, persons with disabilities (including persons with developmental disabilities), seniors, large households, single-parent families, farmworkers, and seasonal workers. For example, Portola's seasonal workforce is typically employed during the summer months in service-oriented positions at local resorts and recreation-based businesses. These jobs are generally low-paying and unstable, with fluctuations in employment dependent on weather and economic conditions. While some seasonal workers leave during the off-season, many remain in the community year-round, often facing housing instability due to income volatility and limited rental options.

To address the needs of these and other vulnerable populations, the City will continue to support affordable housing opportunities to the extent feasible given limited staffing and financial capacity. This includes staying informed about relevant State and federal housing programs, coordinating periodically with regional service providers, and offering general assistance to developers or organizations pursuing funding or projects that serve ELI or special needs households. The City will also consider supporting the rehabilitation or preservation of existing housing that may serve these groups and remain open to partnership opportunities as capacity allows.

Policies and programs to address these goals have been included in this Housing Element.

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

City of Portola
7 th Cycle Housing Element

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.

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

City of Portola
7 th Cycle Housing Element

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 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) • NorthStar Navigation Center (safe and supportive space for individuals experiencing homelessness or housing instability)
• 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).

City of Portola
7 th Cycle Housing Element

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.

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)

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7 th Cycle Housing Element

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 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:

City of Portola
7 th Cycle Housing Element

• 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.

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

City of Portola
7 th Cycle Housing Element

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.

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%

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7 th Cycle Housing Element

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.

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

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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

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7 th Cycle Housing Element

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. In addition to this definition, the City recognizes that emergency shelters may also include interim interventions such as low-barrier navigation centers, bridge housing, and respite or recuperative care facilities.

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7 th Cycle Housing Element

Zoning and Permitting:

Emergency shelters are permitted by right (without discretionary action) in High Density Residential and Commercial Mixed Use zoning designations. No conditional use permit, variance, or other discretionary review is required for emergency shelters in these zones. Building on these provisions, the City also supports the development of low-barrier navigation centers and permanent supportive housing to provide temporary shelter and supportive services to individuals experiencing homelessness. In accordance with Government Code Section 65660 and 65651, low-barrier navigation centers and permanent supportive housing for the homeless shall be allowed by right in zones where mixed uses and multifamily residential are permitted. The City will include these clarifications in its next zoning code update to ensure consistency with State law, and a policy has been included in this Housing Element to support and implement this change.

Capacity:

While the City currently does not have a full-time emergency shelter, there are sites within the High Density Residential and Commercial Mixed Use zoning districts that could accommodate an emergency shelter facility.

Based on available land and zoning allowances, the City has sufficient and suitable capacity to accommodate at least one emergency shelter within city limits.

Proximity to Transportation and Services:

The High Density Residential and Commercial Mixed Use zoning districts, where Emergency Shelters are permitted by right, are located near essential services, including the Portola Wellness & Family Resource Center and the food bank. These areas are also served by public transportation routes, including bus service.

Development Standards:

The City's development standards for emergency shelters require that shelters meet the same development standards as other residential uses within the applicable zoning district, ensuring consistency in site development and safety. While the City's zoning code does not include a parking standard specifically for emergency shelters, any development applications received will be reviewed against the parking standards for social service facilities, which must provide one parking space per employee, plus one parking space for every 500 square feet of floor area. Parking requirements will be reviewed with zoning ordinance updates (See Policy 1-3-1, Program 2.

Although the City of Portola does not have a large enough homeless population to support a full-time, permanent emergency shelter, the community is served by a network of organizations that provide critical homeless prevention and support services. The Plumas Crisis Intervention & Resource Center (PCIRC) operates as a homeless day shelter, offering laundry and shower facilities, a community technology center, and access to counseling services, self-help legal resources, and advocacy for survivors of violence. The center plays a key role in promoting housing stability and preventing homelessness.

In partnership with Plumas County, PCIRC and the Portola Family Resource Center provide the majority of services for homeless individuals and victims of domestic violence in the area. The primary method of providing emergency shelter in Portola and throughout the county is through motel voucher programs. The Portola Family Resource Center, a local organization affiliated with PCIRC, offers crisis intervention, family advocacy, and referrals to regional resources. When appropriate, individuals in need of emergency shelter may be directed to a transitional housing facility in Quincy, which can accommodate three to four families. For victims of domestic

City of Portola
7 th Cycle Housing Element

violence, referrals may also be made to a safehouse located in Quincy, where individuals can receive assistance obtaining restraining orders, accessing employment services, and securing permanent housing.

In addition to these core services, PCIRC and its partners offer a broad array of targeted support programs, including:
• 24/7 Crisis Line – Immediate emergency response by trained volunteers and staff. • The Pantry Project – Emergency food, diapers, and hygiene supplies for at-risk individuals and families.
• Plumas CASA – Court-appointed special advocates for abused and neglected children. • Sierra SAFE Program & Plumas Rape Crisis Program – Support for survivors of domestic violence, rape, and sexual abuse.
• North Star Adult Re-entry Program – Housing and support services for formerly incarcerated individuals.
• Homeless Coordinated Entry – Intensive case management and housing services for homeless populations.
• Home SAFE – Homeless prevention and stability services for individuals involved in Adult Protective Services.
• MAC Homeless Prevention Program – Short-term rental and utility assistance to reduce homelessness.
• Self-Help Legal Clinic – Weekly assistance with legal paperwork related to family law, guardianship, evictions, and more.
• HDAP (Housing and Disability Advocacy Program) – Helps disabled homeless individuals access benefits and housing.
• CalWORKs Housing Support Program – Stabilizes housing for families in the CalWORKs program. • Bringing Families Home – Reduces homelessness for families in the child welfare system and supports reunification.
• PCIRC Family Supports – Provides medical gas vouchers for children's appointments and food vouchers to reduce food insecurity.
• The Salvation Army also provides meals, clothing, and referrals for low-income residents in Portola.

Plumas Rural Services operates transitional housing opportunities throughout the region.

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7 th Cycle Housing Element

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 2023, the median income for a four-person household, according to HCDs Table State Income Limits for 2018, in Plumas County was $83,800. The table below breaks down the various income groups.

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 2024-2029, 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.

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7 th Cycle Housing Element

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
(3 ELI)
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 represents the largest contiguous undeveloped area within the corporate limits of the City.

The anticipated development at build out will develop approximately 1,005 housing units and the Development Agreement includes that 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 mixeduse 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.

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 have a maximum density of 15 units per acre, subject to environmental review.

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7 th Cycle Housing Element

There is an approved Development Agreement (DA) on the project site, however there has been no construction activity since it was approved in 2007. In accordance with the DA, the City Council may conduct a review of the DA and consider canceling and terminating it for inactivity. While this is a potential barrier to development, the City continues to include the project as part of its Housing Element based on its scale, existing approvals, and continued interest from stakeholders in reactivating the development. Remaining steps to initiate development include amending the Master Plan to update phasing and affordable unit distribution, completing updated infrastructure and environmental assessments, and securing updated project financing. The City has received recent inquiries regarding portions of the site and continues to consider the project a viable component of the housing pipeline.

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 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 189 189 N/A
TOTAL 1,266
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.

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7 th Cycle Housing Element

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 (3 ELI)
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

City of Portola
7 th Cycle Housing Element

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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7 th Cycle Housing Element

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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7 th Cycle Housing Element

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
7 th Cycle Housing Element

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.

A Map of Sites is also included in this Housing Element in accordance with Government Code Section 65583(a)(3).

See Exhibit A.

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:

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

LDR, MDR,
and HDR,

PR, OS,
P/QP, and
CMU
± 398.2 1,005 total
Including:
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.
126-050-047 CMU CMU = 8 - 15
units per acre
CMU 2.41 29 Undev. Needs to be
constructed.

Needs Final Map
approval.

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7 th Cycle Housing Element

APN Zone Allowable
Density
GP
Des.

Acres Realistic
Unit
Capacity
Existing
Use
Infrastructure
Capacity
On-Site
Constraints
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:

LDR and
CMU
LDR = 1 unit
per acre
CMU = 8 - 15
units per acre
LDR and
CMU
±189.8 189 LDR
±72 CMU
Undev. Needs to be
constructed.

No constraints for
MFR portion of the
project; needs to
clear conditions of
Final Map for SFR
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
MFR portion of the
project; needs to
clear conditions of
Final Map for SFR
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.

TOTAL 1,266
(1,005 + 261)
Magnolia
Avenue
Properties
area is
comprised
of the
following
APNs
MDR MDR = 1 - 8
units per acre
MDR ±4.25 ±32 Undev. City water and
sewer is available.

None
125-196-005 MDR MDR = 1 - 8
units per acre
MDR 0.1625 Varies Undev. City water and
sewer is available.

None
125-196-006 MDR MDR = 1 - 8
units per acre
MDR 0.1628 Varies Undev. City water and
sewer is available.

None
125-196-007 MDR MDR = 1 - 8
units per acre
MDR 0.1623 Varies Undev. City water and
sewer is available.

None
125-196-008 MDR MDR = 1 - 8
units per acre
MDR 0.1593 Varies Undev. City water and
sewer is available.

None

City of Portola
7 th Cycle Housing Element

APN Zone Allowable
Density
GP
Des.

Acres Realistic
Unit
Capacity
Existing
Use
Infrastructure
Capacity
On-Site
Constraints
125-196-009 MDR MDR = 1 - 8
units per acre
MDR 0.1632 Varies Undev. City water and
sewer is available.

None
125-196-010 MDR MDR = 1 - 8
units per acre
MDR 0.1618 Varies Undev. City water and
sewer is available.

None
125-221-001 MDR MDR = 1 - 8
units per acre
MDR 0.1904 Varies Undev. City water and
sewer is available.

None
125-221-004 MDR MDR = 1 - 8
units per acre
MDR 0.1605 Varies Undev. City water and
sewer is available.

None
125-222-005 MDR MDR = 1 - 8
units per acre
MDR 0.1484 Varies Undev. City water and
sewer is available.

None
125-222-006 MDR MDR = 1 - 8
units per acre
MDR 0.1421 Varies Undev. City water and
sewer is available.

None
125-222-007 MDR MDR = 1 - 8
units per acre
MDR 0.1426 Varies Undev. City water and
sewer is available.

None
125-222-008 MDR MDR = 1 - 8
units per acre
MDR 0.147 Varies Undev. City water and
sewer is available.

None
125-222-009 MDR MDR = 1 - 8
units per acre
MDR 0.147 Varies Undev. City water and
sewer is available.

None
125-222-010 MDR MDR = 1 - 8
units per acre
MDR 0.1398 Varies Undev. City water and
sewer is available.

None
125-222-011 MDR MDR = 1 - 8
units per acre
MDR 0.1646 Varies Undev. City water and
sewer is available.

None
125-222-012 MDR MDR = 1 - 8
units per acre
MDR 0.1553 Varies Undev. City water and
sewer is available.

None
125-222-013 MDR MDR = 1 - 8
units per acre
MDR 0.1555 Varies Undev. City water and
sewer is available.

None
125-222-014 MDR MDR = 1 - 8
units per acre
MDR 0.1599 Varies Undev. City water and
sewer is available.

None
125-222-015 MDR MDR = 1 - 8
units per acre
MDR 0.1601 Varies Undev. City water and
sewer is available.

None
125-222-016 MDR MDR = 1 - 8
units per acre
MDR 0.1523 Varies Undev. City water and
sewer is available.

None
125-223-010 MDR MDR = 1 - 8
units per acre
MDR 0.1429 Varies Undev. City water and
sewer is available.

None
125-223-011 MDR MDR = 1 - 8
units per acre
MDR 0.1453 Varies Undev. City water and
sewer is available.

None
125-223-012 MDR MDR = 1 - 8
units per acre
MDR 0.1473 Varies Undev. City water and
sewer is available.

None
TOTAL ±4.25 ±32
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.

City of Portola
7 th Cycle Housing Element

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.

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.

City of Portola
7 th Cycle Housing Element

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
Sites Identified from Prior Planning Periods
The above sites were identified in prior planning periods, including the previous two cycles to accommodate the housing needs for lower-income households. There was no development activity for the sites identified, and no units constructed on these sites. The sites are still included in the City’s Inventory to accommodate moderateand above moderate-income units. Lower income units will be accommodated via Program 3 (Policy 3-4-2) utilizing City-owned sites on Magnolia Avenue.

Magnolia Avenue Property
Recently, the City acquired 23 parcels off Magnolia Avenue (±4.25 acres) that is zoned MDR. When including the unmaintained portions of Willow Street, Spruce Avenue, and Magnolia Avenue this site is ±5.75 acres. Located on the edge of the City’s incorporated area and within the Second Northern Addition to Portola, the site has ease of access to the northern portion of Central Portola and all necessary services. The existing Pine Ridge Apartments are located on the northern property line, creating a compatible existing use to the existing neighborhood. If the current street network within the site is abandoned to facilitate development, the City would have the site capacity to fit approximately 32 units affordable to Lower Income households.

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.

As previously stated, the City recently acquired 23 formerly bank-owned parcels on Magnolia Avenue. These new sites are zoned Medium Density Residential and will be utilized to accommodate the City’s Lower Income units with a target range of 15 to 32 units.

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 multifamily 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 undeveloped 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

City of Portola
7 th Cycle Housing Element

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).

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 City does not currently have a formal written procedure for prioritizing infrastructure allocation for affordable housing; however, a program will be added to establish and adopt a written policy by the end of the planning period. 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

City of Portola
7 th Cycle Housing Element

• 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, 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. To ensure consistency with the Employee Housing Act, the City will verify that its Zoning Ordinance treats employee housing for six or fewer persons as a permitted single-family use in all zones where single-family homes are allowed, consistent with Health and Safety Code Section 17021.5. The City will also review zoning provisions to ensure that employee housing consisting of no more than 12 units or 36 beds is allowed in the same manner as other agricultural uses in the same zone, consistent with Health and Safety Code Section 17021.6. Should clarification be needed, the City will include it in its next zoning code update to ensure consistency with State law, and a policy has been included in this Housing Element to support and implement this change.

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. Historically 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. To ensure consistency with State law going forward, the City will include a definition, development standards, and permit procedures for SROs in its next zoning code update and a policy has been included in this Housing Element to support and implement this change.

City of Portola
7 th Cycle Housing Element

Accessory Dwelling Units
The City’s current regulations are in compliance with State law regarding Accessory Dwelling Units (ADUs) and Junior ADUs (JADUs), and ADUs are permitted by right in all zones that allow single-family and multifamily uses.

The City will credit construction of second units towards meeting its lower income housing needs.

In accordance with Senate Bill (SB) 9 (Chapter 162, Statutes of 2021), the City of Portola allows ministerial approval of up to two primary housing units on a parcel in a single-family residential zone, the subdivision of a qualifying lot into two parcels, or both—potentially resulting in up to four total housing units. SB 9 projects are reviewed for eligibility criteria related to environmental constraints, tenant protections, and historic preservation. The City does not currently have any local ordinance that prohibits or impedes SB 9 implementation, and eligible SB 9 applications are processed ministerially in compliance with Government Code Sections 65852.21 and 66411.7. The City will review its zoning code and administrative procedures to determine whether updates are needed to formally implement SB 9 and ensure consistency with State law, including recent enforcement authority granted to HCD under AB 434. A program has been included in this Housing Element to support and implement any necessary changes.

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 • 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.

City of Portola
7 th Cycle Housing Element

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.

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 (projects with 10 or more dwelling units shall provide 1 additional space for each 10 dwelling units or portion thereof). For second dwelling units, for a one bedroom unit, one space per dwelling is required, and for a two+ bedroom unit, 2 spaces per dwelling is required. Off-street parking spaces are not required to be paved or covered, and the City has not had any requests to waive or very the parking requirement. Historically, the City’s parking table has not addressed every potential residential use, which is typical of small rural communities with limited development activity, and this approach has not posed a constraint to housing production. A parking waiver or variance could be requested if needed based on specific project needs. However, in response to State guidance, the City will evaluate and consider clarifying its parking standards to ensure consistency with housing goals and regulatory requirements.

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,

City of Portola
7 th Cycle Housing Element

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 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 or architectural design requirements. Residential density bonus provisions are intended to increase the City’s supply of affordable housing and are not anticipated to constrain overall housing cost or production.

While the City updated its ordinance in 2019 to comply with State Density Bonus Law (SDBL), several statutory changes have since taken effect. The City has since reviewed Chapter 17.43 for consistency with the most recent provisions of Government Code Section 65915 and has updated as needed to maintain compliance.

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.

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.

City of Portola
7 th Cycle Housing Element

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. While the City posts some fees on its website, not all current fees are available online. A program has been included in this Housing Element to address this issue.

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.

City of Portola
7 th Cycle Housing Element

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

City of Portola
7 th Cycle Housing Element

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 begins when an application is submitted to the City Manager’s Office. Upon receipt, applications are evaluated for completeness within 30 days in accordance with the Permit Streamlining Act (PSA), and environmental review is initiated concurrently where required under the California Environmental Quality Act (CEQA).

All development applications are reviewed by City staff, which includes the City Engineer, City Planner, Public Works, Building, and other appropriate personnel. Staff review includes analysis of infrastructure capacity (e.g., water, sewer, drainage), circulation, stormwater management, lot design, and compliance with landscaping standards, including xeriscaping requirements.

City of Portola
7 th Cycle Housing Element

Projects are reviewed for consistency with the objective standards in Titles 8, 12, 13, 15, 16, and 17 of the Portola Municipal Code, as well as the goals and policies of the City of Portola General Plan, particularly the Land Use and Community Design Elements.

Administrative permits, such as those for single-family homes or accessory dwelling units (ADUs), are reviewed and approved internally by City staff. Ultimately, the permit is issued by the Building Official. Discretionary permits, such as those for subdivisions, multifamily developments, and zoning changes, are typically reviewed by the Planning Commission following a public hearing. However, the City of Portola does not currently have a Planning Commission due to limited staffing and financial resources; instead, a designated Hearing Officer is assigned to fulfill that role. Discretionary permits are reviewed by the Hearing Officer and approved by the designated Hearing Officer, following any required publicly noticed hearings. Public comments are welcomed throughout the process and are considered in the final decision. If appealed, the decision is reviewed by the City Council at a public hearing.

All permits—administrative and discretionary—require findings to be made to be approved. These findings generally confirm that the project:
• Is consistent with the General Plan and any applicable specific plan; • Complies with all applicable standards and zoning requirements; and • Is compatible with surrounding development and will not adversely impact the health, safety, or welfare of the community or nearby properties.

Compatibility is evaluated through review of development impacts such as traffic, noise, and infrastructure impacts.

Development in the City of Portola is encouraged to be:
• Economically and environmentally sustainable, relating well to the natural setting; • Constructed with durable, high-quality materials appropriate to the region; and • Designed to contribute positively to neighborhood character through memorable buildings and public spaces.

These findings ensure that new development aligns with adopted plans and does not negatively impact surrounding uses (i.e. a significant increase in traffic, noise, or infrastructure impacts), infrastructure, or public health and safety. They provide necessary protections for the community while remaining objective and reasonable, and do not serve as a barrier to housing production or project approval.

Turn-around Time and Delays

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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. The CEQA process is initiated concurrently with project application review. In accordance with Public Resources Code Sections 21080.1 and 21080.2, the City makes preliminary determinations of CEQA applicability and document type early in the process, allowing applicants to plan accordingly. Notices of Exemption, Negative Declarations, and Mitigated Negative Declarations typically require 30 to 180 days for preparation and public review, while Environmental Impact Reports may require up to 12 months. On average, however, development permits are processed in less than three months.

Turn-around time for staff and City review is detailed in the subdivision code, and may be completed within approximately 60 days after submitting 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. This demonstrates that while complex projects may experience longer review periods due to applicant-driven delays or CEQA documentation needs, the City’s internal process does not cause undue delay or uncertainty. For a typical single-family home consistent with zoning, building permit approval occurs within two weeks, and for a typical multifamily development consistent with the General Plan and zoning, permit approvals generally occur within three to four months, depending on environmental review requirements. This provides a relatively high level of certainty for applicants and avoids unnecessary costs. By maintaining predictable review timelines and offering concurrent processing options, the City’s development process helps reduce carrying costs for developers and supports the timely production of housing units, including those at lower income levels.

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. In the last year, the City has processed approximately [insert number] new single-family building permits. While the volume is low, this reflects broader challenges such as limited local demand, small population size, and household income constraints.

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 the 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-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

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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. Public feedback received during the review of this Housing Element has emphasized the need for continued efficiency and predictability in the development review process. The City remains committed to transparent processing timelines and to adopting streamlined permitting practices, particularly for projects that include affordable or workforce housing components. For a summary of public comments received on this draft submittal and how they were addressed, please refer to the Public Participation section in Chapter One.

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 and permits transitional housing, supportive housing, and emergency shelters consistent with State law. Emergency shelters are permitted by right in High Density Residential and Commercial Mixed Use zones, and transitional and supportive housing are treated as residential uses subject only to the same standards as other housing types in the same zones. While Single Room Occupancy (SRO) housing is not currently defined in the Municipal Code, it has been treated as multifamily housing; a formal definition and standards will be included in the next zoning code update along with clarifications for low-barrier navigation centers and supportive housing. A policy has been included in this Housing Element to support and implement these changes.

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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 Ministerial Streamlining (SB 35)
California Senate Bill 35 (SB 35) was enacted in 2017. SB 35 applies in cities and counties that are not meeting their RHNA goal for construction of very-low and low income housing. SB 35 requires local government to streamline the approval of certain housing projects located on a qualified property by providing a ministerial approval process. Developers of qualifying projects may opt in and exercise the incentives provided by SB 35 in cities and counties that are subject to SB 35. HCD annually determines which cities and counties are subject to SB35. According to the SB 35 Statewide Determination Summary released by HCD on June 3, 2024, the City of Portola is subject to SB 35 when proposed developments include at least 50 percent affordability. For a site, located within city boundaries, to be eligible for SB 35 the site must be a legal parcel, or parcels, and located in a city where the city boundaries include some portion of either an urbanized area or urban cluster, as designated by the United States Census Bureau. According to the 2020 U.S. Census, there are no cities in Plumas County that are designated as urban areas; therefore, there are no sites in the City of Portola that would be eligible for SB 35. Although the above statutes do not extend to Portola because the City does not include an urban area as defined by the U.S. Census, the goals and policies of this Housing Element support removal current procedural and regulatory barriers and will allow a greater variety of housing types, in more zoning districts, and at greater density in the City.

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.

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The City of Portola is current and in compliance with the State of California’s mandatory building code adoption process. The City has adopted and enforces the California Building Standards Code (Title 24), which includes the California Building Code (CBC), California Residential Code (CRC), California Green Building Standards Code (CALGreen), and other related volumes. These codes are updated on a triennial basis by the California Building Standards Commission and serve as the minimum standard for all new construction in the state. All new structures in the City of Portola must conform to these requirements, which are designed to ensure life safety, structural integrity, energy efficiency, and accessibility, including for individuals with disabilities.

The City also maintains a code enforcement program to ensure compliance with building and zoning standards; however, this program is generally complaint-driven. The City’s Code Enforcement Officer does not proactively patrol or investigate properties unless a formal complaint has been submitted. However, the Code Enforcement Officer spends time driving through the City and may also observe an issue that needs to be addressed, and responds to any complaints. Once a complaint is received, the Officer may coordinate with builders, property owners, complainants, and law enforcement as needed to assess the issue. A standardized checklist is used to verify compliance with requirements such as setbacks, snow load specifications, and Title 25 energy standards.

If violations are identified, they are addressed through incremental enforcement actions, beginning with voluntary compliance and escalating only as necessary. Final determinations and enforcement steps are coordinated with the City Planner, City Manager, City Engineer, City Attorney, and Public Works Director, as appropriate.

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. Offsite improvements typically include street frontage improvements but may also extend beyond the immediate frontage where necessary to ensure safe circulation, utility capacity, or connectivity. These improvements are reviewed and conditioned on a projectspecific basis rather than as part of a comprehensive infrastructure program. 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 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. While necessary for infrastructure functionality and safety, on- and off-site improvement requirements may contribute to development costs and can influence feasibility, particularly for small or lower-density projects.

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

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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 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 in Community Commercial and Service Commercial zones with a Conditional Use Permit. Group homes with more than 6 persons are permitted in all residential districts with an Administrative Permit, and in Community Commercial and Service Commercial zones with a Conditional Use Permit. This allows proponents to locate these facilities in any residential area without additional development or permit costs or in a commercial area

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following review of development impacts. Neighborhood compatibility is not considered a constraint and would be evaluated through review of development impacts such as traffic, noise, and infrastructure impacts. The City has not received applications for large group homes; therefore constraints are related to market issues rather than a jurisdictional/governmental constraint.

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. The residential use is permitted in all zones allowing residential uses, including non-residential zones where residential development is allowed. While group homes of more than six persons may require an administrative permit, the City does not consider this a constraint, as the findings for approval are based on objective standards related to health, safety, and neighborhood compatibility. These findings do not reduce approval certainty or limit access to housing for persons with disabilities.

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 reviews its ordinances, policies, and practices for compliance with fair housing laws. The City has broadened its definition of “family” in the Zoning Code to mean “two or more persons living together as a single housekeeping

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unit in a dwelling unit,” regardless of whether the persons are related by blood, marriage, or adoption. This definition aligns with State and federal fair housing standards and ensures that households composed of unrelated adults, including individuals with disabilities who live together with necessary support staff, are treated the same as traditional families. The City has determined that this definition does not pose a constraint to housing for persons with disabilities and will continue to review it periodically to ensure continued compliance with fair housing law.

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 latest adopted California Building Standards 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 employs a Code Enforcement Officer who addresses code-related matters for the City. Generally, code enforcement activities are complaint-driven. The Code Enforcement Officer also spends time driving through the City and may also observe an issue that needs to be addressed. 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. Although the City has not received any development applications for housing projects that meet the site inventory criteria described in Government Code Section 65583.2, several actual and potential nongovernmental constraints may be contributing to the limited activity. These include the availability and cost of land, high construction and labor costs, fluctuating interest rates and financing barriers, and challenges related to small-scale economies of development in a rural market. In addition, requests to develop at densities below what is anticipated in the site inventory have not occurred but may become a concern if market preferences shift toward lower-density housing products. The time between project entitlement and submittal of building permit applications is largely undeterminable due to lack of projects, with the exception of two— Portola 192, approved in 2003, and Portola Highlands, approved in 2007—for which no building permits have ever been pulled. Despite these market-based challenges, there are no known constraints or local policies that hinder the City’s ability to accommodate its Regional Housing Needs Allocation (RHNA) across all income categories. The City will continue to monitor these conditions and adjust housing strategies accordingly.

Market Constraints- Building Materials
The cost of building materials and labor continues to be a significant factor influencing the overall expense of constructing new housing units in Portola. In 2024, the average construction cost for a typical single-family home in the United States was approximately $162 per square foot, marking the highest in recent history. In California,

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construction costs are notably higher, ranging from $200 to $600 per square foot, depending on location, design complexity, and material choices.

These elevated costs are attributed to several factors, including increased prices for essential building materials such as lumber, concrete, and steel, as well as higher labor wages and stringent building codes. The volatility in material costs, influenced by global supply chain disruptions and inflationary pressures, has further compounded the challenge for developers aiming to deliver affordable housing.

To mitigate these costs, developers may consider alternative construction methods. Prefabricated and modular housing options can offer cost savings by reducing on-site labor and construction time. Additionally, economies of scale achieved through the development of multi-unit projects can lower per-unit costs, making affordable housing projects more financially viable.

The City of Portola does not mandate specific types of building materials beyond compliance with the California Building Code. This flexibility allows developers to explore cost-effective construction methods and materials that meet safety and performance standards. However, the high cost of construction remains a significant nongovernmental constraint on the development of affordable housing in the region.

Depending on the location of the development, there may be on-site and off-site improvements required as conditions of approval/development. Typical improvements for a project in the historic core (developed area of the City) would not include area beyond street frontage. Areas that are outside of the developed area of the City would be required to install off-site improvements, including water and sewer infrastructure, and road improvements. Generally, these improvements would be included in a Development Agreement.

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 steady interest in development, has contributed to upward pressure on land prices. Higher land costs can lead developers to focus on higherpriced housing products in order to maintain profitability, potentially limiting the supply of housing affordable to lower-income households.

In Portola, recent land listings demonstrate a wide range of residential land costs, reflecting variation in location, size, infrastructure availability, and zoning. A review of current listings shows prices ranging from approximately $6,540 per acre to over $571,000 per acre, with most properties falling between $25,000 and $150,000 in total cost. On a per-acre basis, typical listings average around $101,000 per acre, though prices vary widely depending on parcel size and proximity to services. For example, a 4.5-acre parcel was recently listed for $29,500 (about $6,540 per acre), while a 0.14-acre infill lot was listed for $79,998 (approximately $571,000 per acre). These data points indicate that while some affordable land remains available—particularly on larger lots—the cost of smaller, infill parcels can be considerably higher on a per-unit basis.

Compared to many nearby communities in the region, land costs in Portola remain relatively modest, and land availability is not currently a significant barrier to housing development. However, the lack of a large supply of readily developable, infrastructure-served land could become a constraint over time if demand increases. The

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City will continue to monitor land availability and pricing to ensure that zoning, infrastructure planning, and development standards do not unintentionally constrain the supply of land for housing.

Market Constraints- Availability of Mortgage and Rehabilitation Financing The cost of borrowing money to finance the construction or purchase of housing significantly affects housing affordability and availability in Portola. As of April 30, 2025, the average 30-year fixed mortgage interest rate is approximately 6.81%, a modest decline from over 7.5% a year earlier. Fluctuating interest rates can make it more difficult for low- and moderate-income households to enter the housing market or for developers to finance new housing projects. When rates decline, housing activity often increases; conversely, higher interest rates may reduce both homeownership opportunities and new construction.

In recent years, alternative mortgage products such as adjustable-rate mortgages (ARMs) have become more common, offering lower initial payments that may appeal to buyers with limited budgets. However, these products carry a risk of increasing monthly payments over time. For households on fixed incomes or tight budgets, this can lead to instability. As a result, fixed-rate mortgages remain the preferred option, especially during periods of relatively low and stable interest rates.

While the City of Portola does not provide direct financial assistance or subsidies, it can refer residents to available homebuyer assistance programs and government-insured loan options that may reduce down payment requirements or offer more favorable terms. Access to these external financing tools is especially important for lower-income households and first-time homebuyers. The City will continue to make information about such resources available through its website and public counter to help residents navigate financing opportunities.

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.

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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.

Environmental Constraints- Wildfire
In May of 2025, the City passed Ordinance 363 that designated all areas within the City limits as either “High” or “Very High” fire hazard severity zones as identified by the State Fire Marshall. The City of Portola was not involved in the development of the Fire Hazard Serverity Zones or the corresponding maps produced by CAL FIRE. In addition, the City could not decrease the level of fire hazard severity zone as identified by the State Fire Marshal per government code.

The impacts of this designation are not currently known. The City’s residents already face limited options for insurance in this region. The mandated adoption of these maps may lead to an increased financial burden by way of insurance on those seeking housing in the City.

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 persons, and persons with disabilities.

Based on updated information, two of the three USDA 515 properties—Pine Ridge Apartments and Sierra Pines Apartments—are considered at risk of converting to market-rate housing during the current Housing Element planning period (2024–2032), with potential conversion dates in 2029 and 2030, respectively. The City recognizes the importance of preserving these units and has included programs in this Housing Element to support coordination, funding assistance, and tenant protections.

Pine Ridge Apartments, located at 349 West Loyalton Avenue, is a general occupancy USDA 515 apartment complex. It is at risk of conversion in 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, is not considered at-risk until 2052, with additional Tax Credit restrictions 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 is at risk of conversion in 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

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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.

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
To maintain the existing affordable housing stock, the City of Portola can support efforts to preserve at-risk assisted units or facilitate the development of replacement units. Depending on the circumstances of each project, preservation options may include:
• Transferring ownership to a nonprofit affordable housing provider • Offering rental assistance through external programs
• Purchasing affordability covenants from the current owner • Replacement is generally pursued through the development of new assisted multifamily units. These options are described below.

Transfer of Ownership

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Transferring ownership of an at-risk property to a qualified nonprofit organization is often the most effective strategy for preserving affordability long-term. Nonprofits are more likely to retain affordability covenants and are eligible for preservation-related funding. The Pine Ridge Apartments and Sierra Pines Apartments—both USDA Section 515 projects—are currently owned by private entities and may benefit from transfer to nonprofit ownership to ensure long-term affordability.

Using average multifamily acquisition costs from rural Northern California ($168 per square foot), the estimated cost to acquire both at-risk complexes is as follows:
• Pine Ridge Apartments: 25 units × 750 sq. ft. = 18,750 sq. ft. o Estimated acquisition cost: $3,150,000
• Sierra Pines Apartments: 41 units × 750 sq. ft. = 30,750 sq. ft. o Estimated acquisition cost: $5,166,000
Total estimated cost for acquisition and nonprofit transfer: $8.3 million Rental Assistance
Rental assistance using non-federal funds could maintain affordability for tenants if ownership changes or subsidies expire. The model used assumes assistance similar to the Section 8 Housing Choice Voucher program.

According to HUD’s FY 2024 Fair Market Rents for Plumas County:
• 1-bedroom: $783
• 2-bedroom: $1,007
• 3-bedroom: $1,362
Assuming 66 at-risk units (25 at Pine Ridge and 41 at Sierra Pines) are 1-bedroom and occupied by very lowincome households, the estimated monthly subsidy (based on an affordable rent of $600) is:
• $783 (FMR) – $600 (affordable rent) = $183 subsidy/unit • 66 units × $183 = $12,078/month or $144,936/year
These subsidies would preserve affordability in the short term but do not guarantee long-term affordability if covenants expire or ownership changes.

Purchase of Affordability Covenants
Another strategy is for the City or a nonprofit to offer financial incentives to the current property owner in exchange for extending affordability covenants. If, for example, an owner agrees to keep units affordable for 30 additional years, the City may reduce future conversion risk without full acquisition.

City of Portola
7 th Cycle Housing Element

At current market rents, the cost to incentivize retention of affordability might total $100 to $150 per unit/month, or approximately $6,600 to $9,900/month across 66 units. This would equal $79,200 to $118,800 annually, potentially far less than constructing replacement units.

Construction of Replacement Units
Constructing new affordable housing to replace at-risk units is typically the most expensive approach. Based on recent affordable housing construction costs in rural California, development costs are estimated at $520,000 per unit (excluding land and site improvements). To replace 66 at-risk units:
66 units × $520,000 = $34.3 million
This estimate does not include land acquisition or predevelopment costs, which could add significantly to total project cost. Due to high costs and limited available land, this strategy may not be feasible in the near term.

Table 41: At-risk Unit Preservation Strategy Cost Comparison Preservation Strategy Estimated Cost Notes
Nonprofit acquisition $8.3 million Long-term preservation potential Rental assistance (annual) $144,936 Temporary, does not preserve affordability long term
Affordability covenants
(annual) $79,200–$118,800 Lower cost, negotiable with owners Replacement construction $34.3 million Highest cost, limited feasibility in rural market
Resources for Preserving Assisted Rental Housing
HCD maintains a list of organizations eligible to acquire at-risk units. In or near Plumas County, the following entities have the potential capacity to preserve and manage affordable housing:

Rural Communities Housing Development Corporation (Ukiah) Community Housing Improvement Program (CHIP) – Chico
California Housing Partnership Corporation – Statewide
Self-Help Enterprises – Visalia (serving rural Northern CA) Plumas County Community Development Commission (PCCDC)
Potential Funding Sources
USDA Section 515/538 Preservation Financing
HUD Section 8 and Rental Assistance Demonstration (RAD) Low-Income Housing Tax Credits (LIHTC)

City of Portola
7 th Cycle Housing Element

Multifamily Housing Program (MHP – CA HCD)
HOME Investment Partnerships Program
National Housing Trust Fund (NHTF)
Local Housing Trust Funds (if available)

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.

City of Portola
7 th Cycle Housing Element

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 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.

Evaluation of Programs Serving Special Needs Populations The City of Portola acknowledges the importance of evaluating the effectiveness of housing programs aimed at special needs populations, as stipulated by Government Code Section 65588. During the previous planning period, the City implemented various programs targeting groups such as the elderly, persons with disabilities, large households, female-headed households, farmworkers, and individuals experiencing homelessness.

However, due to the City's small size, rural character, and limited staffing—comprising one part-time remote contract planner and a few administrative staff—there has been minimal development activity, resulting in limited measurable outcomes from these programs.

Despite these constraints, the City remains committed to addressing the housing needs of special populations.

Existing programs have been maintained, and new initiatives have been introduced in this Housing Element cycle to affirmatively further fair housing. These efforts are tailored to the City's capacity and are designed to be realistic and achievable within existing resource limitations. The City will continue to implement these programs to the best of its ability, ensuring that the housing needs of all residents, including those with special needs, are considered and addressed as opportunities arise.

City of Portola
7 th Cycle Housing Element

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 (3 ELI) 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 2019 for the Housing Element period of 2019-2024 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 lowerincome households. For example, in partnership with an interested non-profit developer, apply to
the AHSC program for the development of lowincome housing.

Assist with one funding
application during the
planning period.

Ongoing, As
requested by
interested parties
Ongoing, As
requested by
interested parties
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
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.

Offer incentives to one
housing development during
the planning period.

Ongoing
implementation of
density bonus
requirements as
needed.

Code updated, no
interested
developers.

Ongoing