Susanville City Council
January 7, 2026

City of Susanville General Plan
2024-2029 Housing Element
HE-116 | Public Hearing Draft
The City of Susanville is the water provider to residents within the city. Applications for new water utility connections are made to the City’s Public Works Department who can receive them Monday through Friday from 7:00 a.m. to 5:00 p.m. A complete application must have an engineer’s estimate of water usage for the project and an appropriate line size. Once Public Works receives the request and the information is deemed complete, the permit is reviewed, and once reviewed and found to be appropriate, the permit is issued. For all subdivisions and other development projects, the subdivider or developer must install all components of a domestic water system and provide the new water service to the proposed development. Following installation, the system is irrevocably offered for dedication to the City. Average permitting time is less than one week for complete applications.

With respect to the permit issuance, the City currently does not have a method for identifying water service requests for affordable housing projects. In the 2019-2024 City of Susanville Housing Element, the City aimed to rectify this by amending the application for new water service to identify if the request will serve a project with affordable housing units. Once identified, that permit request would have priority review. This amendment to the application has not yet been made. For more information, please see Program HE-13.

Susanville has adequate water supplies for its present and near future needs to accommodate its regional housing needs throughout the planning period. The City updated its Urban Water Management Plan in 2020, which demonstrated the City’s water system and water source capacity over the following 20 years and secure water for future needs. The water utility is fiscally sound with revenues meeting operating needs and providing the required reserves.

Wastewater
The Susanville Sanitary District’s (SSD) existing sewage collection system is divided into two separate and individual subsystems with 8-inch to 18-inch lines. The original wastewater treatment plant was constructed in 1951 adjacent to the Lassen County Fairgrounds southeast of Susanville. Treatment now consists of a head works with a fine screen and grit removal, UV disinfection, two oxidation ditches, a secondary clarifier, an aerobic digester, and a sludge holding tank for sludge thickening. Further treatment takes place in 35 acres of facultative stabilization ponds for de-chlorination. Final effluent is discharged through a wetland. The effluent is discharged to an irrigation canal ultimately reaching the Susan River. The wastewater treatment plant treats approximately 1.0 million gallons of wastewater per day (mgd) during dry weather and approximately 1.2 mgd in wet weather. The average flow capacity is two mgd per month with a maximum hydraulic capacity of four mgd. As of 2024, the SSD provides 3,595 connections, of which 3,199 connect to residences. The cost of connecting new developments to the SSD’s sewage collection system is paid by the developer, including the cost of infrastructure and service and connection fees, as appropriate. The SSD’s wastewater capacity is adequate to accommodate its regional housing needs throughout the planning period. The SSD estimates that each resident of Susanville uses approximately 250 gallons per day.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-117
Government Code Section 65589.7 requires water and sewer providers to establish specific procedures and grant priority service to developments with affordable dwelling units to lower income households.

The City does not currently have such procedures in place. As a part of Program HE-13, the City will ensure that affordable housing developments receive priority water services from the City of Susanville Public Works Department and sewer services from the Susanville Sanitary District, including obtaining written policies and procedures describing how the department/district will grant priority for the provision of water and sewer facilities for affordable housing projects as required by Government Code Section 65589.7.

SB 1087, which took effect in January 2006, requires water and sewer providers to grant priority for service allocations to proposed developments that include units affordable to lower income households. Pursuant to these statutes, as a program in the Policy Document, Susanville will immediately deliver the adopted Housing Element to City’s Public Works Department and Susanville Sanitary District, along with a summary of its regional housing needs allocation.

Available Dry Utilities
Dry utilities, including electricity, and telephone service, are available to all areas within the City. The extension of power and gas to service new residential development has not been identified as a constraint.

Service providers are as follows:
• Electricity: Lassen Municipal Utility District
The Susanville Sanitary District is currently conducting a citywide research study to identify capacity constraints in preparation for a Sewer Master Plan expected to begin in 2025. As a part of this initial study, Sanitary District staff are assessing system flow meters located at two primary water treatment plants on opposing sides of the city. Their preliminary analysis indicates that the northside of Susanville faces greater system constraints due to insufficient transmission pipe diameter and infiltration and inflow (I&I). The southside of town faces less severe I&I pressures; however, periods of heavy precipitation are burdensome for both the north and southside collection systems. The District is also constrained by the presence of clay pipes that have far outlived their useful life, leading to additional I&I concerns.

Despite these system constraints, the Sanitary District stated that accommodating a maximum of five units on each of the two systems is realistic under the current conditions, and the system is therefore capable of meeting the city’s RHNA of two units. As mentioned, the proposed Sewer Master Plan will set forth a series actions to improve the current system and expand its capacity in order to meet future housing needs. Program HE-14 commits the City to working with the District to address and overcome system constraints that limit development.

City of Susanville General Plan
2024-2029 Housing Element
HE-118 | Public Hearing Draft
• Telephone: T-Mobile, Verizon, UScellular
• Internet: Frontier Communications, HughesNet, Viasat, Digital Path.net, Plumas Sierra Telecommunications, Zito Media
Last Mile Project. In 2024, fiber optic was brought to Lassen County through the California Public Utilities Commission (CPUC) Last Mile Project, which is intended to expeditiously connect unserved and underserved communities to broadband service. This Project facilitated the installation of fiber optic infrastructure in an effort to increase equitable, affordable access to high-speed internet service.8
Frontier Communications. In addition to the Last Mile Project, Frontier Communications is currently undertaking a project to install a significant amount of fiber optic infrastructure on existing poles.

Following completion of these two project, the city will have excellent high speed internet coverage throughout the city.

Streets and Roads
At the current time, the circulation system in Susanville is adequate. The City recently resurfaced several roadways, including Richmond Road and S. Weatherlow, from Main to City Limits; Monte Vista, Heather Way and Valley Vista from Paiute to Paiute; Spring Ridge East of Highway 139, and Paul Bunyan from Highway 139 to Skyline Dr. If growth occurs, so will the need for improvements to the circulation system.

In recent years, Caltrans has completed many repairs to regional roadways which impact circulation into and out of Susanville, including State Route (SR) 395 in 2022 and SR 139 in 2023. Susanville will continue to work closely with the County and Caltrans in the future regarding important regional circulation issues. Currently, land to meet all of the city’s housing needs for the next five years is available without the need to develop any new roads.

Flooding
In 2013, the City adopted a comprehensive floodplain management ordinance which conforms to FEMA’s requirements. Available sites that lie within or partially within FEMA flood zone or have other flooding hazards have been removed from the sites inventory.

Flood Hazards
Assembly Bill 162 adopted in 2007 requires local jurisdictions to update their Safety Element upon the adoption of any Housing Element after January 1, 2009, to include specific information regarding flood hazards within the community as outlined in Government Code Section 65302(g). The City of Susanville currently has a flood plain management ordinance that complies with and has been approved by FEMA, thereby meeting the flood hazard requirements of 65302(g). The City’s Safety Element contains a policy 8https://www.cpuc.ca.gov/industries-and-topics/internet-and-phone/broadband-implementation-for-california/last-milefederal-funding-account

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-119
to establish a flood management plan and the City will update the Safety Element to reflect the fact that the City has adopted a flood plain ordinance. With respect to vacant parcels to meet the regional housing needs plan, none of the parcels are located within a 100- or 500- year floodplain.

Seismic
With regard to seismic activity, there have been a number of recorded earthquakes in Lassen County since 1895 and a number of fault zones are located in the county primarily in the southern areas. There are no active faults or Alquist-Priolo zones within the city. Housing development in the city must comply with the Uniform Building Code (UBC), which is designed to protect structures from geologic and seismic risks and to ensure structural safety. Compliance with the UBC and Safety Element do not act as a constraint since all development in California must comply with the UBC requirements and these measures are designed to ensure the safety of residents.

Analysis of Governmental Constraints
Local policies and regulations impact the price and availability of housing and subsequently the provision of affordable housing. Land use controls, site improvement requirements, fees and exactions, permit processing procedures, and other factors can constrain the maintenance, development, and improvement of housing. This section discusses potential governmental constraints, as well as policies that encourage housing development in the city.

The City of Susanville most recently amended Title 17 Zoning on September 18, 2024 (Ordinance Number 24-1044). The analysis below is based on the standards set out in the Code of Ordinances.

General Plan Designations and Permitted Densities
The General Plan Land Use Element was originally adopted in 1991 and was most recently revised in 2006. The Element sets forth the City’s policies to guide decision-making on all matters related to land use. These policies, as implemented by the Zoning ordinance (Title 17 of the Susanville Code of Ordinances), establish the range of densities and the intended types of developments for residential and other land uses within the city. The Land Use Element establishes 22 land use designations in total, including five that distinctly allow residential uses: Single Family Residential, Duplex & Triplex Residential, Multiple Family Residential, Mobile Home Parks Residential, and Agricultural Residential (see Table HE-56). However, six additional land use designations allow limited residential uses, including: Local/Neighborhood Commercial, Commercial Office, General Commercial/Shopping Center, Mixed Use, Commercial/Light Industrial, and Resource Conservation.

City of Susanville General Plan
2024-2029 Housing Element
HE-120 | Public Hearing Draft
Table HE-56 Density by General Plan Land Use Designation – Susanville, 2006 Land Use District Residential Density (DU/ac) Consistent or Allowable Zone District
Single Family Residential 0-7 R-1, R-2, MHP, AR-1
Duplex & Triplex Residential 0-12 R-2, R3, R-3A, MHP
Multiple Family Residential 5-20 R-3, R-4, MHP
Mobile Home Parks Residential 0-14 MHP
Local/Neighborhood Commercial — C-1, C-O
Commercial Office — C-O
General Commercial/Shopping
Center — R-4, C-1, C-O, C-2, C-M, MHP
Mixed Use — UBD, R-4
Commercial/Light Industrial — C-O, C-M, C-2, M-L
Resource Conservation — OS, AR-1, AE-20
Agricultural Residential 0-2 AR-1, AE-20
Source: Susanville General Plan Land Use Element, Adopted December 2006.

The Multiple Family Residential, General Commercial/Shopping Center, and Mixed Use land use districts are consistent with the Multi-Family Residential zoning district (R-4), which allows multifamily housing by right. In addition, the Duplex and Triplex Residential (R-3 and R-3A), Neighborhood Commercial (C-1), General Commercial and Shopping Center (C-2), Commercial Office (C-0), and Uptown Business District (UBD) zoning districts allow multifamily housing with a use permit, which are consistent with the following land use districts: Duplex & Triplex Residential, Local/Neighborhood Commercial, Commercial Office, and Commercial/Light Industrial. The range of districts that permit residential development and the densities they offer (0-20 units per acre) allow for a variety of housing types and therefore do not serve as a constraint to housing development.

Residential Zoning Designation and Density
The following is a discussion of the residential zones within the City of Susanville and the allowed densities within each zone as well as an analysis of density limitations and various uses.

MHP – The Mobile Home Park zoning district permits by right the development of mobile home and manufactured home parks that meet the development criteria listed in the zone. The maximum density allowed in the zone is 14 dwelling units per acre, however there is also a 3,000 square foot minimum mobile home space size which make the maximum density not easily achievable. A minimum lot size of one acre is required for each mobile home park.

PD – The Planned Development zoning designation allows for mixed use development including commercial, office and residential. All development in this zone requires a use permit/architectural

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-121
review which is a discretionary action heard by the Planning Commission. The exact mix of uses has not been set by either the General Plan or Zoning.

R-1 – The Single-Family Residential zoning district allows by right one single-family or manufactured dwelling unit per parcel with a maximum density of 7 dwelling units per acre. Given that the minimum lot size in the zone is 6,000 square feet for interior lots and 7,000 square feet for corner lots, the maximum density of seven dwelling units per acre is barely achievable. Many of the larger vacant R-1 parcels in the city also have some slope to the topography which compromises the amount of developments that can realistically achieve maximum lot density. It should be noted that lots 6,000 square feet or larger also allow a second dwelling unit not more than 1,200 square feet; however few residents use this provision in the code. The City has had six applications for accessory dwelling units in the past three years.

R-2 – The Duplex Residential zoning district allows single-family, duplex or manufactured dwellings by right at a maximum density of 12 units per acre. Each dwelling unit developed in the R-2 zone must have a minimum of 3,500 square feet of lot area, and no more than one family dwelling unit may be constructed on any lot whose area is less than 7,000 square feet. Single-family and manufactured dwellings (attached and detached) are permitted on interior lots of 6,000 square feet or greater and corner lots of 7,000 square feet or greater. Duplex structures require 7,000 square feet of lot area per structure (3,500 square feet per dwelling). Townhouses are permitted with a use permit where the lot area requirements may be amended making it easier to reach the 12 dwelling unit per acre maximum.

R-3(A) and R-3 – The Duplex and Triplex Residential zoning designations allow duplex and triplex structures at a maximum density of 12 dwelling units per acre. The R-3(A) designation also allows singlefamily dwellings on lots of 6,000 square feet or more. Development requirements are 3,500 square feet of lot are per dwelling unit. Single-family dwellings must follow all development requirements for the R-1 district. Multiple structures, excluding single-family dwellings, may be located on a single lot, so long as they follow all site requirements and do not exceed the maximum density of 12 dwelling units per acre, thus permitting the achievement of the maximum density without a discretionary process such as a tentative map or use permit. A use permit and architectural site plan review is required for the development of a structure with four or more attached dwelling units.

R-4 – The Multi-Family Residential zoning district allows multifamily dwelling units with a maximum density of 20 dwelling units per acre. The minimum lot size is 6,000 square feet for interior lots and 7,000 square feet for corner lots with a minimum requirement of 2,000 square feet of lot per dwelling unit. An architectural site plan review is required for all development in this zone and the city has development standards in place for multifamily projects which contain four or more dwellings per structure or more than six dwellings per lot. These standards do not impose any density reduction or limit density in any way. Multifamily projects with more than 12 units are allowed by use permit.

C-1 – The Neighborhood Commercial zoning district primarily provides small-scale retail and other services to nearby residents; however, some residential uses are also permitted in this zone, including

City of Susanville General Plan
2024-2029 Housing Element
HE-122 | Public Hearing Draft
a standalone single-family residence and a one-family residence attached to a commercial building/use by right. The maximum residential density varies by the type of proposed housing development, ranging from 12 to 20 dwelling units per acre. The minimum building site is 10,000 square feet.

Residential developments in this zone are subject to standards in zones R-1, R-2, R-3, or R-4, depending on the type of residential development.

C-2 – The General Commercial and Shopping Center zoning district primarily provides for a wide range of facilities for the sale of goods and provision of personal services; however, some residential uses are also permitted in this zone through a use permit, including a one-family residence attached to a commercial building/use and multifamily developments associated with a mixed use project. The maximum residential density varies by the use permit requirements. The minimum building site is 10,000 square feet.

UBD – The Uptown Business District primarily provides for the integration of residential, commercial, cultural, and recreational land uses; however, some residential uses are also permitted in this zone, including a single-family homes and duplexes, triplexes, fourplexes, and multifamily dwellings in mixed use developments. The maximum residential density varies by the type of proposed housing development, ranging from 12 to 20 dwelling units per acre. Residential developments in this zone are subject to standards in zones R-1 or R-4, depending on the type of residential development.

C-O – The Commercial Office zoning district primarily provides for professional, business and administrative offices; however, some residential uses are also permitted in this zone through a use permit, including a single-family residence attached to a commercial building/use and multifamily residential units. The maximum residential density varies by the type of proposed housing development, ranging from 12 to 20 dwelling units per acre. The minimum building site is 10,000 square feet.

U – The Unclassified zoning district is applied as a holding district until a precise principal zone district has been adopted for the property. Some residential uses are also permitted in this zone, including a single-family residence if the parcel is not designated by the General Plan as commercial or industrial.

Site development standards depend on all requirements by the appropriate zone district that would be used to implement the general plan designation applied to the lot.

AR-1 – The Agricultural Residential zoning district provides an area where residential uses, including single-family dwellings and manufactured homes, can be compatibly mixed with agricultural activities.

The minimum lot size is one acre.

AE-20 – The Exclusive Agricultural zoning district primarily protects areas for intensive agricultural uses; however, some residential uses are also permitted in this zone, including one or more single-family residences. The maximum residential density is 0.05 dwelling units per acre. Development requirements are 20 acres of lot are per dwelling unit.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-123
Table HE-57 provides further information regarding permitted and conditional residential land uses in the City’s residential zones and shows that residential zones allow for a wide variety of housing types.

Table HE-57 Residential Uses by Zoning District, Susanville ZoneDistrict&GP
Designation
Residential Uses by Right or by
Administrative Permit ResidentialUsesbyUse Permit
R-1 - Single Family
Residential
Density: 0-7 DU/AC
Single Family home
Manufactured home
Accessory Dwelling Units, attached,
detached, and junior
Child day care home, up to 14
children
Community care facility
Employee housing with six or less
persons
Group care home (6 or less persons)
Second dwelling unit
Transitional Housing
Supportive Housing
Senior citizen residence
Townhouse
R-2 – DuplexResidential
Density: 0-12 DU/AC
Single-family Home
Accessory Dwelling Units, attached,
detached, and junior
A manufactured home
Duplex or two-family residences
Employee housing with six or less
persons
Community care facility
Child day care home, up to 14
children
Second dwelling unit
Transitional Housing
Supportive Housing
Large day care home
Townhouse
Skilled nursing/intermediate
care facility (maximum 15
residents)
R-3 – Duplex and Triplex
Residential
Density: 0-12 DU/AC
Accessory Dwelling Units, attached,
detached, and junior
Duplex or two-family residences
Triplex
Single-family residences
Manufactured homes
Rooming house or boarding
house or dwelling group
Day care center
Skilled nursing/Intermediate
care facility
Single-family residences, except
those constructed in

City of Susanville General Plan
2024-2029 Housing Element
HE-124 | Public Hearing Draft
ZoneDistrict&GP
Designation
Residential Uses by Right or by
Administrative Permit ResidentialUsesbyUse Permit
Employee housing with six or less
persons
Child day care home, up to 14
children
Community care facility
Second dwelling unit
Transitional Housing
Supportive Housing
developments exceeding seven
dwellings per acre
Fourplexes and multifamily with
more than four dwellings per
structure
Townhouse
R-3A – Duplex, Triplex
Residential
Density: 0-12 DU/AC
All uses included in R-3 All uses included in R-3
R-4 – Multi-family Residential
Density: 0-20 DU/AC
Triplexes
Fourplexes
Multifamily units (up to 12 dwellings
per structure)
Transitional Housing
Supportive Housing
Low Barrier Navigation Center
Employee Housing with less than six
persons
Accessory Dwelling Units, attached,
detached, and junior
Child day care home, up to 14
children
Community Care Facility
Rooming house or boarding
house or dwelling group
Day care center
Single Room Occupancy Units
Skilled nursing/intermediate
care facility
Multifamily units with more
than 12 units
Townhouses
MHP - MobileHomePark
Density: 0-14 DU/AC
Mobile Home Park
Residential mobile homes placed in
an approved mobile home park
Community care facility
Child day care home, up to 14
children
Employee housing with less than six
persons
Expansion of nonconforming
mobile home parks
C-1 – Neighborhood
Commercial
Single-family Home (subject to R-1
standards)
Day care center

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-125
ZoneDistrict&GP
Designation
Residential Uses by Right or by
Administrative Permit ResidentialUsesbyUse Permit
Density: 0-20 DU/AC (varies
by type of residential
development)
Attached single-family home
(attached to commercial
building/use)
Community care facility
Child day care home, up to 14
children
Accessory Dwelling Units, attached,
detached, and junior
Employee housing with less than six
persons
Duplex or two-family residences
(subject to R-2 development
standards)
Triplexes (subject to R-3
development standards)
Fourplexes and multifamily
structures from five to 20
dwelling units per acre (subject
to R-4 site development
standards)
Low Barrier Navigation Center
Skilled nursing/intermediate
care facility
Townhouse
Supportive Housing
C-2 – General Commercial
and Shopping Center
Density: varies by use permit
Accessory Dwelling Units, attached,
detached, and junior in conjunction
with an existing residence
Employee housing with less than six
persons in an existing residence
Child day care home, up to 14
children, in an existing single-family
facility
Community care facility in an
existing single-family home
Day care center
Emergency shelter
A single-family residence, when
included within or attached to
the main building in which the
commercial use exists, and
residence will be inhabited by
the owner or operator of the
commercial use. Any use permit
required for the commercial use
must first be issued.

Single-family residences that
exist as of the effective date of
the ordinance codified in this
chapter are permitted and may
be maintained and
reconstructed if destroyed but
no new single-family residences
shall be constructed on vacant
parcels.

Multifamily dwellings or
residential units in mixed use
developments with commercial
or office uses or free-standing
dwellings; the density for mixed

City of Susanville General Plan
2024-2029 Housing Element
HE-126 | Public Hearing Draft
Among the standards shown in the table above, the use permit requirement for developments with more than 12 units in the R-4 zone is a constraint to affordable housing production. In the previous ZoneDistrict&GP
Designation
Residential Uses by Right or by
Administrative Permit ResidentialUsesbyUse Permit
use developments shall be
determined by the use permit.

Single Room Occupancy Units
Employee housing with less
than six persons
Supportive housing
Townhouses
UBD – Uptown Business
District
Density: 0-20 DU/AC (varies
by type of residential
development)
Community care facility
Child day care home, up to 14
children
Employee housing with less than six
persons
Accessory Dwelling Units, attached,
detached, and junior
Single-family home
Duplex, triplex, fourplex, or
multifamily structures up to 20
dwelling units per acre (if
associated with a mixed-use
development)
Single Room Occupancy Units
Supportive Housing
C-O – Commercial Office
Density: 0-20 DU/AC (varies
by type of residential
development)
N/A Attached single-family home
(attached to commercial
building/use)
Multifamily residential units
Mixed uses (any mix of uses
allowed in this zone district)
Supportive housing
Skilled nursing/intermediate
care facility
Day care center
AR-1 – Agricultural
Residential
Density: 0-2 DU/AC
Single Family dwelling
Single Mobile or Manufactured
home
Second dwelling unit
Senior citizen residences
Large day care home
AE-20 – Exclusive Agricultural Single-family dwelling
Manufactured home
N/A
U – Unclassified Single-family dwelling
Manufactured home
N/A

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-127
(2019-2024) Housing Element Update, the City committed to removing this requirement but has yet to adopt this amendment to the zoning code. Program HE-2 commits to removing this use permit requirement.

As demonstrated above, there is adequate land designated and zoned for a variety for housing in Susanville and this governmental constraint is not an issue. The zoning ordinance sets minimum site development standards that are designed to accommodate the uses allowed in each zone as shown in Table HE-58. These standards include minimum lot size and width, setbacks from property lines for structures, maximum heights, maximum lot coverage and parking standards.

These standards are consistent with most rural jurisdictions and are not seen as constraints to development. Lot size requirements are minimal in residential and commercial areas. Further the City allows height up to 35 feet in all residential zones, and up to 40 feet in commercial zones, both of which can accommodate three stories. Maximum lot coverage requirements mirror low density development trends in the area–which is not constrained by a shortage of developable land–while also allowing for up to 60 percent coverage in the R-4 zone. Similarly, front setbacks range between 10 and 20 feet in the front and rear and five to 10 feet along sides, neither of which constrain development.

Parking requirements for multifamily uses, however, have the potential to constrain production. The City currently requires 1.5 parking spaces per one-bedroom or studio unit, two parking spaces per unit for two or more bedroom units, plus one guest parking space for each five units and one recreational vehicle parking space for each ten units. To remove constraints imposed by costs related to meeting these requirements, Program HE-2 commits the City to reducing parking standards for multifamily uses to require no more than:
• One space for each studio and one-bedroom units
• Two parking spaces for two or more bedroom units
• One guest space for each 10 units of fraction thereof (i.e., four to 10 units; one space; 11 to 20 units: two spaces)
• One recreational vehicle space for each 15 units or fraction thereof (i.e., four to 15 units: one space; 16-29 units: two spaces)

City of Susanville General Plan
2024-2029 Housing Element
HE-128 | Public Hearing Draft
Table HE-58 Development Standards by Zoning District (Minimum), 2024 Zoning
District
SiteArea per
DU Sq. ft.

Min. Lot
Size (Sq.
ft.)
Building
Height
Lot
Coverage
Maximum
Setbacks Parking
Front Side Rear Per DU
R-1 6,000 - 7,000 6,000-
7,000 35’ 40% 15-20’4
5-10’5 15’ 2
R-2 3,500 7,000 35’ 40% 15-
20’4
5-10’5 10’1 2
R-3 & R3(A) 3,500 6,000-
7,000 N/A 40% 15-20’4
5-10’5 15’ 2
R-4 2,000 6,000-
7,000 35’2 40-60%6 15’ 5-10’5 15’ 1.5 to 2
3 MHP 3,000 43,560
(1 acre)
Comply with
State
Standards
N/A 20’ 20’ 20’ 0.5
C-1
Varies by type
of residential
development
10,000 20’ N/A 10’ 10-
15’ 15’
Varies by
use (1.5
to 2)
C-2
Varies by use
permit 10,000 40’ N/A 10’ 10-15’ 15’
Varies by
use (1.5
to 2)
UBD
Varies by type
of residential
development
6,000-
7,000 35’ 40-60% 15-20’ 5-10’ 15’
Varies by
use (1.5
to 2)
C-O
Varies by use
permit 10,000 20’ N/A 10’ 5-10’ 10’
Varies by
use
permit
AR-1
N/A 43,560
(1 acre) 35’ 40% 30’ 30’ 30’ 2
AE-20
Varies by type
of residential
development
871,200
(20 acres) 50’ N/A 25’ 10’ 25’ N/A
U
Varies by type
of residential
development
8,000
Varies by type
of residential
development
N/A N/A N/A N/A 2
1 Including 1,000 square feet of uncovered space on rear one-third of lot 2Heights over 35’ may be permitted through a use permit 3Plus 1 guest space per each 5 units, plus one recreational vehicle parking space for each ten units 4 Front, 20 feet; except that houses constructed with garages having a swing driveway, with the entrance facing the side property line, or with the garage facing the street but set back a minimum of 20 feet, may have a minimum 15 foot setback 5Five feet on interior side and 10 feet on the corner side 6 Triplex (40%), fourplex (50%) and five or more units (60%) Source: City of Susanville Zoning Ordinance, 2024.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-129
There are other federal, state, and local policies, standards, requirements, fees, or actions that affect the development of housing. Federal and state programs and agencies play a role in the imposition of non-local governmental constraints. These constraints are beyond the influence of local government, and therefore only local constraints will be fully addressed in this document.

Site Development Process/Applications
Development of housing on the parcels identified in Table HE-65 can be as simple as submitting and obtaining a building permit for a single-family home on an infill R-1 lot (a non-discretionary action) or needing approval for a subdivision map to create new lots (a discretionary action).

The permit process can have a significant impact on housing production and costs. Lengthy review periods can increase costs because material prices can rise and interest payments must be made.

Lengthy review times can also frustrate builders, and the city can lose job and housing opportunities.

For these reasons, Susanville seeks to avoid unnecessarily lengthy review periods and adheres to the time limits of the Permit Streamlining Act. According to the Planning Division, processing times for development review vary, based on the complexity of the project, the extent of environmental review required, and workload of staff. The process can range from 30 days to approximately 12 months if an Environmental Impact Report (EIR) is required.

Table HE-59 shows average processing times for development review applications in Susanville through the past planning period (2024 through 2029). The City allows concurrent filing of multiple development applications related to a single project which helps to reduce the overall processing time. These time periods start when an application is taken across the counter and end at the time of approval by the governing body. In the previous planning period, the average processing time from entitlement to receiving a building permit was 21 days.

City of Susanville General Plan
2024-2029 Housing Element
HE-130 | Public Hearing Draft
Table HE-59 Processing Times for Development Review, Susanville, 2019 - 2024 2024-2029 Application Type Avg. Calendar Days
toApproval
CEQA Exempt Applications 30 or less
Architectural Design and Site Plan Review 48
Building Permit 21
Lot Line Adjustment 45
Variance 45
Conditional Use Permit 60
Tentative Parcel Map 106
CEQA Applications
Conditional Use Permit 180
Tentative Parcel Map *
Tentative Subdivision Map *
General Plan Amendment/Zone Change 180
*none processed during the time period.

Source: City of Susanville, Community Development Department In recent years, City planning staff has been downsized from 3 to 1.5 persons (the city planner and a half time building permit technician). However, development review applications are given priority over other projects because the City is subject to the requirements of the Permit Streamlining Act in Government Code Section 65920 et seq.

Permit Streamlining Act and CEQA Timing Requirements
The City has not adopted a policy to ensure compliance with the Permit Streamlining Act (Government Code § 65920 et seq.) and the California Environmental Quality Act (CEQA) (Public Resources Code (PRC) § 21000 et seq.). Program HE-21 in this Housing Element commits the City to adopting an ordinance ensuring compliance with the Permit Streamlining Act and CEQA timing requirements. The ordinance shall specify:
• Who is responsible for making CEQA determinations of PRC 21080.1 • That the determination will be made within the timeframe permitted by PRC 21080.2, and • That when the City determines a project is exempt from CEQA, the determination triggers the Permit Streamlining Act 60-day deadline under Gov. Code 65950(a)(5) Development Permit and Approval Processing
The development review and permitting process is used to receive, evaluate, and consider the approval of new development applications. The development review and permitting process ensures that new

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-131
residential projects reflect the goals and policies of the General Plan and Design Guidelines as well as the requirements of the Zoning ordinance.

Applications for development permits are made in writing to the Planning Division of the City’s Planning and Building Division. Applications vary depending on the type of permit being requested. In addition, some planning applications require public hearings. Table HE-59 lists typical review times for various planning actions. Project application review is usually completed within 30 days of accepting a complete application. Determination of approval is usually based on consistency with the General Plan, character of adjacent land uses, adequate size and shape of lots, zoning compliance and conformance with design standards. Although application review and approval adds time to the development process, the review periods listed are consistent with or shorter than typical review periods in other jurisdictions. Therefore, they are not considered a significant constraint on housing development.

Larger development projects, such as residential subdivisions and multifamily housing complexes, may be subject to the California Environmental Quality Act (CEQA) and require environmental review, i.e., Environmental Impact Report or Negative Declaration, before a project can be approved. Smaller projects may be subject to the CEQA process if special environmental circumstances are found. The requirement to prepare an environmental document can substantially lengthen the development review process, sometimes taking up to one year to obtain project approval if an environmental impact report must be prepared. State environmental law mandates much of the time required in the environmental review process. Also, the environmental review process requires public participation.

This typically includes a public review period for environmental documents and at least one public hearing for certification of the environmental document, which adds time to the process.

Building Permit for Existing Lots
There are numerous existing lots within the city of Susanville that cannot be further subdivided and are zoned to allow the development of a single-family residence, duplex, or triplex. Development of these lots is subject to a building permit application. Building codes regulate the physical construction of dwellings and include building, electrical, mechanical, and plumbing improvements. The City currently enforces the 2022 California Building, Electrical, Energy, Fire, Mechanical, and Plumbing Codes. The City has minimal control over these standards. There have been two local amendments to these codes as of 2013. In 2013, Ordinance Number 13-994 was adopted by the City Council and set forth amendments to local frost depth, number of spacing bars required in foundations, and roof sheathing in Building Code Section 1809.5 and 1809.8. The City has also adopted amendments to the Fire Code in 2013 to add requirements related to automatic sprinkler systems and a process for appeals. These amendments consider the weather conditions and fire risks in Susanville and work to ensure safe and secure housing and are not considered a constraint to production.

The Building Division is responsible for the enforcement of building codes within the City limits. The Building Division also provides plan review services and field inspections. Building Code enforcement is conducted through scheduled inspections of new construction, remodeling, and rehabilitation

City of Susanville General Plan
2024-2029 Housing Element
HE-132 | Public Hearing Draft
projects. Inspections are also conducted in response to public complaints or an inspector’s observation that construction is occurring without the benefit of proper permits. Local enforcement of these codes does not significantly add to the cost of housing in Susanville.

Building permits for improvements with a value greater than $25,000, including new development, also require the installation of curb, gutter, and driveway improvements if none are present. A building permit for improvements valued greater at $50,000 or more also requires sidewalks. These improvements are typical of all jurisdictions in the State and are required to provide pedestrian safety, walk-ability, and drainage and to maintain a cohesive infrastructure system in the City. Further, the City is currently working to revise the thresholds that trigger off-site improvements, and to identify permits that would be excluded from this requirement (e.g., reroof projects).

Architectural Design and Site Plan Review
The requirement for Architectural Design and Site Plan Review typically go hand-in-hand with the requirement for a Conditional Use Permit. Applicants are required to submit architectural drawings, elevations, floor plans, and a plot/site plan. The purpose of this review is to ensure that development meets the City’s adopted standards for setbacks, building heights, parking landscaping and the City’s Design Guidelines. This process, in the absence of a use permit, is ministerial and avoids CEQA review in most cases. The benefit of this process is that it gives applicants assurances to proceed with more costly engineering and architectural drawings required for a building permit application and avoids potentially costly revisions to those drawings which far exceed the cost and time involved to make those revisions. An Architectural Design and Site Plan Review is approved at a regular Planning Commission meeting which is a public meeting occurring twice a month. Over ninety-five percent of projects are reviewed and approved at a single meeting. If significant time constraints exist, a special Planning Commission meeting can be scheduled. Because the time and cost associated with this process expedites building plan check and reduces costly engineering and architect revisions, the City does not view this as a constraint to development.

Architectural and Site Plan Review requirements for the R-4 zone and Planned Development projects are included below. The City requires projects to submit architectural designs and provides Planning Commission review and approval. However, the required finding that “the architectural and general appearance of such buildings or structures and grounds are in keeping with the character of the neighborhood” is subjective and not well defined within the city’s Design Guidelines. Due to these factors, the required findings for Architectural and Site Plan review are potential constraints to development and should be revised to provide clarity and approval certainty. Program HE-2 commits the City to revising findings for Architectural and Design Review to remove these constraints. § 17.24.060 Site Development Standards (R-4 district).

H. Architectural and Site Plan Review. An applicant for either a building permit or a use permit shall submit architectural drawings, the elevations of all buildings and a site plan which indicates how the standards listed in this section will be met. Development plans are also subject to the City of Susanville

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-133
Design Guidelines, adopted July 17, 2002, as may be amended. This submittal shall be made on a form prescribed by the community development director and shall include such additional plans, drawings and information as the planning commission from time to time may require by resolution. Such drawings and site plans shall be considered by the planning commission at a public meeting. The planning commission must find that the architectural and general appearance of such buildings or structures and grounds are in keeping with the character of the neighborhood and will not be detrimental to the orderly and harmonious development of the city. The planning commission may approve, conditionally approve or disapprove said plans. If a use permit is required, architectural and site plan review will be a part of the use permit process and the director's approval shall occur as set forth by the terms and conditions of the use permit.
§ 17.64.060 Architectural and Site Plan Review.

An applicant for either a building permit or a use permit shall submit architectural drawings, the elevations of all buildings and a site plan which indicate how the standards established in the PD development plan will be met. Development plans are also subject to the City of Susanville Design Guidelines, adopted July 17, 2002, as may be amended. This submittal shall be made on a form prescribed by the community development director and shall include such additional plans, drawings and information as the planning commission from time to time may require by resolution. Such drawings and site plans shall be considered by the planning commission at a public meeting. The planning commission must find that the architectural and general appearance of such buildings or structures and grounds are in keeping with the character of the neighborhood and will not be detrimental to the orderly and harmonious development of the city. The planning commission may approve, conditionally approve or disapprove said plans. Architectural and site plan review may be submitted as part of the use permit process or may be submitted separately. The director's approval shall occur as set forth by the terms and conditions of the use permit.

Conditional Use Permit
Conditional Use Permits are required for most multifamily development within the City. The residential R-3 and R-3A zones both require a use permit for structures containing four or more dwelling units; however, multiple structures are permitted on a single parcel, provided that the overall density of 12 dwelling units per acre is not exceeded. In the R-4 zone, multifamily structures with 13 or more dwellings per structure require a use permit.

While the requirement for a use permit and site plan review makes it sound like the City is processing two permits, in reality the two are part of the same application and are heard concurrently under one application fee. The submittal requirements such as site plans and elevations are exactly the same.

Application processing times are about two weeks longer for use permits compared to Architectural Design and Site Plan Review if environmental documents such as a negative declaration ore EIR are not required. When environmental documents are required the processing timeline can be several weeks to months longer. Environmental review is generally required if a use permit is required and more than 6

City of Susanville General Plan
2024-2029 Housing Element
HE-134 | Public Hearing Draft
attached dwelling units are being constructed at one time. This would typically only occur in the R-3, R3(A), and R-4 zoning districts.

Use Permits are considered by the Planning Commission at a public hearing which also includes noticing neighbors of the project and hearing. The Commission can approve, conditionally approve, or deny the request. Historically, the City of Susanville Planning Commission has approved an overwhelming majority of Use Permits presented to them at a single meeting.

The costs associated with the Conditional Use Permit process, typically ranging from $1,000 to $2,640, and represent less than one percent of the costs for a moderate to larger housing project and are thus not prohibitive or stifling to development.

Tentative Subdivision Map and Parcel Maps
The type and size of residential development generally dictates if a project will require the subdivision of land and an application for either a Subdivision Map or Parcel Map. Single-family developments in the R-1 zone require the creation of individual parcels to maximize development. The R-2 zone is similar in that each duplex structure must be on a single parcel. In the R-3 and R-4 zones, multiple structures containing multiple dwelling units can be developed on a single parcel by right, so long as they comply with the City’s multifamily development standards. However, even larger R-3 and R-4 parcels may be divided prior to development. This allows a project to be developed in phases without requiring a development loan for the entire parcel.

In California, the division of land is regulated by the Subdivision Map Act, a State imposed set of regulations. By statute, all applications to divide land are discretionary and therefore subject to environmental review with limited exceptions that can allow the creation of 4 of fewer parcels in urban areas when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent.

Similar to a Conditional Use Permit, an application for a Tentative Parcel Map or Subdivision is submitted to the City’s Planning Division and is acted upon by the Planning Commission at a public hearing.

Since the process for subdividing land is controlled by State statutes, the City cannot alter the process.

The requirements the City imposes for dividing property therefore is not found to be a constraint on providing housing.

General Plan and Zoning Amendments
Within its incorporated boundary, the City of Susanville has broad discretion over the General Plan and zoning designations, provided they are consistent with State guidelines and statutes for content and process. The most significant part of the General Plan related to housing, other than the Housing

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-135
Element, is the Land Use element which designates areas of the City for residential development and the associated densities. While the City adopts the General Plan, individuals can apply for amendments to the Plan. Amendments to the Plan can take the form of a change to the text, changing the density of a land use designation, or changing a designation on the map. The administration of the zoning ordinance operates in much the same manner. A change to the General Plan Map will normally require a corresponding rezoning to implement the new land use designation.

Applications to amend the General Plan and zoning are made to the City and processed by the City Planner. A public hearing is held on the matter at the Planning Commission which makes a recommendation to the City Council. The City Council, at another public hearing, makes the final determination on the project which is adopted by resolution for a General Plan amendment and ordinance for the zone change. This process is set by State statute and is a discretionary act subject to environmental review. For individual requests, the process takes approximately 4 to 6 months to complete. The cost for processing a General Plan and zone change is approximately $4,592, as outlined in Table HE-61.

The City currently has more than adequate land zoned to meet its RHNA housing distribution and amendments to the General Plan designations or zoning districts will not be required to meet housing needs. Because the process for making changes to the General Plan and zoning are set by State statute, they are not considered a constraint to meeting the City’s RHNA housing distribution.

Annexations of New Land
The Local Agency Formation Commission of Lassen County (LAFCo), an independent body, regulates through a discretionary process the annexation of new lands into the City as set forth in the CorteseKnox-Hertzberg (CKH) Local Government Reorganization Act. Annexations may be viewed as a constraint due to the lengthy processing time period and the requirement for a review of public services which requires an extensive processing time. Additionally, provisions in the CKH Act allow residents within proposed annexation areas to prevent annexation with enough protest votes.

LAFCo's policies and legislative directive to conserve Prime Agricultural Land can also affect a City’s ability to annex new land if other alternatives exist. As a result, the conversion of agricultural land is a concern and can cause constraints to annexation for local city jurisdictions. In addition, the required property tax share agreement pursuant to Section 99 of the State's Revenue and Taxation Code is required for every city and district annexation, effectively granting the County the authority to veto a city or district annexation request. Amongst local cities, this is the largest hindrance to a more expeditious annexation process.

For Susanville, annexation is not a relevant issue to the provision of adequate housing. Adequate lands exist within the existing City boundary to meet all of its RHNA housing distribution. Annexation is not a constraint to development at this time.

City of Susanville General Plan
2024-2029 Housing Element
HE-136 | Public Hearing Draft
Review of Local Ordinances
The City does not have any locally adopted ordinances that hinder the development of housing.

Typical Densities For Development
The city of Susanville is a small city in a rural area that has not experienced significant housing development in the last 20 years. Typical single-family residential lots vary in size from approximately 6,000 square feet to 10,000 square feet and support 1 to 2 single-family homes each. Most recent singlefamily subdivisions resulted in typical density of seven homes per acre. Multifamily densities within Susanville are typically eight to 20 units per acre (60 to 100 percent of maximum capacity). These densities exceed the realistic capacity calculated for sites in the Sites Inventory Analysis, which assumes a total of 25 percent of maximum capacity.

Planning and Development Fees
Although planning and development fees contribute to the total cost of housing development, the extent to which these costs are passed on to the consumer depends on price sensitivity of each housing type and the ability of housing developers to absorb such cost increases and still maintain acceptable profit margins. Where increased costs cannot be absorbed by the consumer or the developer, housing production will likely decline. In “price sensitive” markets, such as that for affordable housing developments, when increased costs cannot be absorbed by the developer, affordable housing is often built far less often.

Table HE-60 shows an estimated development cost breakdown in 2024 for a 1,500 square foot singlefamily dwelling and a 1,000 square foot multifamily dwelling. The example single-family dwelling includes a 441 square foot garage, which is the size of a typical new home in the City of Susanville. Such a residence would have fees totaling approximately $20,278, including plan review fees, plumbing, mechanical, electrical, in-lieu of parkland dedication impact fees, water, sewer, and school impact fees.

Therefore, the development fees for a 1,500 square foot home at an assumed price of $225,000 would be less than 10 percent of the total cost of the home. The example multifamily dwelling includes a single space carport. Such a residence would account for fees totaling $11,692. Therefore, the development fees for a 1,000 square foot home at an assumed price of $150,000 would be less than eight percent of the total cost of the residence.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-137
Encouraging Multifamily Housing Development: Fee Moratorium To encourage and incentivize multifamily development, the City of Susanville adopted a five-year moratorium on multifamily mitigation fees on February 5, 2025. The moratorium includes police, fire, and street fees. During this time, the fee moratorium will be offset by existing municipal funds and will not affect the City’s ability to provide and maintain service levels. This moratorium has the potential to reduce the cost of development by thousands of dollars and is considered to be a significant incentive for multifamily development.

City of Susanville General Plan
2024-2029 Housing Element
HE-138 | Public Hearing Draft
Table HE-60 Development Impact Fees, 2024
SINGLE FAMILY RESIDENCE, MAY 20241 MULTI-FAMILY RESIDENCE, MAY 20242 Fee Type Fee Cost Fee Type Fee Cost
Building Permit $2,057.03 Building Permit $1,327.75
Plan Review $1,301.95 Plan Review $$827.94
Plumbing $183.00 Plumbing $183.00
Mechanical $183.00 Mechanical $183.00
Electrical $183.00 Electrical $183.00
SMIP $36.35 SMIP $19.47
CA Bldg. Standards $11.00 Ca Bldg. Standards $6.00
In-Lieu Parkland Dedication $571.58 In Lieu-Parkland Dedication $413.84 Sub-Total $4,526.91 Sub-Total $3,202.00
Other Fees Other Fees
Mitigation Fees Mitigation Fees
Police Fee @ $1.26 Sq. Ft. $1,890.00 Police Fee @ $1.34 Sq. Ft. $1,340 Fire Fee @ $0.93 Sq. Ft. $1,395.00
Fire Fee @ $0.98 Sq. Ft.

Fire Fee (commercial) @
$1.22 Sq. Ft.
$980
Street Fee @ $0.98 Sq. Ft. $1,470.00 Street Fee @ $1.04 Sq. Ft. $1,040 Sidewalk – curb, gutter &
drive
Encroachment Permit3 $274.00
Water System Source Fee $697.00 Water System Source Fee $513.00 Water System Storage Fee $1,042.00 Water System Storage Fee $689.00 Water Connection Fee $997.00 Water Connection Fee $997.00 Water Service
Meter & ¾” Main Tap $289.00 Meter & 2” Main Tap $389.00 Natural Gas Meter Set Fee $10.00 Natural Gas Meter Set Fee $10.00 Sewer Connection Sewer Connection
Wastewater Treatment $1,612.00 Wastewater Treatment $1,447.00 Collection $1,000.00 Collection $1,000.00
Inspection $275.00 Inspection $275.00
School Mitigation Fee School Mitigation Fee
$3.20 Sq. Ft. $4,800.00 $3.20 Sq. Ft. $3,200.00
Sub-Total $15,751.00 Sub-Total $11,850.00
Grand Total $20,277.91 Grand Total $15,052.00
(1) Calculated fees assume a 1,500 square foot single-family dwelling

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-139
(2) Calculated fees assume a 1,000 square foot multifamily dwelling (3) If a new sidewalk must be installed, a refundable deposit of $5,500 is required at the time of permit issuance.

Note: The City of Susanville passed a five-year moratorium on multifamily mitigation fees, including police, fire, and street fees on February 5, 2025. The fee calculations in the table include the multifamily mitigation fees and do not account for the five-year moratorium.

Source: City of Susanville Community Development Department, City of Susanville Public Works Department; Susanville Sanitary District.

Planning fees and permit processing times can be considered constraints if they are in excess of the City’s costs to provide the services or if there are unnecessary or excessive processing delays. However, the fees collected by the City generally do not cover the cost of processing the application.

Table HE-61 Planning Application Fees
Fee Category Fee Amount
Planning and Application Fees
Administrative Permit $198.00
Architectural Design/Site Plan Review ≤ 1,000 s.f. $103.00 Architectural Design/Site Plan Review ≥ 1,000 s.f. $1,227.00 Conditional Use Permit(s):

Residential(proposed fences and signs)
Residential (existing fences and signs)
Minor
Moderate
Major
Planned Development
$522.00
$1,077.25
$1,373.00
$1,616.00
$2,128.00
$2,640.00
Floodplain Permit $218.00
General Plan Amendment
GeneralPlanAmendment with Annexation
$3,488.00
$5,408.00
Historic Building Site Registry $126.00
Home Occupation Permit $96.00
Variance Proposed Development $759.00
Variance Existing Development $1,338.00
Zone Change $2,453.00
Zone Change Planned Development $2,453.00

City of Susanville General Plan
2024-2029 Housing Element
HE-140 | Public Hearing Draft
Fee Category Fee Amount
Subdivision
Certificate of Compliance $372.00
Lot Line Adjustment/Merger $645.00
Tentative Subdivision Map $2,741.00 + $30/lot (Land division of ≥5 lots) Final Subdivision Map $1,144.00
Tentative Parcel Map $1,397.00 (Land division of ≤4 lots) Final Parcel Map $762.00
Environmental
Environmental Impact Report2 Varies (actual cost + 15%) Initial Study/Negative Declaration $3,080.00
Impact
Water Hookup $997.00
Sewer Hookup
Single-Family Multi-Family
CollectionSystem Inspection Fee
$1,612/ERU
$1,447/ERU
$1,000/ERU
$275
Traffic Varies
School $3.20/sq.ft.

Estimated Total Development Costs
Single Family $4,500 - $8,000
Multifamily $5,500 - $10,000
Source: City of Susanville, Planning Division.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-141
Analysis of Non-Governmental Constraints
Non-governmental constraints are those which are generated by the private sector and are beyond the control of local governments. Some of the impacts of non-governmental constraints can be offset to a minimal extent by local governmental actions, but usually the effects are localized and have little influence on the total housing need within the jurisdiction or market area. Non-governmental constraints to affordable housing in Susanville consist of three major factors: price of land, availability of financing, and cost of construction.

The City has a limited ability to influence these factors. Land costs are impacted by the number of adequate sites that are available. Regional demand and costs have a great impact on land costs.

Construction and financing costs are also determined at the regional, state, and national levels by a variety of private and public actions, which are not controlled by the City.

The major barrier to providing housing for all economic segments of the community concerns the nature of the housing market itself. Development costs have risen to the point where building affordable housing for all economic segments of the community is difficult without financial subsidies.

Land Cost
According to the California Building Industry Association, the cost of land represents an ever- increasing proportion of the total housing development cost. Since the mid-1960’s, raw land has cost significantly more in California than in the rest of the United States. Land costs in Susanville are significantly less than the rest of California. Between March and April of 2024, two vacant residential lots were sold within the City limits at a cost of $19,000 and $24,000. The average vacant land sale price is $21,500 with an average parcel size of 0.2 acres, indicating that there are only a few tracts of land available; however, these parcels are towards the affordable end of the price range.

Measures to reduce land costs, which are traditionally available to local governments, include the use of Community Development Block Grant (CDBG) funding and the use of government-owned surplus lands for housing projects. These measures generally benefit the construction of assisted low-income housing.

Construction Costs
Rising costs of labor and materials have contributed to non-governmental constraints on housing development and improvement between the 1990s into the early 2020s. Generally, these increased construction costs have been passed along to local homebuyers and renters.

Construction costs can vary widely depending on the type of development. Multiple family residential housing generally costs less to construct per unit than single-family housing. Labor and material costs also have a direct impact on housing costs and comprise the main component of housing costs.

Residential constructions costs vary greatly depending on the quality of materials used and the size of the home being constructed.

City of Susanville General Plan
2024-2029 Housing Element
HE-142 | Public Hearing Draft
According to cost estimates from a local builder, Kirack Construction, the average cost of construction for a detached single-family home is typically between $300 and $350 per square foot. The cost of construction for multifamily residential units is approximately $333 per square foot for the units, excluding parking spaces.

On/Off-site Improvements
On and off-site development costs will vary greatly depending on the situation. The least costly would be the development of a single-family home on an existing lot which already has curb gutter and sidewalk frontage improvements. In this situation there would be no off-site costs other than the fees accounted for in Table HE-60 and Table HE-61 . There are no landscaping requirements or associated costs in this scenario. Additionally, parcels zoned for multifamily uses in the city are positioned along existing streets and are not constrained by the need to install new roadways.

If curb, gutter, and sidewalk are not present, development of the parcel would require their installation.

The cost of installing these improvements is estimated at $75 a linear foot. For a 60-foot-wide lot the cost would be about $4,500.

To address potential constraints, the City may allow for partial installation based on the objective standards within Section 12.20.140.
“The partial installation of curb, gutter, sidewalk, or driveway or one or more of them may be considered where there exist large lots or street fronts wherein strict conformance with Section 12.20.010 or 12.20.030 would require the installation of more than 75 linear feet of curb, gutter, sidewalk and driveways or any one or more of them. In such cases, the city superintendent of streets may reduce the amount of curb, gutter, sidewalk and/or driveways or one or more of them, after considering the overall cost of improvements. The building official will determine the cost of improvements when the building permit is requested.” (Municipal Code Section 12.20.140) It is not anticipated that any new subdivisions will be developed within Susanville during this housing cycle due to the decline in the city’s population and number of adequately sized vacant lots available within the City. Therefore, the cost analysis for new subdivision lots will not be addressed. Furthermore, it would be difficult to estimate the costs for a new subdivision given that, in Susanville, the most recent subdivisions were developed by contractors who have their own earth moving equipment and general contractor’s license’s for constructing the homes. Those same contractors also have approved subdivisions and are waiting to develop them. The only landscaping required for a subdivision is one 15 gallon street tree per lot, a cost of approximately $100 to $150, depending upon the species.

The City’s objective standards for multi-unit developments require one bike parking space for every two units. The costs for bike parking can vary depending on the design of the facilities but is estimated at $100 per unit.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-143
Although requirements for curb, gutter, and sidewalks; street trees; and bike parking impose additional costs on multifamily developments, these costs are minimal and required to support and encourage safe and healthy housing and are not considered a constraint to development.

Since the passage of Proposition 13, local governments have faced the increasingly difficult task of trying to finance the cost of infrastructure. Infrastructure costs can no longer practically be passed on to the taxpayer through property tax backed general or special obligation bonds by the local jurisdiction.

The incremental cost of these facilities has been partially financed through impact fees; however, typically these costs are passed along by increasing the cost of housing and rents.

Other methods that can be used by jurisdictions to promote the construction of affordable housing include allowing smaller lots, reducing processing fees, and reducing processing time. Lot size and improvement concessions need to consider possible site-specific characteristics such as soil quality and drainage capacity before they are granted. Reducing development fees can have a significant effect on housing costs in jurisdictions where the fees represent a large percentage of the overall cost. As discussed earlier, to encourage development, the City has adopted a moratorium on impact fees that will be in place throughout the entire planning period.

Availability Of Financing
The cost of borrowing money to finance the construction of housing or to purchase a house affects the quantity of affordable housing in Susanville. High interest rates can eliminate many potential homebuyers from the housing market or render a housing project infeasible that could have been successfully developed or marketed at lower interest rates. Financing costs are subject to fluctuations of national economic policies and conditions. The cost for site preparation and construction is a very important determinant of the initial cost to the purchaser. Mortgage rates have an even more dramatic effect on the cost of housing to the homebuyer and to the developer of multifamily projects. If high interest rates don’t render a multifamily apartment project infeasible the additional costs are either passed on to renters, in the case of market rate housing, or offset by subsidies in the case of low-income housing.

Fluctuating interest rates have a particularly dramatic effect on the building industry when mortgage rates increase between the start of construction and completion of a project. It is anticipated that since seven percent interest rates are currently available, home buying will continue to increase provided other factors such as material, labor, and land costs are not affecting the market.

The City of Susanville previously participated in two housing programs, the CDBG Homeownership Assistance Program and the HOME First-Time Homebuyer’s and Rehab Program. However, these programs are both currently suspended and not available to residents.

Tax increment financing was used by the City’s former Redevelopment Agency to write down costs of outstanding assessments for public improvements. This program encouraged homeownership by veryPage 201 of 399 City of Susanville General Plan
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low, low and moderate-income households. Development Agreements require housing for low-income households in exchange for agency financial participation.

In addition to the constraints of interest rates and housing costs, home loan denial due to race or gender by financial institutions is a potential nongovernmental constraint. The Home Mortgage Disclosure Act (HMDA) was enacted by Congress in 1975 and is implemented by the Federal Reserve Board's Regulation C. This regulation provides the public loan data that can be used to assist in determining whether financial institutions are serving the housing needs of their communities; if public officials in distributing public-sector investments so as to attract private investment to areas where it is needed; and in identifying possible discriminatory lending patterns.

There are no statistics available for the denial percentage by race or gender for Susanville or Lassen County. However, HMDA data prepared by the Federal Financial Institutions Examination Council (FFIEC) are available for the nearby Redding Metropolitan Statistical Area (MSA), which covers Shasta County. Table HE-62 shows home loan denial rates in the Redding MSA by race and gender. The data indicate that proportionally more individuals identifying as American Indian/Alaska Native and Black are denied home loans than other racial and ethnic groups in the Redding MSA. While the Redding MSA statistics may not fully apply to Lassen County, they may indicate similar housing issues related to loan denials, given the proximity of the MSA to the County.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-145
Table HE-62 Disposition of Applications for Government-backed and Conventional Home Loans, Redding MSA, 2022
Applicant Race/Gender Applications
Received
Applications
Denied
Percent
Denied
Race/Ethnicity
American Indian/Alaska Native 85 39 45.88%
Asian 132 40 30.30%
Native Hawaiian/Other Pacific Islander 10 4 40.00%
Black 33 14 42.42%
Hispanic 257 71 27.63%
White 3,290 909 27.63%
Other/Race Not Available 770 277 35.97%
2 or More Minority Races 8 2 25.00%
Joint (White/Minority) 127 46 36.22%
Gender
Male 1,342 485 36.14%
Female 961 303 31.53%
Joint (Male/Female) 1,782 396 22.22%
Source: Federal Financial Institutions Examination Council, 2022.

Development Resources
Funding and housing developers are essential to providing affordable housing to meet the needs of Susanville residents. This section outlines the financial resources available to the City as well as local developers who have been active in constructing and rehabilitating affordable housing in Susanville and Lassen County.

Local Housing Resources
The following non-profit developers have been active in the construction and rehabilitation of affordable housing projects in Lassen and surrounding counties. While some of the non-profit organizations are already active in the City of Susanville and Lassen County, others listed here are located in the region and may be useful in developing additional affordable housing opportunities in the City.

Eskaton, Inc.

Eskaton's services include the development of affordable senior housing, assisted living and housing rehabilitation as well as skilled care, home care services, adult day health care, community information and assistance and a telephone reassurance program. Eskaton has been active in Susanville in recent years where it has developed Lassen Manor totaling 82 apartment units. These apartment complexes

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provide affordable housing to seniors and persons with disabilities in the community. Eskaton, Inc. does not have any current developments planned in Susanville.

Community Housing Improvement Program, Inc. (CHIP)
CHIP is a non-profit housing developer that has been active in Susanville. CHIP developed 34 singlefamily homes in 2005 as part of its sweat equity program. The homes were constructed in the Maurino Manor Subdivision using the USDA’s Mutual Self-Help Housing Program. The homes were developed in part using the “sweat equity” of the future residents and were sold at affordable rates to lower-income households in Susanville.

Rural Community Assistance Corporation (RCAC)
The Rural Community Assistance Corporation is one of the major funding sources for the development and rehabilitation of affordable housing in the northern counties. As a certified Community Development Financial Institution (CDFI), RCAC provides financing to non-profits and public agencies for housing affordable to lower income households, community facilities and water and wastewater systems. RCAC Housing Services has three areas of emphasis: farm worker housing, self-help housing, and Community Housing Development Organizations (CHDOs). RCAC, which is located in West Sacramento, has funded affordable housing projects in many rural northern counties, including Plumas, Colusa, Shasta and Tehama, among others. In other counties, RCAC has funded projects that combine housing with supportive services such as health and childcare.

Energy Conservation
Energy-related costs could impact the affordability of housing in the City of Susanville. Energy conservation improvements offer the most viable means of addressing the potential for high-energy costs. The objective of energy conservation efforts directed towards new development should be the maximum feasible use of passive or natural cooling and lighting.

A variety of energy conservation opportunities are available in Susanville for housing construction and rehabilitation. These can be categorized as: green rating systems; new construction programs; rehabilitation programs; and local programs and partnerships. The resources available in each of these categories are described below.

For new construction, additions and some remodeling jobs, Title 24 of the California Administrative Code sets forth mandatory energy standards for new development and requires the adoption of an “energy budget.” The housing industry must meet these standards and the City is responsible for enforcing the energy conservation regulations through the building permit process. In addition, the Green Rating System can be used results in construction which exceeds Title 24 requirements. Its use should be encouraged by the City for new projects and required for projects in which the City is involved.

Green rating systems offer ways to measure the overall energy efficiency and sustainability of buildings.

Developers use the green rating systems as a way to measure operational cost efficiency and market

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their product to potential tenants and the community at large. The green rating systems not only encourage energy efficiency, but also healthier living environments for residents, waste reduction, sustainable materials, optimal housing location and quality design. The three most widely used green rating systems for housing are described below.

Build It Green (www.builditgreen.org) is a Bay Area nonprofit with a mission to promote healthy, energy- and resource-efficient building practices in California. Nearly 15,000 homes have used their Green Point Rated system statewide. Scoring categories include: energy efficiency, resource conservation, indoor air quality, water conservation, and community. Community includes proximity to transportation, bicycle and pedestrian access, and safety.

LEED (www.usgbc.org/leed) is the most widely recognized green building accreditation system and was developed by the U.S. Green Building Council. LEED accreditation is the most rigorous of the residential rating systems, and projects can achieve varying levels depending on the extent of green characteristics, including “Certified”, “Silver”, “Gold” and “Platinum”. Scoring categories include: sustainable sites, water efficiency, energy and atmosphere, materials and resources, and indoor environmental quality.

Enterprise Green Communities (www.enterprisecommunity.com) are developed by the Enterprise Foundation to encourage green building in affordable housing. Grants are available to help participants achieve certification. Scoring categories include: integrative design, location and neighborhood fabric, site improvements, water conservation, and energy.

For existing older housing developments, there are a number of methods available to decrease their energy demand, most of which fall under the general label of “retrofit” or “weatherization.” Some of the most common techniques for increasing building efficiency are: insulation of ceilings; heating- and ventilating-air conditioning ducts and hot water heaters; weather stripping and caulking; storm windows; night setback thermostats; spark ignited pilot lights; low-flow shower heads; window treatment to provide shade; and furnace efficiency modifications. Beyond building alterations, property owners can reduce energy costs by installing and maintaining landscaping that provides summer shading and allows winter sun to residential structures.

The U.S. Department of Housing and Urban Development (HUD) offers grants or subsidized loans to owners and tenants in residential, commercial, and agricultural buildings for the purchase and installation of conservation and solar measures. These funds are disbursed through the state and provide financial assistance to consumers for solar and energy conservation improvements.

Alternatives that are available to the housing industry to meet the energy standards include:
• A passive solar approach that requires suitable solar orientation, appropriate levels of thermal mass, south facing windows and moderate insulation levels. • Higher levels of insulation than what is previously required, but not requiring thermal mass or window orientation requirements.

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• Active solar water heating in exchange for less stringent insulation and/or glazing requirements. • Active solar photovoltaic electricity generation
Additionally, Lassen Municipal Utility District (LMUD) has some energy efficiency programs available.

LMUD is a publicly owned electric utility created by voters in 1986 that provides electrical service to approximately 10,500 customers in Lassen County. The service area extends across south central Lassen County, including the City of Susanville, Eagle Lake, and Westwood. LMUD has implemented Public Benefit Community Projects, which mainly consists of grants for upgrading lighting, insulation, windows, and other conservation measures. Funding from LMUD for community projects typically goes towards non-profits and other community organizations for energy efficiency projects, renewable energy projects, low-income assistance, and research and development of emerging technologies.

The City of Susanville informs residents on water conservation efforts they may take through the Public Works page of the City website. These conservation efforts include reducing all residents’ and businesses’ outdoor water use by 25 percent through watering only three days per week, and avoiding outdoor irrigation for 48 hours following precipitation. For new developments, section 17.96.040 (Landscaping) or the Zoning ordinance encourages native plants, xeriscaping, or other drought resistant plants for all disturbed areas of the parcel not included under the roof or for vehicular areas; however, these areas may also be covered with concrete, asphalt, or other landscaping with a weed mat.

The City of Susanville does not currently impose any stricter energy conservation standards than required by Title 24.

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Section Five
Sites Inventory
Analysis
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Section Five: Sites Inventory Analysis
The City of Susanville’s future housing need is based on population and employment growth projections over the 2024-2029 period. Based on these projections, the State assigns each region in California a Regional Housing Needs Allocation (RHNA), which is mandated by the State of California for regions to address housing issues and needs (California Government Code Section 65584). The State of California, through the Department of Housing and Community Development, establishes the total housing unit needs for each region. The local council of governments, where they exist, determines the share of the regional housing need for each city and county within its jurisdiction, consistent with Government Code Section 65584(a) and with the advice of the Department of Housing and Community Development. For areas with no council of governments, the Department of Housing and Community Development determines housing market areas and defines the regional housing need for cities and counties within these areas (Government Code Section 65584(b)).

Regional Housing Needs Allocation
The Department of Housing and Community Development (HCD) developed the Regional Housing Needs Assessment (RHNA) for the City of Susanville and unincorporated Lassen County. It allocates to the City and unincorporated areas of the county their “fair share” of the projected housing need, based on household income groupings over the five-year planning period for the Housing Element of each specific jurisdiction.

The intent of the RHNA is to ensure that local jurisdictions address not only the needs of their immediate areas but also provide their share of housing needs for the entire region. Additionally, a major goal of the RHNA is to assure that every community provides an opportunity for a mix of housing affordable to all economic segments of its population. The RHNA allocations are made to ensure that adequate sites and zoning are provided to address existing and anticipated housing demands during the planning period and that market forces are not inhibited in addressing the housing needs for all facets of a particular community. Table HE-63 provides the City’s RHNA target for the planning period (2024 to 2029) for each of the four household income groups.

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Table HE-63 7
th Cycle Regional Housing Needs Allocation (2024-2029)
Regional Housing Needs Allocation
Income Category New Construction Needed
Extremely Low (0%–30% of Area Median Income (AMI))* and Very Low (31%–50% of AMI) 1
Low (51%–80% of AMI) 1
Moderate (81%–120% of AMI) 0
Above Moderate (over 120% of AMI) 0
Total Units 2
* The Extremely Low AMI category is included within the Very Low AMI and accounts for 50% of the total RHNA allocation based on HCD-accepted methodology.

Meeting the RHNA
Although State law requires the Housing Element to address the housing needs of all income groups, the City must focus special attention on meeting the needs of extremely low-, very low , low-, and moderate-income households. These households face the greatest challenges in obtaining affordable housing. The City can satisfy its responsibility for providing adequate sites for housing, by ensuring there is an adequate supply of sites for attached housing, multifamily rental housing, mobile homes, accessory dwelling units, and other forms of housing with the potential to provide affordable shelter.

Vacant Sites Analysis
The following discussion is an analysis of the development potential for vacant lands that meet State requirements for lower-income RHNA sites.

Government Code section 65583.2, subdivision (c)(3)(B), allows local governments to utilize “default” density standards that are “deemed appropriate to accommodate housing for lower income households.” The default density option is not a mandated density. The default density standard provides a streamlined option for municipal governments to meet the density requirement. No analysis to establish the appropriateness of the default density is required, and the California Department of Housing and Community Development (HCD) must accept that density as appropriate in its review.

For Susanville, the default density is 15 dwelling units per acre (du/ac). The Zoning Ordinance currently (2024) allows up to 20 units per acre in the R-4 zone. This zone meets the default density threshold and can be identified as capacity to meet lower-income housing goals. All sites identified to meet the RHNA are zoned R-4.

Site Selection Methodology
This section outlines the methodology for selecting sites that meet State requirements. In developing the inventory, the City:
• Identified vacant residentially-zoned parcels,

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• Removed parcels in zones that do not meet the default density threshold (15 du/ac) for lowerincome capacity, • Removed parcels that have physical constraints, such as location within a flood plain, that render the site unbuildable or trigger major cost constraints.

RealisticCapacity Methodology
Once sites were identified as appropriate to include as capacity to meet the RHNA, the City developed a methodology for calculating realistic capacity assumptions for each site, including:
• Due to State requirements for lower-income capacity, sites larger than 10 acres were removed from consideration as lower-income capacity and applied toward moderate- or above moderate-income capacity.
• Maximum capacity was determined based on total acreage and maximum density. • Factors were then applied to calculate realistic capacity that takes into account land use controls, necessary site improvements, and low-density development trends in the city, as shown in Table HE-64.
o Realistic capacity
▪ = (total acres * maximum density) * (adjustment factors) ▪ = (acres * 20 du/ac)* (0.50) * (0.50) = 0.25 (or 25 percent of maximum capacity) • Realistic capacity calculations are conservative and are meant to reflect the low-density development trends in the city.

Table HE-64 Realistic Capacity Factors
Capacity Factors Adjustment Reasoning
Land Use Controls and Site Improvements

0.5 For net acreage due to
development requirements and onsite improvements including interior circulation, sidewalks,
walkways, parking and common
areas, etc.

Development trends 0.5 To account for low density
development trends in the city.

Trends. The realistic capacity factors are based on low-density trends in the city. These factors limit assumptions to just 25 percent of maximum capacity. Among current projects, three low-income senior duplexes are being developed on two lots (103-061-064-000 103-061-063-000) totaling approximately

1.25 acres, achieving 4.8 dwelling units/acre, or approximately 68 percent of maximum density. While no affordable high-density multifamily uses have been developed in recent years, existing apartments

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on typical lots indicate that a 25 percent realistic capacity calculation is conservative. For instance, the Susanville River Apartments, a recently (2013) renovated senior development, achieves 41 units on a sloped site of approximately 5.5 acres, or 7 dwelling units per acre, equivalent to 35 percent of the maximum density. Despite the sloping constraints on this site, the development achieved greater density than is assumed by the realistic capacity factors.

Vacant Sites Inventory
Based on the methodology described above, the City has identified five vacant sites with R-4 zoning appropriate for higher density residential development (Table HE-65). Each site can be services by local water and sewer districts and there are no significant physical or environmental constraints that would significantly challenge development.
• Three of the sites (Sites 2, 3, and 5) fall between 0.5 and 10 acres, making them appropriate for lower-income residential development. The total realistic capacity for these three sites is 77 units.
• Two of the sites (Sites 1 and 4) have acreage greater than 10 acres, making them appropriate for inclusion as moderate- and above moderate-income residential capacity. Because it is unrealistic that these larger parcels will be completely built out during the planning period, the realistic capacity calculation for these sites is based on a maximum acreage of five acres. The total realistic capacity for these two sites based on limited assumed development is 50 units.

Figure HE-3 identifies the five vacant multifamily residential sites identified through this analysis.

Please note: The Sites Inventory identifies residential sites the meet the RHNA, a State-assigned housing goal with very specific requirements related to zoning, lot size, location, and site availability.
• The Sites Inventory is not a reflection of total residential capacity. • Residential development is not limited to these sites.

Environmental Constraints. The City considered environmental constraints in the identification of sites to meet the RHNA. None of the included sites are limited by access issues, odd or unfunctional shape, steep slopes (greater than 20 percent), contamination, Williamson Act contract, or soil issues that would constrain development. Additionally, none of the sites are located in a 100-year flood plain or very high fire hazard severity zone.

Infrastructure. All sites are located along established roadways and are within local water and sewer districts. None of the sites would require septic, nor would it be allowed. All sites have access to utilities, including electrical, broadband, telecommunications, and cell service. Additionally, all five sites are located along public transit routes.

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Table HE-65 Inventory of Available Vacant Land for Residential Development Site # APN GP Designation Zone Total Acres
Realistic
Capacity
Acreage Maximum Density Maximum Capacity Realistic Capacity Very Low1LowModerateAbove Moderate
Census Tract
Within
Water/Sewer
District
Flood
Zone
Environmental
Constraints
(very high fire
hazard zone,
steep slope,
odd shape,
access,
contamination)
Used in
Previous
Element
1 101-271-23-11 Multiple Family R-4 18.5 5.0 20 100 25 0 0 13 12 Northern (High Resource) Yes/Yes No None No 2 101-271-25-11 Multiple Family R-4 8.1 8.1 20 162 40 20 20 0 0 Northern (High Resource) Yes/Yes No None No 3 103-100-09-11
103-100-15-11 Multiple Family R-4 2.2 2.2 20 44 11 6 5 0 0 Northern (High Resource) Yes/Yes No None No 4 103-190-06-11 Multiple Family R-4 17.8 5.0 20 100 25 0 0 12 13 Eastern (High Resource) Yes/Yes No None No 5 107-250-04-11 Multiple Family R-4 5.3 5.3 20 106 26 13 13 0 0 Central (Low Resource) Yes/Yes No None No Total of all sites 52.0 25.6 512 127 39 38 25 25
1 Including Extremely low-income.

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Figure HE-3 RHNA Sites Inventory

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Figure HE-4 RHNA Sites 1 and 2
Figure HE-5 RHNA Sites 3 and 4

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Figure HE-6 RHNA Site 5
Summary of Capacity to Meet the RHNA
Table HE-66 summarizes residential capacity to meet the RHNA. As shown, between the current planned and approved projects and vacant sites inventory, the City has provided more than sufficient capacity to meet the RHNA.

Table HE-66 Progress in Meeting RHNA
Extremely
Low
Income
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
2024–2029 RHNA 1 1 - -
Sites Inventory Capacity 77 25 25
Total Surplus 75 25 25
Notes: Per HCD guidance, the RHNA for extremely low-, very low-, and low-income can be combined and addressed by sites that meet the default density threshold. Susanville’s default density is 15 units per acre.

Source: HCD, 2024; Susanville, 2025.

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Section Six
Policy Document
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Section Six: Policy Document
This chapter describes housing goals, policies, and programs for the City of Susanville. A goal is defined as a general statement of the highest aspirations of the community. A policy is a course of action chosen from among many possible alternatives. It guides decision-making and -provides a framework around which the housing programs operate. A program is a specific action, which implements policies and moves the community toward the achievement of its goals. Programs are a part of the City’s five-year action plan and constitute the City’s local housing strategy.

Goals and Policies
Goal HE-1
To provide for a range of housing types, densities, and opportunities for all members of the community. [Source: Goal 1.1, modified]
Policies
HE-1.1 Constraints. The City shall remove constraints to the development of a variety of housing types. [Source: New Policy]
HE-1.2 Residential Zoning. The City shall ensure that adequate residentially-zoned land is available to accommodate the City’s fair share of regional housing needs. [Source:

Existing Policy 1.4]
HE-1.3 Infill Residential Development. The City shall encourage the construction of housing on vacant infill land. [Source: Existing Policy 1.3, modified] HE-1.4 Housing Types. The City shall encourage a mix of housing types including of single-unit, multi-unit, ADUs, SRO, mobile homes, and manufactured homes to meet a diversity of housing needs in the city. [Source: Existing Policy 1.1, modified] HE-1.5 Housing to Support the Employment Base. The City shall encourage the development of market rate residential subdivisions to provide housing opportunities for residents with the purpose of supporting businesses locating or expanding in Susanville. [Source:

Existing Policy 1.2, modified]
HE-1.6 Special Housing Needs. The City shall support the development of an adequate supply of housing for groups with special housing needs including persons with disabilities, seniors, large households, farmworkers, female-headed households, extremely lowincome households, and households experiencing homelessness. [Source: New Policy]

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HE-1.7 Accessible Units. The City shall encourage the development of residential units accessible to persons with disabilities, including developmental disabilities, throughout the city. [Source: Existing Policy 2.10, modified] HE-1.8 Accessory Dwelling Units. The City shall encourage the development of accessory dwelling units (ADUs). [Source: New Policy]
HE-1.9 Mobile Home Parks. The City shall promote the location of mobile and modular housing parks near compatible land uses or activities. [Source: Existing Policy 1.5, modified]
HE-1.10 Emergency Housing. The City shall support the development of emergency housing to meet the needs of people experiencing homelessness and other crisis situations in the community. [Source: Existing Policy 2.7, modified]
Goal HE-2
To encourage the development of affordable housing opportunities in Susanville. [Source: Goal 2.4, modified]
Policies
HE-2.1 Housing Programs. The City shall continue to support governmental programs providing housing assistance and financial incentives in support affordable housing. [Source: Existing Policy 2.1, modified]
HE-2.2 Funding for Affordable Housing. The City shall pursue County, State, and Federal funding in support of the development or rehabilitation of housing for low- and moderate-income households. [Source: Existing Policy 2.4] HE-2.3 Affordable Homeownership Opportunities. The City shall encourage and support homeownership opportunities affordable to lower- and moderate-income households to promote the formation of generational wealth. [Source: New Policy] HE-2.4 Rental ADUs. The City shall encourage the development of rental ADUs affordable to lower- and moderate-income households. [Source: New Policy] HE-2.5 Infrastructure Improvements. The City shall support efforts to fund or complete infrastructure improvements that work to overcome constraints to the development of affordable housing. [Source: New Policy]
HE-2.6 Water and Sewer Service. The City shall ensure that proposed developments with housing units affordable to lower income households receive priority water and sewer service. [Source: Existing Policy 2.8, modified]

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HE-2.7 Wastewater System Constraints. Support efforts to identify wastewater service issues, system constraints, and necessary improvements to ensure sufficient capacity to meet the needs of residents in Susanville. [Source: New Policy] Goal HE-3
To encourage the preservation, maintenance, improvement, and rehabilitation of the existing housing stock. [Source: Goal 3.1, modified]
Policies
HE-3.1 Residential Improvement Financing. The City shall encourage cooperation from local lending institutions for financing improvements to older structures. [Source: Existing Policy 3.2]
HE-3.2 Residential Rehabilitation. The City shall support housing rehabilitation and weatherization. [Source: Existing Policy 3.3]
HE-3.3 Non-conforming Housing. The City shall encourage the permitting and rehabilitation of non-conforming housing. [Source: Existing Policy 3.4, modified] HE-3.4 Rehabilitation Funding. The City shall encourage and support efforts to rehabilitate housing units in Susanville. [Source: New Policy]
HE-3.5 Quality and Character. The City shall endeavor, through the development approval process, to ensure that Susanville’s community character and housing quality are maintained and improved without creating undue constraints to development. [Source: Existing Policy 3.5, modified]
HE-3.6 Health, Safety, and Fire Standards. The City shall ensure the maintenance and improvement of existing housing meets or exceeds current health, safety, and fire standards. [Source: Existing Policy 4.6, modified]
HE-3.7 Affordable Housing Preservation. The City shall strive to preserve existing affordable rental units. [Source: Existing Policy 2.3, modified]
HE-3.8 Mobile Home Rehabilitation. The City shall encourage and support the rehabilitation of existing mobile home parks. [Source: New Policy]

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Goal HE-4
To ensure a choice of housing types, locations, and opportunities and proactively work to overcome patterns of economic segregation and discrimination based on race, religion, sex, marital status, ancestry, national origin, color, familial status, disability, or other protected characteristic. [Source: Goal 2.2, modified]
Policies
HE-4.1 Discrimination. The City shall support efforts to combat discrimination in the sale, rent, and development of housing in Susanville. [Source: Existing Policy 2.2, modified] HE-4.2 Inclusive Neighborhoods. The City shall encourage the development of extremely low-, very low-, and low-income housing units within new residential developments. [Source: New Policy]
HE-4.3 Impacts to Existing Neighborhoods. The City shall review large-scale commercial and industrial development proposals to determine housing-related impacts to existing residences and neighborhoods. [Source: Existing Policy 2.6, modified] HE-4.4 Daycare Facilities. The City shall support the development of daycare facilities. [Source: New Policy]
Goal HE-5
To encourage residential energy efficiency and reduce residential energy use. [Source: New Program]
HE-5.1 Efficient Design. Promote efficient and environmentally conscious residential development. [Source: Existing Policy 3.1, modified]
HE-5.2 Energy Saving Measures. In addition to the energy efficiency requirements of Title 24, the City will encourage alternative energy saving measures in residential developments. [Source: Existing Policy 3.7]

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Implementation Programs
Program HE-1 Housing Element Implementation
Funding is the City’s largest constraint to implementing the State’s myriad housing goals and requirements. While the City works diligently to implement all programs within each Housing Element Update, the General Fund and City staff are limited and implementation of every program is not possible without additional funding or technical assistance. Currently-available grant funding, however, is also insufficient to implement all the programs required by the State. In recognition of the contrast between State requirements and funding availability, the City shall:
a) Engage State representatives and the State Department of Housing and Community Development (HCD) to discuss the issue, potential solutions, and available funding for housing element implementation.
b) Engage HCD to seek technical assistance and direct support with completing implementation measures.
c) Create an annual action plan for implementation that prioritizes key actions and programs, evaluates available funding, and identifies funding gaps that limit implementation. d) Engage local agencies, Lassen County, the Continuum of Care, non-profit groups, and other community stakeholders to pursue partnerships in pursuit of funding or to assist in implementation based on shared goals.
e) Annually evaluate and report on progress in implementation. [Source: New Program] Related Policies: HE-1.1
Responsibility: Building and Planning Division
Time Frame: Annually
Funding: General fund (staff time), State grant funding and technical assistance Objective(s): Secure State funding and technical assistance to ensure implementation of all programs within this Housing Element; report on implementation annually through the Housing Element Annual Progress Report
Priority: Highest
Program HE-2 Zoning Ordinance Update
To address constraints and ensure compliance with State law, the City shall amend the Zoning Ordinance as follows:
a) Mobile Home Parks: Allow mobile home parks in all residential zones (as an allowed use or by use permit) in compliance with California Government Code 65852.7.

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b) Employee Housing: Allow larger employee housing featuring a maximum of 36 beds in group quarters or 12 single-family units as an agricultural use not subject to any restrictions, conditional use permits, zoning variances, fees, taxes, or other requirements not imposed on other agricultural uses in the same zone and adopt a streamlined review process for farmworker housing to ensure compliance with employee housing requirements as defined in California Government Code Sections 17021.5, 17021.6, and 17021.8. c) Transitional Housing: Allow transitional housing in any zone allowing residential uses without additional restrictions beyond those imposed on similar residential dwellings in compliance with California Government Code Section 65583(c)(3).
d) By Right Permanent Supportive Housing. Allow supportive housing by right in all zones allowing multifamily and mixed use development in compliance with Government Code Section 65651 and streamline approval of qualifying support housing developments in compliance with Government Code section 65653.
e) Emergency Shelters: Allow emergency shelters by right in the C-2 zoning district , with appropriate development standards, including requiring no more parking than is sufficient to accommodate staff; provide a ministerial approval processes without discretion action; and expand the definition of emergency shelters to include navigation centers, bridge housing, and respite or recuperative care in compliance with Government Code Section 65583. f) Low Barrier Navigation Centers: Allow Low Barrier Navigation Centers (LBNC) as a by-right use in mixed use zones and nonresidential zones permitting multifamily uses. g) Residential Care Facilities: Allow residential care facilities serving seven or more residents with objectivity and certainty in all residential zones, subject only to the requirements of residential uses of similar form in the same zone.
h) ADUs: Ensure compliance with all recent changes to ADU State law and provide a program for the pre-approval of ADUs, as required by AB 1332.
i) Affordable Housing: Adopt a formal process(es) for approving streamlined SB 35 and SB 330 applications in compliance with State law.
j) Reasonable Accommodation: Remove consideration of impacts on surrounding uses from the list of required approval finding for approval.
k) Architectural and Site Plan Review: Revise the required finding that “the architectural and general appearance of such buildings or structures and grounds are in keeping with the character of the neighborhood” to remove subjectivity and constraints to approval certainty. l) Parking: Revise parking requirements for multifamily uses to require no more than:
a. One space for each studio and one-bedroom units
b. Two parking spaces for two- or more-bedroom units

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c. One recreational vehicle space for each 15 units or fraction thereof (i.e., four to 15 units:
one space; 16-29 units: two spaces)
d. One guest space for each 10 units of fraction thereof (i.e., four to 10 units; one space; 11 to 20 units: two spaces).
m) Density Bonus: Revise Chapter 17.130 to outline a framework for processing density bonus requests, including, but not limited to, submittal requirements, processing procedures, decision-making authority, and review timelines.
n) Allowed Uses in R-4: Remove the use permit requirement for developments with more than 12 units.
[Source: Existing Program 1.2, modified]
Related Policies: HE-1.1, HE-1.2
Responsibility: Building and Planning Division, City Council Time Frame: Within one year of Housing Element adoption Funding: General fund (staff time)
Objective(s): Update the Zoning Ordinance
Priority: High
Program HE-3 Plan Consistency
The City shall evaluate and revise, as appropriate, the standards and requirements of the Zoning Ordinance to ensure consistency with this Housing Element Update and the General Plan. [Source: New Program]
Related Policies: HE-1.1, HE-1.2
Responsibility: Building and Planning Division
Time Frame: Evaluate Zoning Ordinance: 2026; amend Zoning Ordinance: by July 1, 2027 Funding: General fund (staff time)
Objective(s): Ensure consistency between the General Plan, Housing Element, and Zoning Ordinance
Priority: Moderate
Program HE-4 Available Sites Inventory
The City shall identify and maintain an inventory of available land sufficient land to meet the Regional Housing Needs Allocation (RHNA) throughout the planning period. As a part of this program, the City shall:

City of Susanville General Plan
2024-2029 Housing Element
HE-170 | Public Hearing Draft
a) Through this Housing Element Update, prepare a sites inventory that accommodates very lowand low-income housing needs, in accordance with the Regional Housing Needs Allocation (RHNA).
b) Maintain a publicly visible inventory of available sites. c) Ensure no-net-loss of lower-income residential capacity throughout the planning period, and will identify or rezone additional parcels within six months of identification of a deficiency in capacity due to approval of a project at lower density than assumed in the sites inventory, in compliance with Government Code Section 65583.2. [Source: Existing Program 1.1, modified] Related Policies: HE-1.2, HE-1.3
Responsibility: Planning and Building Division
Time Frame: a: 2025; b-c: annually and as projects are approved Funding: No additional funds required
Objective(s): Ensure residential capacity to meet the RHNA throughout the planning period; encourage the development of 77 lower-, 25 moderate-, and 25 above moderateincome units Priority: High
Program HE-5 ADUs
The City will establish a strategy to encourage, promote, and incentivize ADU development, particularly in low density higher resource areas of Southern, Northern and Eastern Susanville. The strategy will include, but is not limited to, the following actions:
a. Prepare a report on potential strategies to encourage affordability of ADUs for moderate and lower-income households, including but not limited to, promoting the use of Housing Choice Vouchers, providing incentives such as fee reductions or pre-approved ADU plans, or offering a no-interest loan program to ADU developers in exchange for income restrictions; b. Conduct an educational workshop, campaigns, or outreach event to inform and promote ADU development in the city to residents targeted to residents and developers in higher resource areas;
c. Submit the current ADU ordinance to HCD for review (2026) and update the Development Code within six months of findings of non-compliance with State law. [Source: New Program] Related Policies: HE-1.4, HE-1.8
Responsibility: Planning and Building Division
Time Frame: a: Prepare report by January 2026 and present to City Council for adoption of a pilot program by August 2026; if adopted, implement pilot program by January

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-171
2027; b: every two years (2 total); c: submit ordinance with Adopted Housing Element
Funding: General fund (staff time)
Objective(s): Encourage the development of eight ADUs
Priority: High
Program HE-6 Single Room Occupancy Units (SROs)
The City shall support the rehabilitation of suitable structures to single room occupancy units to encourage the development of additional affordable housing options, targeting aging hotel and motel uses along Main Street. Under this Program, the City shall:
a) Engage local property owners to discuss the potential for conversion and to explore potential funding options, with a goal of securing $200,000 in grant funding. b) Provide technical assistance with code compliance issues, as feasible. c) Provide an expedited review process for the conversion of substandard hotel or motel units to SROs.
[Source: Existing Program 2.2, modified]
Related Policies: HE-1.4, HE-1.6
Responsibility: Planning and Building Division
Time Frame: a: annually; b-d: annually, as projects are brought to the city Funding: General fund (staff time), CDBG
Objective(s): Seek $200,000 in grant funding, encourage the redevelopment of 30 substandard units to SROs
Priority: High
Program HE-7 Emergency Housing/Extremely Low-income (ELI) Housing The City shall work with local non-profits to encourage the development of housing for extremely lowincome households and households experiencing homelessness. As a part of this program, the City will:
a) Conduct outreach to housing developers to identify housing needs and opportunities. b) Provide project-based financial assistance (when feasible), or in-kind technical assistance. c) Provide expedited processing;
d) Seek partnerships with local agencies in identifying, pursuing, and securing grant and funding opportunities.

City of Susanville General Plan
2024-2029 Housing Element
HE-172 | Public Hearing Draft
e) Apply for or support applications for funding on an ongoing basis. f) Review and prioritize local funding, as feasible, to support the development of emergency housing.
[Source: Program 2.2, modified]
Related Policies: HE-1.4, HE-1.6, HE-1.10
Responsibility: Planning and Building Division
Time Frame: Annually
Funding: General fund (staff time), CDBG and other grant funding Objective(s): Encourage the development of 4 ELI units or 20 shelter beds Priority: High
Program HE-8 Rental Assistance/Housing Choice Vouchers
The City will continue to support the Plumas County Community Development Commission (PCCDC) in its administration of the Housing Choice Voucher Program for the region. Under this program, the City shall:
a) Distribute program information in English and Spanish at the Planning and Building Division public counter and on the City website, and to rental property owners as part of the City’s code enforcement activities.
b) Engage with representatives of PCCDC to discuss actions the City can take to encourage greater participation in the Voucher Program by rental property owners, particularly targeting properties in moderate and high resource areas. [Source: New Program] Related Policies: HE-2.1, HE-2.2
Responsibility: Planning and Building Division
Time Frame: Annually
Funding: General fund (staff time), CDBG and other grant funding Objective(s): Increase rental property owner awareness of, and participation in, rental assistance programs; engage property owners with a target of expanding HCV acceptance by 75 units in higher resource areas.

Priority: Moderate
Program HE-9 Funding and Support for Affordable Housing Construction The City shall annually apply for State, Federal, and other housing assistance programs, as administrative capabilities allow, in support of the development of new housing units affordable to

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-173
lower-income households. As part of this Program, the City shall monitor available funding sources and notices of funding availability and engage local developers and affordable housing providers to pursue partnerships in support of funding applications. Finally, the City shall provide technical assistance and priority processing for applications that incorporate units affordable to lower-income households by deed-restriction or other regulatory mechanism. [Source: Existing Program 2.1, modified] Related Policies: HE-2.2
Responsibility: Planning and Building Division
Time Frame: Annually and as notices of funding availability are released Funding: CDBG, HOME, other State and Federal grant funding Objective(s): Seek $500,000 to support the development of five lower-income units in higher resource areas
Priority: High
Program HE-10 Incentives for Special Needs Housing
The City shall encourage the development projects affordable to lower- and moderate-income households with special housing needs, including persons with disabilities, seniors, large households, farmworkers, female-headed households, extremely low-income households, and households experiencing homelessness. As a part of this program, the City shall:
a) Provide incentives including, but are not limited to, fast-track/priority processing, flexibility in development and parking standards, and fee waivers, reductions, or deferments (when feasible), with a goal of supporting the development of four units accessible to households with special housing needs.
b) Engage potential local partners, affordable housing providers, community organizations, and care providers to pursue partnerships and seek additional funding opportunities to assist with development, with a goal of assisting in the development of four new units accessible to lowerincome households with special housing needs. c) Engage the County, farms with hired labor, and non-profit agencies to seek opportunities to partner in pursuit of the development of farmworker housing to support the local agricultural workforce. [Source: New Program]
Related Policies: HE-1.4, HE-1.6, HE-2.2
Responsibility: Planning and Building Division
Time Frame: Adopt incentives in 2025; seek funding annually Funding: General fund (staff time)
Objective(s): Support the development of eight total units accessible to households with special housing needs.

Priority: High

City of Susanville General Plan
2024-2029 Housing Element
HE-174 | Public Hearing Draft
Program HE-11 Homebuyer Assistance Program
The City shall identify or pursue funding to start a homebuyer down payment assistance program to support lower- and moderate-income households, and particularly first time homebuyers. If funding is secured, the City shall promote the program by providing information at the Planning and Building Division public counter and on the City’s website in English and Spanish. The City shall also partner with local organizations to distribute information on the program directly to households in lower resource areas by distributing flyers, attending local events, completing social media campaigns, or holding educational workshops. [Source: New Program]
Related Policies: HE-2.3
Responsibility: Planning and Building Division
Time Frame: Annually and as notices of funding availability are released Funding: CDBG, HOME
Objective(s): Assist three lower- or moderate-income households to purchase a home; provide engagement targeted to households in Central Susanville.

Priority: Moderate
Program HE-12 Infrastructure Funding
As funding and staff resources allow, apply for funding to support infrastructure improvements to reduce residential development costs and support affordable housing. Under this Program, the City shall identify and apply for funding, as available, for needed improvements annually, with priority given to projects in Central Susanville. [Source: Program 2.4, modified] Related Policies: HE-2.2, HE-2.5
Responsibility: City Council, Administration, Department of Public Works, and Planning and Building Division
Time Frame: Annually
Funding: CDBG, State and Federal infrastructure grant funding Objective(s): Secure $100,000 in funding for infrastructure improvements, targeting 75 percent to lower resource areas, including Central Susanville.

Priority: High
Program HE-13 Priority Water and Wastewater Service for Affordable Housing The City shall work to ensure that affordable housing developments receive priority water and wastewater service, as required by State law. Under this program, the City shall:

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-175
a) Deliver the adopted Housing Element to water and sewer providers, including a cover memo describing the City’s housing element, as well as the City’s housing needs and regional housing need.
b) City-controlled Service. Establish written procedures to grant priority water service for affordable housing projects pursuant to Government Code Section 65589.7. c) Service Districts. Obtain the written policies and procedures from all water and sewer service districts describing how the agency will grant priority for the provision of water and sewer facilities for affordable housing projects pursuant to Government Code Section 65589.7.

Alternatively, the agency may provide written verification indicating that sufficient water or sewer capacity and infrastructure exist to serve all parcels identified in the Housing Element sites inventory.
d) Request that water and sewer districts notify the City of changes in the status of water and sewer capacity or infrastructure that could affect the development of sites in the available sites inventory. [Source: Program 2.8, modified]
Related Policies: HE-2.6
Responsibility: Department of Public Works, Administration Time Frame: a: Immediately upon adoption; b: annually
Funding: General fund (staff time)
Objective(s): Ensure priority water and sewer service for affordable housing development Priority: Highest
Program HE-14 Wastewater Service Capacity
Work with the sewer districtto ensure capacity for a diversity of new housing types. Under this program, the City shall:
a) Engage the district annually to encourage and assist in developing long-range infrastructure assessment and improvement plans that identify current infrastructure and capacity, systems constraints and deficiencies, priority projects, and potential funding sources, with a goal of completing an assessment of existing infrastructure by 2027 and an action plan by 2028. b) Seek partnerships with the district in pursuit of funding to support priority projects, with a goal of securing funding for engineering and planning in the planning period. c) Provide technical assistance to the district, as feasible, in support of infrastructure assessments, improvement plans, priority projects, and applications for grant funding. [Source: New Program]
Related Policies: HE-2.7

City of Susanville General Plan
2024-2029 Housing Element
HE-176 | Public Hearing Draft
Responsibility: Planning and Building Division
Time Frame: Annually
Funding: General fund (staff time); State and Federal housing and infrastructure grant funding
Objective(s): Complete one analysis of system issues and deficiencies by January 2027; secure funding for engineering and planning in support of priority projects in the planning period; ensure capacity to serve a diversity of new housing types.

Priority: Highest
Program HE-15 Code Enforcement
The City shall continue to support code enforcement and the maintenance of neighborhoods through community clean-up programs with the goal of providing clean and well-maintained public areas. As a part of this program, the City shall continue to provide at least one community dumpster day each year.

During community dumpster days, the City will provide two 25 yard dumpsters at locations in different parts of the City, targeting areas with concentrated rehabilitation and revitalization needs, such as Central Susanville, the Upland area, Hidden Acres Mobile Home Park, Pineview Mobile Home Park, and the neighborhood surrounding the intersection of Modoc Street and Sierra Street. [Source: Existing Program 3.2, modified]
Related Policies: HE-3.5
Responsibility: Building and Planning Division
Time Frame: Annually
Funding: General fund
Objective(s): One targeted community dumpster day annually; assist 250 households with waste disposal in the planning period
Priority: Moderate
Program HE-16 Affordable Housing Preservation
To ensure that assisted affordable housing remains affordable, the City shall monitor the status of all affordable housing projects and, as their funding sources near expiration, and engage owners and other agencies to consider options to preserve such units. The City will also provide technical support to property owners and tenants regarding proper procedures relating to noticing and options for preservation and shall post this information to the City website in 2025 with annual updates.

For units at risk of conversion to market rate within the next ten years the City shall:
• Engage the property-owners to find solutions to extend affordability.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-177
• Request that the property owner provide evidence of compliance with State and Federal regulations regarding notice to tenants and other procedural matters related to conversion, and contact HUD, if necessary, to verify compliance with notice requirements. • Engage qualified entities to discuss potential solutions through acquisition, assistance, or other means, with a goal of preserving all existing affordable housing units (366) in the city; assist with funding applications or provide letters of support; assist with funding, as available. • Provide information (in English and Spanish), outreach, and assistance to tenants. [Source:

Program 2.5, modified]
Related Policies: HE-3.7HE-3.7
Responsibility: Planning and Building Division
Time Frame: Annually
Funding: General fund (staff time)
Objective(s): Preserve all affordable housing units in the City (366 Units) Priority: Moderate
Program HE-17 Housing Discrimination
The City shall continue to provide information to the public regarding State and Federal laws which prohibit discrimination in housing. The Planning and Building Division shall continue to receive and refer housing discrimination complaints to the appropriate State and Federal enforcement agencies, to distribute information to the public and to provide the tenants’ rights handbook. The City will cooperate with local, state and federal agencies that investigate claims of discrimination. As a part of this program, the City shall:
a) Provide information and outreach targeted to Central Susanville and existing mobile home parks through annual workshops, marketing campaigns, or pop-up booths, with an objective of engaging 15 households annually; include multilingual access (English and Spanish). b) Draft and distribute educational materials in English and Spanish related to tenants’ rights and property owner responsibility with an objective of engaging 25 households/property owners each year.
c) Provide links to educational materials, the HUD fair housing complaint form, and nonprofit agencies on the City website in 2024 and update annually thereafter with an objective of assisting/informing 20 households annually.
[Source: Program 2.3, modified]
Related Policies: HE-4.1
Responsibility: Community Services Officer, Planning and Building Division

City of Susanville General Plan
2024-2029 Housing Element
HE-178 | Public Hearing Draft
Time Frame: Annually
Funding: General fund (staff time)
Objective(s): Engage/assist 60 households annually
Priority: Moderate
Program HE-18 Affirmatively Furthering Fair Housing
The City shall develop a plan to Affirmatively Further Fair Housing (AFFH). The AFFH Plan shall take actions to address significant disparities in housing needs and in access to opportunity 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.

Under this program, the City shall:
a) Actively recruit residents from Central Susanville as well as lower-income or underserved neighborhoods to serve or participate on boards, committees, and other local government bodies.
b) Evaluate all applications for new development to ensure environmental hazards are not disproportionately concentrated in low-income communities. c) Evaluate the permit processing procedures for daycare facilities and adopt a policy or zoning code amendment that works to expedite future approvals. d) Provide technical assistance to individuals applying for a development application, use permit, or business license in support of establishing a new daycare facility. e) Provide translation services (when requested) and offer accessibility accommodations to ensure equal access to all programs and activities operated, administered, or funded with financial assistance from the State, regardless of membership or perceived membership in a protected class; create a process for the public to request translation services and accessibility accommodations and include this information in notices of public meetings and events. f) Coordinate with local and regional transportation agencies to explore opportunities to expand use, transit routes, and frequency.
[Source: Program 2.13, modified]
Related Policies: HE-4.1, HE-4.2, HE-4.4
Responsibility: Planning and Building Division
Time Frame: Annually
Funding: General fund (staff time)

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-179
Objective(s): Develop a plan to address significant disparities in housing needs and access to opportunity
Priority: High
Program HE-19 Place-based Strategies for Community Revitalization The City shall implement a targeted improvement and community revitalization program. Under this program, the City shall:
a) Rely upon multilingual outreach to inform the City’s place-based efforts and prioritize planning and investment, including a variety of methods to ensure transparency, access, and meaningful input from all segments of the community.
b) Evaluate and assess current infrastructure and public facilities to identify deficiencies and priority projects; continue to pursue funding to complete improvements to roadways, parks, public facilities, and infrastructure, providing priority to projects in lower resource areas.9 c) Work with residents, community groups, businesses, non-profit organizations, and Lassen County to organize maintenance, cleanup, and improvements projects in River Park, Riverside Park, along the Susan River, and other public areas within Central Susanville; complete installation of ADA bathrooms and sidewalks at Riverside Park. d) Seek opportunities to provide funding or rebates to support the private installation of sidewalks prioritizing Central Susanville, with the goal of supporting installation of one mile of new sidewalks in the planning period.
e) Pursue funding opportunities in support of community revitalization and improvement, with a goal of securing $50,000 for priority projects with 75 percent targeted to Central Susanville and existing mobile home parks.
f) Complete three community improvement projects benefitting residents of a mobile home park, potentially including, but not limited to, sidewalk installation or repair, community cleanup events/dumpster days; enhancements to the public realm and connections to surrounding uses, and improvements to utility or roadway infrastructure.
g) In coordination with policies and programs within the Land Use and Community Development Element:
o Clarify and expand the definitions of cottage industries and home occupations and allow them by right, if they meet specific development standards, in order to accommodate an expanded range of local businesses, particularly in Central Susanville. 9 A list of recent and ongoing capital improvement projects is included after the Housing Element programs.

City of Susanville General Plan
2024-2029 Housing Element
HE-180 | Public Hearing Draft
o Work with Main Street and Uptown retailers, the Historic Uptown Susanville Association, and the Lassen County Chamber of Commerce to identify incentives for Main Street businesses to invest in and expand their businesses.
o Facilitate rapid permit processing in priority development areas, including Central Susanville. [Source: New Program]
Related Policies: HE-2.5, HE-3.2, HE-3.4, HE-3.5, HE-3.6, HE-3.8 Responsibility: Planning and Building Division
Time Frame: Annually; action f: three times in the planning period.

Funding: General fund (staff time), CDBG and other State or Federal grant funding Objective(s): As identified under actions a-f.

Priority: High
Program HE-20 Energy Conservation and Weatherization
The City shall pursue funding to support energy conservation and weatherization efforts for residential development and shall seek partnerships with Lassen County and neighboring jurisdictions, local businesses, and non-profit agencies in pursuit of funding. [Source: Program 3.3, modified] Related Policies: HE-3.2, HE-3.4, HE-3.8, HE-5.1, HE-5.2 Responsibility: Planning and Building Division
Time Frame: Annually
Funding: State and Federal grant funding, as available
Objective(s): Encourage/support the completion of 10 weatherization projects for low-income households during the planning period
Priority: Moderate
Program HE-21 Permit Streamlining Act
Update the zoning code to ensure compliance with the Permit Streamlining Act (Government Code § 65920 et seq.) and timing requirements of the California Environmental Quality Act (CEQA) (Public Resources Code (PRC) § 21000 et seq.). The adopted ordinance shall specify:
• Who is responsible for making CEQA determinations of PRC 21080.1 • That the determination will be made within the timeframe permitted by PRC 21080.2, and • That, when the City determines a project is exempt from CEQA, the determination triggers the Permit Streamlining Act 60-day deadline under Gov. Code 65950(a)(5) [Source: New Program] Related Policies: HE-1.1

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-181
Responsibility: Planning and Building Division
Time Frame: 2026
Funding: General fund (staff time)
Objective(s): Ensure compliance with State law
Priority: High
Program HE-22 Anti-Displacement Strategy
In combination with programs included in this Housing Element, the City shall administer a multipronged anti-displacement strategy to work to relieve displacement pressures caused by the increasing income gap, lack of recent production, and increasing housing costs in the City. The strategy shall include measures that encourage affordable housing production, work to preserve existing affordable housing, and protect current residents from displacement in rapidly changing portions of the city, particularly in Central Susanville where lower income households exist in higher concentrations.

The anti-displacement strategy may include, but is not limited to, the following potential efforts:
• Production: Continue to waive mitigation fees to incentivize multifamily residential development; encourage the development of ADUs in lower density high resource areas through implementation of Program HE-5; partner with affordable housing developers in pursuit of funding for new construction though Program HE-9. • Preservation: Seek partnerships with regional agencies to support acquisition of affordable units at-risk of conversion to market rate; identify a code enforcement specialist on staff that can provide technical assistance and information to property owners of lower income rental units to address code enforcement issues restrict conversion of existing units occupied by lowerincome households to short term rentals; require replacement of all lower income units lost due to redevelopment.
• Protect Current Residents: Continue to enforce and expand code enforcement efforts; develop a targeted engagement strategy to disseminate multilingual information on tenant protections and available resources through implementation of Program HE-17, particularly targeting Central Susanville.
• Preparation: Implement and promote a defensible space program; identify and address communities with disproportional impacts, provide funding to assist with home hardening targeted to households with special housing needs; support and facilitate the development of emergency housing for households impacted by disasters.

In developing the anti-displacement strategy, the City shall discuss issues, opportunities, and potential anti-displacement measures with the public through a minimum of two events or meetings and shall ensure multilingual access in English and Spanish. [Source: New Program]

City of Susanville General Plan
2024-2029 Housing Element
HE-182 | Public Hearing Draft
Related Policies: HE-1.3, HE-3.7, HE-4.1, HE-4.2
Responsibility: Planning and Building Division, City Council Time Frame: 2026
Funding: General fund (staff time)
Objective(s): Complete targeted engagement in 2025-2026; adopt Anti-Displacement Strategy in 2026; encourage the development of 30 lower income rental units with a target of 75 percent in Northern and Eastern Susanville; provide technical assistance to lower-income rental property owners with code violations; disseminate information to 50 rental households annually targeting lowerincome households, seniors, or persons with a disability, particulary those within Central Susanville.

Priority: High
Program HE-23 Housing Information Transparency
In compliance with AB 1483 (2019), obtain, maintain, update, and make publicly available information related to the zoning ordinance, development standards, fees, exactions, affordability requirements, and fair housing laws from the Department of Housing and Community Development, State Fair Employment, and Housing Commission’s enforcement program, as well as programs and funding sources for homeowners at risk of foreclosure, the State Historic Building Code, and information on energy conservation opportunities. Create and share a digital information database in compliance with AB 1483 by 2026. Update the database annually and within 30 days of changes. [Source: New Program] Related Policies: HE-1.1
Responsibility: Planning and Building Division, City Council Time Frame: 2026
Funding: General fund (staff time)
Objective(s): Continue to make information available to the public; update information annually and within 30 days of changes.

Priority: High
Program HE-24 Address Fire Risk and Safety
In coordination with programs in the Community Health, Safety, and Conservation Element Update, the City shall address fire risk and the high cost of insurance by:
• Continuing to ensure status as a Firewise Community;
• Continuing to engage local, regional, and State agencies to coordinate efforts to address fuel reduction and weed abatement;

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-183
• Engaging local residents to provide information and resources related to weed abatement, defensible space, and home hardening, targeting households within areas of the city identified as high fire hazards severity zones.
• Continue to partner with CalFire to provide services, potentially including, but not limited to, engagement with homeowners, property inspections, and fire hazard mitigation. • Evaluate and provide guidance on concerns related to the accessibility of emergency services and special needs of residents in the community, including those with a disability, limited mobility, language barrier, electricity dependency, or limited telecommunications; engage Lassen County to explore opportunities to partner to produce a countywide analysis. • Work with the Fire Safe Council, Fire Wise Communities; local, State, and Federal agencies, and local organizations to prepare and distribute multilingual educational materials and on risk reduction, readiness, and emergency response protocols and procedures, targeting at-risk communities, high fire hazards severity zones, seniors, and persons with a disability. • Ensure that seniors, persons with a disability, and other households with disproportionate impacts are considered in all hazard mitigation planning efforts. [Source: New Program]
Related Policies: HE-3.6
Responsibility: Planning and Building Division
Time Frame: Annually
Funding: General fund (staff time)
Objective(s): Maintain status as a Firewise Community; work to reduce fire risk and the cost of insurance, engage 200 households in high fire hazard severity zones in the planning period.

Priority: High
Program HE-25 Residential Capacity Beyond the RHNA
In order to provide multifamily residential capacity beyond the RHNA, the City shall evaluate nonresidential zones to identify the feasibility for residential development. In implementing this program, the City shall:
a. Identify vacant parcels in non-residential zones, particularly the C-2 and Public Facilities zones; b. Identify City-owned surplus sites;
c. Survey local and regional developers, builders, and affordable housing providers to assess the feasibility of the identified sites for development for multifamily housing, and

City of Susanville General Plan
2024-2029 Housing Element
HE-184 | Public Hearing Draft
d. Based on the results of the action c, amend the Zoning Ordinance to allow higher density multifamily uses on non-residential sites deemed most-feasible for development. e. If City-owned sites are determined to be feasible for residential development, prepare a timeline and process for transfer of the site to an affordable housing provider or sale to a market rate multifamily developer.
f. Missing Middle Housing: Work with the local and regional development community to evaluate opportunities to expand residential capacity in the R-3 zone by increasing maximum density, removing the use permit requirement for small apartments, or both; document the potential impacts these efforts would have on development feasibility based on input from the development community; amend the zoning ordinance based on the results of the evaluation and feasibility analysis. [Source: New Program]
Related Policies: HE-1.2, HE-1.3
Responsibility: Planning and Building Division, City Council Time Frame: Actions a-b: 2026; c: annually; d-e: 2027-2028; f: 2026 Funding: General fund (staff time)
Objective(s): Allow residential development by-right in appropriate non-residential zones; encourage residential development on City-owned surplus sites; increase development feasibility in the R-3 zone.

Priority: Moderate
Program HE-26 Economic Development to Support Housing
The City shall work to expand job opportunities and bring in new employers, industries, and businesses to meet the needs of the local community. To this end, the City shall:
a. Continue to partner with the Susanville Indian Rancheria to fund the City’s Economic Development Director position and annual budget;
b. Engage regional, state, and national businesses and industry leaders to discuss constraints to expansion into Susanville/Lassen County;
c. Adopt a comprehensive Economic Development Strategy that considers the needs of individuals in Susanville including employment, local services, retail, and health and safety; and d. Incorporate within the Economic Development Strategy specific policies and actions aimed at attracting additional housing developers, builders, contractors, and home services (e.g., electricians, plumbers) to Susanville to address constraints to housing development and rehabilitation caused by the current lack of qualified professionals working in the City.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-185
e. Continue to engage local and regional broadband and cell service providers to encourage expansion of existing service areas, assist in navigating constraints, and to expedite permitting for necessary infrastructure.
[Source: New Program]
Related Policies: HE-1.1, HE-1.5, HE-3.2
Responsibility: Economic Development
Time Frame: Actions a-b: annually; c-d: by 2027; e: annually Funding: General fund
Objective(s): Attract new businesses and industries to expand employment opportunities; attract contractors, builders, and home services to the City to address constraints to development and rehabilitation.

Priority: Highest
Program HE-27 Housing Rehabilitation Assistance
The City shall support housing rehabilitation efforts and provide rehabilitation opportunities for lowincome homeowners. As a part of this program, the City shall:
a) Annually investigate and apply for State and Federal grant funding to restart a housing rehabilitation program with an objective of assisting five lower-income homeowners in the planning period, targeting 80 percent in areas with concentrated rehabilitation needs (including Central Susanville, generally, as well as the Upland area, Hidden Acres Mobile Home Park, Pineview Mobile Home Park, and the neighborhood surrounding the intersection of Modoc Street and Sierra Street).
b) Seek partnership with Lassen County to implement a regional housing rehabilitation program. c) Seek Federal and State funds in support of the rehabilitation of affordable rental housing units, prioritizing Central Susanville or existing mobile home parks. d) Provide information to the public in (English and Spanish) on programs applicable to residents on the City website, and at libraries, senior centers, the post office, City offices and the Planning and the Building Division counter, and other community gathering places. [Source: Program

3.1, modified]
Related Policies: HE-3.2
Responsibility: City Council, Administration, and Building and Planning Division Time Frame: Annually
Funding: CDBG funds and other State and Federal loans and grants Objective(s): Assist five lower-income homeowners, targeting 80 percent in areas with concentrated rehabilitation needs; provide grants, rebates, fee reductions or

City of Susanville General Plan
2024-2029 Housing Element
HE-186 | Public Hearing Draft
other direct assistance to support the rehabilitation of five lower-income rental units in Central Susanville or existing mobile home parks.

Priority: High

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-187
Capital Improvements Inventory
The City has worked diligently to complete improvements to public facilities, infrastructure, and parks in recent years. The following list includes the City’s recent and on-going capital improvement projects.

In implementing Program HE-19, the City will continue to regularly update the Inventory, pursue funding for capital improvements, and complete projects providing priority to lower resource areas.

Public Works:
• City Water System Well #3 was significantly rehabilitated and repaired. • Susanville Gateway Project-Joint project with Caltrans to improve pedestrian access and safety on State Route 36 (Main Street) between Riverside Drive and the intersection of Johnstonville Road next to Walgreens and the Super 8 Motel.
• Johnstonville Water Main Replacement.
• Purchase of second street sweeper.
• Purchase of Barry Reservoir.
• Cady Springs Water System Improvements.
• Water main replacements along main street and other areas. • Water system capital improvement Plan.
• Richmond Road water service line upgrades.
• STIP Rehab FD-Springridge Drive, Paul Bunyan Road, and Richmond. • STIP Rehab FE – Johnstonville Rd, Russel Ave, Fair Dr, S Lassen St, Paiute Ln, Alexander Ave • Riverside Drive Pedestrian and Bicycle Trail
City Hall:
• New Roof.

Susanville Airport:
• Susanville Airport Taxiway A was recently repaved, and subsequently Taxiway B has also been repaved.

Fire Department:
• Susanville Fire Department-Purchase of new ladder truck via grant funding. • Susanville Fire Department- Purchase of New Fire Engine. • HVAC System replacement in progress.

City of Susanville General Plan
2024-2029 Housing Element
HE-188 | Public Hearing Draft
Police Department:
• In a joint effort with LMUD, the purchase of an electric side by side vehicle for the purposes of patrolling the Susan river trail corridor for homeless encampments and increased public safety.

LMUD to install a vehicle charging station in the PD parking lot.

Parks:
• Memorial Park-Complete Bathroom replacement and upgrade. • Little League (Pat Murphy Field) New Scoreboard and Bathrooms. • Future purchase of a new building for the Museum ($240,000). • Fruit growers Park received new lights, remodeled bathrooms, and new sidewalks (ADA) • Pancera Plaza received ADA improvements, brickwork, sidewalks etc. • Memorial Park Tennis Courts were repaved and striped to include pickleball. • Memorial Park received a new BMX/Skateboard Pump Track.

Honey Lake Valley Community Pool
Recently rebuilt all new pool and facilities via joint efforts by the City, County, and Honey Lake Valley Recreation Authority.
606 Nevada Street Offices/House:

The City has remodeled this house for city office use and utilizes 606 Nevada for five staff members.

Previously, the house was used to house new employees that had just moved to the area who may have been having trouble finding adequate housing.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-189
Quantified Objectives
State law requires the Housing Element programs to include quantified objectives by income level that, at a minimum, address development (new construction), conservation (housing rehabilitation), and preservation (existing affordable housing). The table below lists all programs with quantifiable objectives and identifies metrics related to new construction, rehabilitation and preservation, and funding goals. The table also notes the special needs household types and targeted geography.

City of Susanville General Plan
2024-2029 Housing Element
HE-190 | Public Hearing Draft
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City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | HE-191
Table HE-67 Quantified Objectives
Program
New Construction
Accessory
Dwelling
Units
Special
Housing
Needs Rehabilitation Preservation Grant Funding Goal Additional Metric Geographic Targeting Lower
Income
(ELI, VLI,
and LowIncome)Moderate
or Above
4: Available Sites Inventory 77 50
5: Accessory Dwelling Units 4 4 8
6: Single Room Occupancy Units 30 $200,000 Central Susanville and hotel and motel uses along Main Street
7: Emergency Housing/ELI 4 20 shelter beds
8: Rental Assistance/Housing Choice Vouchers Expand HCV acceptance by 75
units
Higher resource areas
9: Funding and Support for Affordable Housing Construction 5 $500,000 Higher resource areas 10: Incentives for Special Needs Housing 8 8
11: Homebuyer Assistance Program Assist 3 households Central Susanville 12: Infrastructure Funding $100,000 75% to lower resource areas, including Central Susanville
14: Sewer Service Capacity Funding for engineering and planning 15: Code Enforcement Assist 250
households with
waste disposal
Central Susanville and areas with
concentrated rehabilitation needs,
including the Upland area, Hidden Acres
Mobile Home Park, Pineview Mobile
Home Park, and the neighborhood
surrounding the intersection of Modoc
Street and Sierra Street
16: Affordable Housing Preservation 366
17: Housing Discrimination Engage 60
households
annually
Central Susanville
19: Place-based Strategies for Community Revitalization $50,000 Complete three improvement
project targeting a
mobile home park
Central Susanville and existing mobile
home parks
20: Energy Conservation 10
22: Anti-displacement Strategy 30 Higher resource areas 24: Address Fire Risk Engage 200
households
High fire hazard severity zones
27: Housing Rehabilitation 5 owner-occupied
5 rental units
Central Susanville, existing mobile
home parks, and areas with
concentrated rehabilitation needs,

City of Susanville General Plan
2024-2029 Housing Element
HE-192 | Public Hearing Draft
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City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | A-1
Appendix A
Evaluation of the
Existing Housing Element
City of Susanville General Plan, 2024-2029 Housing Element Public Hearing Draft

City of Susanville General Plan
2024-2029 Housing Element
A-2 | Public Hearing Draft
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City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | A-3
Appendix A: Evaluation of the Existing
Housing Element
This section examines the effectiveness of the 2019 Housing Element, the progress made in achieving the goals, objectives and policies outlined in the Housing Element, along with a discussion of the Element’s appropriateness given current conditions within the City of Susanville. This evaluation will inform the policies and programs developed as part of the 2024-2029 Housing Element Update.

Housing Production During the 2019-2024 Planning Period The City’s RHNA for the 2019-2024 planning period was 14 units affordable to very low-income households including seven extremely low-income units, nine units affordable to low-income households, 11 units affordable to moderate income households, and 24 units affordable to above moderate-income households, for a total of 58 housing units. Table HE-68 compares permitted units to the RHNA allocation for each income category. As shown, from 2019 through 2024, the City has permitted a total of 37 units, including 14 moderate- and 23 above moderate income units.

Table HE-68 Progress Toward the 6th Cycle RHNA
Income Level
RHNA Allocation by Income
Level
Total Units to
Date
Total Remaining RHNA by
Income Level
Very Low 14 - 14
Low 9 - 9
Moderate 11 14 -
Above
Moderate
24 23 1
Total RHNA 58
Total Units 37 21
Progress in Implementation
The following section reviews and evaluates the City’s progress in implementing the 6th cycle (2019- 2024) Housing Element. Table HE-69 provides a detailed evaluation of the implementing programs including in the 2019-2024 Housing Element Update.

City of Susanville General Plan
2024-2029 Housing Element
A-4 | Public Hearing Draft
Table HE-69 Evaluation of Existing Programs
Program Description Objective Implementation Status Action

1.1 Identify and maintain an inventory of
available land, including underutilized and
potential infill sites throughout the
planning period to ensure that the City
continues to have sufficient land to meet
the Regional Housing Needs Allocation
(RHNA).

To comply with new housing laws, the City
will rezone sites 53 and 54 (APNs 103-100-
09 and 107-250-04ptn) to allow residential
use by-right. This by-right (without
discretionary review) requirement is only
for housing developments in which at least
20 percent of the units are affordable to
lower-income households.

Maintain a sites inventory to
accommodate the City’s
RHNA.

City Planner to provide
alternatives sites
inventory in a separate
email/correspondence/att
achment.

Continue. Expand with
detailed actions, metrics,
and milestones as
appropriate.

1.2 Amend the Zoning Ordinance to address
the following:

Accessory Dwelling Units (ADU)-- ensure
compliance with Assembly Bill 2299 and
Senate Bill 1069.

Employee Housing-- comply with the State
Employee Housing Act (Health and Safety
Code Sections 17021.5 and 17021.6.

Single Room Occupancy Units—Define and
allow with a use permit in the Multi-Family
Residential (R-4), Uptown Business District
(UBD) and General Commercial (C-2)
Zoning Districts.

Amend Zoning Ordinance to
comply with State Law.

Ordinance No. 24-1044-
Codified October 19, 2024.

Complete. Remove
program.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | A-5
Program Description Objective Implementation Status Action Transitional and Supportive Housing--
Define supportive housing. Permit
transitional and supportive housing as
permitted uses subject to only the same
restrictions on residential uses contained in
the same type of structure. In addition,
supportive housing will be allowed as a
permitted use, without discretionary
review, in zones where multifamily and
mixed uses are permitted, including
nonresidential zones permitting
multifamily uses.

Emergency Shelters-- allow by-right,
without discretionary review, in the Public
Facilities (PF) zoning district. Work with
rural jurisdictions to gather input on how
they are addressing the homeless need and
research the possibility, and formulate a
plan, of allowing motor vehicle camping or
providing a shelter for those persons. In
addition, the City will annually review PF
sites to ensure sufficient capacity and
ensure that as fire zone maps are revised,
parcels are not located in a fire zone. If
additional capacity is needed, the City will
look to identify additional parcels, or a new
Zoning District to allow emergency shelters
by-right.

City of Susanville General Plan
2024-2029 Housing Element
A-6 | Public Hearing Draft
Program Description Objective Implementation Status Action

1.3 Remove the use permit requirement in the
R-3 zoning district to ensure it does not
constrain the development of housing in
the city. The City will also remove the
maximum 12 units per structure
requirement from the R-4 zoning district.

Information to assess
current regulations.

Ordinance No. 24-1044-
Codified October 19, 2024.

Incomplete. Twelve unit
threshold was not
removed. Continue
program action.

2.1 Continue to support and operate the
Susanville Community Development
Division and an active housing program.

The City shall annually apply for State,
Federal, CDBG and other housing
assistance programs as administrative
capabilities allow and/or administer the
Program Income/ Revolving Loan Fund.

Housing assistance goals and priorities
shall be established and maintained
through the Housing Element of the
General Plan.

Annually apply for State,
Federal, CDBG and other
housing assistance
programs and/or Revolving
Loan Funds.

Inadequate staffing has
prevented consistent
annual program
participation.

Continue. Revise and
expand to include a
funding target for the
planning period and
provide place-based
strategies.

2.2 To encourage development of housing for
extremely low income households, work
with local non-profits on a variety of
activities, such as conducting outreach to
housing developers on an annual basis;
providing financial assistance (when
feasible), or in-kind technical assistance;
providing expedited processing; identifying
grant and funding opportunities; applying
for or supporting applications for funding
Assist with the development
of 4 units affordable to
extremely low-income
households.

On-going efforts for
outreach by the City
Planner and new
Economic Development
Director.

While the City did not
facilitate any state or
federal grant funding for
the project, the City
Continue. Revise and
expand objectives to
include metrics and
milestones.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | A-7
Program Description Objective Implementation Status Action on an ongoing basis; reviewing and
prioritizing local funding at least twice in
the planning period; and/or offering
additional incentives beyond the density
bonus.

In addition, support the rehabilitation of
suitable structures to single room
occupancy units by providing available
grant funding or other financial assistance
opportunities when projects are brought to
the City.
approved a Use Permit to
allow Single Room
Occupancy at an existing
Hotel via Use Permit on
October 22, 2024, by
Resolution No. 24-1184.

2.3 Continue to provide information to the
public regarding state and federal laws
which prohibit discrimination in housing.

The Community Development Division
secretary shall be designated to receive
and refer housing discrimination
complaints to the appropriate state and
federal enforcement agencies, to distribute
information to the public and to provide
the tenants’ rights handbook. The City will
cooperate with local, state and federal
agencies that investigate claims of
discrimination.

Having informational
brochure(s) available.

City Planner and
Economic Development
Director to create
informational brochures
and provide them at the
permit counter and the
city website.

Continue. Expand to
include additional
objectives targeted at
addressing housing
disparities.

City of Susanville General Plan
2024-2029 Housing Element
A-8 | Public Hearing Draft
Program Description Objective Implementation Status Action

2.4 As funding and staff resources allow, apply
for available funding to assist, if necessary,
in providing infrastructure improvements
or other types of financial assistance for
developments, which provide a substantial
amount of non-market-rate housing and
leverage these subsidies.

Consultation and
coordination of new
projects.

Inadequate staffing has
prevented consistent
annual program
participation.

Continue. Expand to
include metrics and
milestones.

2.5 To ensure that assisted affordable housing
remains affordable, the City will monitor
the status of all affordable housing projects
and, as their funding sources near
expiration, will work with owners and other
agencies to consider options to preserve
such units. The City will also provide
technical support to property owners and
tenants regarding proper procedures
relating to noticing and options for
preservation.

Preserve assisted affordable
housing projects.

On-going efforts through
monitoring by the
Planning Department.

Continue. Expand
displacement provisions
and provide metrics and
milestones.

2.6 Continue to target CDBG weatherization,
and when available, rehabilitation funds to
support rental housing units for extremely
low, very low- and low-income renters.
5-10 homes weatherized or
rehabilitated per year.

Inadequate staffing has
prevented consistent
annual program
participation.

Continue. Expand to
include metrics and
milestones.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | A-9
Program Description Objective Implementation Status Action

2.7 The City will develop and formalize a
process that a person with disabilities will
need to go through to make a reasonable
accommodation request in order to
accommodate the needs of persons with
disabilities and streamline the permit
review process. The City will provide
information to individuals with disabilities
regarding reasonable accommodation
policies, practices, and procedures based
on the guidelines from HCD. This
information will be available through
postings and pamphlets at the City and on
the City’s website.

Develop and formalize a
general process for
reasonable
accommodations.

Ordinance No. 24-1044-
Codified October 19, 2024.

City Planner to update
Planning Application and
create an application
process guideline handout
and or form for the permit
center and city website.

Complete. Remove
program.

2.8 Amend the City’s request for water service
permits application to identify that projects
with affordable units must receive priority
from the Public Works Department.

Additionally, work with Susanville Sanitary
District to establish a Memorandum of
Understanding (MOU) to ensure that
projects with affordable housing units
receive priority sewer service.

Amend permit application,
establish priority action.

City Planner shall work
with the appropriate water
department designee to
ensure the application
gets updated to reflect
affordable housing
projects receive priority
sewer and water services.

Coordination with the
Susanville Sanitary District
will be needed.

Continue. Expand to
include metrics and
milestones.

City of Susanville General Plan
2024-2029 Housing Element
A-10 | Public Hearing Draft
Program Description Objective Implementation Status Action

2.9 Comply with AB 101 (2019) and review the
City’s Zoning Ordinance and make
revisions, if necessary, to allow low barrier
navigation centers for the homeless per
Government Code 65660-65668.

Consider the potential to
accommodate low barrier
navigation centers for the
homeless by examining
existing government
constraints and barriers.

Ordinance No. 24-1044-
Codified October 19, 2024.

Complete. Remove
program.

2.10 Work with the Far Northern Regional
Center to implement an outreach program
that informs families in the City about
housing and services available for persons
with developmental disabilities. The
program could include developing an
informational brochure and directing
people to service information on the City’s
website.

Implement an outreach
program to assist persons
with developmental
disabilities.

On-going City
Planner/Economic
Development Director.

Continue.

2.11 Amend the Zoning Ordinance to comply
with state density bonus law (Government
Code Section 65915, as revised). Promote
the density bonus through informational
brochures which will be displayed at the
City’s Community Development Division
The production of housing
affordable to lower-income
households.

Ordinance No. 24-1044-
Codified October 19, 2024.

Complete. Remove
program.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | A-11
Program Description Objective Implementation Status Action

2.12 Establish a written policy or procedure and
other guidance as appropriate to specify
the SB 35 streamlining approval process
and standards for eligible projects, as set
forth under GC Section 65913.4.

Establish a written policy or
procedure and other
guidance as appropriate to
specify the SB 35
streamlining approval
process and standards for
eligible projects, set forth
under GC Section 65913.4.

On-going City
Planner/Economic
Development Director.

Continue. Expand to
include SB 330.

2.13 Susanville will develop a plan to
Affirmatively Further Fair Housing (AFFH).

The AFFH Plan shall take actions to address
significant disparities in housing needs and
in access to opportunity 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.

Create an AFFH Plan that
takes meaningful actions to
combat discrimination,
overcome patterns of
segregation, and foster
inclusive communities free
from barriers that restrict
access to opportunity based
on protected characteristics.

On-going City
Planner/Economic
Development Director.

Continue. Expand to
include place-based
strategies and metrics
and milestones.

3.1 Identify areas with housing suitable for
rehabilitation and apply for CDBG funds
and other State and Federal loans and
grants that may become available for
housing rehabilitation.
5-10 homes rehabilitated
each year.

Inadequate staffing has
prevented consistent
annual program
participation.

Continue. Expand to
include place-based
strategies and metrics
and milestones.

City of Susanville General Plan
2024-2029 Housing Element
A-12 | Public Hearing Draft
Program Description Objective Implementation Status Action

3.2 Continue code enforcement and
maintenance of neighborhoods through
community clean-up programs.

Provide clean and wellmaintained public areas.The City Code Enforcement Department
shall provide at least 1
community dumpster day
per year. Each year the city
will provide two 25-yard
dumpster(s) location so
that each city quadrant
(north, east, south, west)
is basically served every 4
years.

Continue. Expand to
include metrics and
milestones.

3.3 Continue energy conservation and
weatherization efforts for residential
development. The City also supports the
maximum utilization of federal, state and
local programs, which assist homeowners
in providing energy conservation
measures.

Increased energy efficiency
in residential structures.

On-going. Continue.

3.4 The City will review the City’s Safety
Element and ensure compliance with new
State Law.

Amended Safety Element. Part of technical General
Plan update.

Remove program.

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | A-13
Effectiveness of 2019 Housing Element
The City worked to implement all 6
th Cycle Housing Element programs. However, many of these programs were not completed due to inadequate staffing and funding. As shown above in Table HE-69, the implementation status of many of the programs generally report ongoing efforts by various departments to complete the specified program. Incomplete programs have been revised and expanded to include measurable actions, additional objectives, metrics, and milestones to help the City track its annual progress. To provide more measurability, the revised programs include specific actions and timelines to streamline the implementation process and help ensure the City is effectively managing its programs during the 7th Cycle.

Effectiveness of Programs in Meeting Special Housing Needs The City implemented several programs specifically targeting households with special housing needs in Susanville. These included Zoning Ordinance amendments that support affordable housing types including accessory dwelling units (ADUs), employee housing, single room occupancy (SROs) units, transitional and supportive housing, low-barrier navigation centers, and emergency shelters. The City also worked to preserve assisted affordable housing projects throughout Susanville by offering technical support to property owners and agencies who own or manage assisted units. The City intended to assist with the development of four new units affordable to extremely low-income households and to weatherize or rehabilitate five to 10 new units annually. Inadequate staffing prevented the City from completing these programs. The programs have since been revised to include measurable actions and timelines to help ensure completion in the 7th Cycle.

City of Susanville General Plan
2024-2029 Housing Element
A-14 | Public Hearing Draft
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City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | B-1
Appendix B
List of Entities Qualified
to Preserve At-Risk Units
City of Susanville General Plan, 2024-2029 Housing Element Public Hearing Draft

City of Susanville General Plan
2024-2029 Housing Element
B-2 | Public Hearing Draft
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City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | B-3
Appendix B: List of Entities Qualified
to Preserve At-Risk Units
Qualified entities are tenant associations, local non-profit organizations and public agencies, regional/national non-profit organizations and regional/national public agencies, or profit-motivated housing organizations or individuals that are interested in bidding on affordable properties and have been deemed certified to own and operate assisted housing developments by HCD. A full listing, including contact information, is available online through HCD’s website.

City of Susanville General Plan
2024-2029 Housing Element
B-4 | Public Hearing Draft
Table HE-70 Qualified Entities to Preserve At-Risk Units County Entity Street Address City State Zip Code
ALL COUNTIES A. F. Evans Development, Inc. 4305 University Ave. Suite 550 San Diego CA 92105 ALL COUNTIES Affirmed Housing 15320 Evening Creek Drive N, Suite 160 San Diego CA 92128 ALL COUNTIES Affordable Housing Access Inc 3920 Birch Street Ste 103 New Port Beach CA 92660 ALL COUNTIES Ai Development Corporation 30 Washington Irvine CA 92606 ALL COUNTIES Alliant Strategic 21600 Oxnard Street, Suite 1200 Woodland Hills CA 91367 ALL COUNTIES Allied Pacific Development, LLC 169 Saxony Road, Suite 103 Encinitas CA 92024 ALL COUNTIES American Baptist Homes of the West 6120 Stoneridge Mall Road, 3rd Flr. Pleasanton CA 94588 ALL COUNTIES American Community Developers, Inc. 20250 Harper Avenue Detroit MI 48225 ALL COUNTIES AOF/Pacific 7755 Center Ave., Suite 575 Huntington Beach CA 92647 ALL COUNTIES April Housing, LLC 300 South Grand Ave., 2nd Floor Los Angeles CA 90017 ALL COUNTIES Avanath Capital Management, LLC 1920 Main Street, Suite 150 Irvine CA 92614 ALL COUNTIES Bank of America, N.A. 555 California St., 6th Floor San Francisco CA 94104 ALL COUNTIES Bayside Communities 1990 North California Blvd., Ste. 1070 Walnut Creek CA 94596 ALL COUNTIES Belveron Real Estate Partners, LLC 268 Bush St., #3534 San Francisco CA 94104 ALL COUNTIES Berkadia 823 Colby Drive Davis CA 95616
ALL COUNTIES BRIDGE Housing Corporation 345 Spear Street, Suite 700 San Francisco CA 94105 ALL COUNTIES BUILD Leadership Development, Inc. P.O. Box 9414 Newport Beach CA 92658 ALL COUNTIES Cabouchon Properties, LLC Pier 9, Suite 114 San Francisco CA 94111 ALL COUNTIES Cabrillo Economic Development Corporation 702 County Square Drive, Suite 200 Ventura CA 93003 ALL COUNTIES California Coalition for Rural Housing 717 K Street, Suite 400 Sacramento CA 95814 ALL COUNTIES California Commercial Investment Group 4530 E. Thousand Oaks Blvd., Ste. 100 Westlake Village CA 91362 ALL COUNTIES California Community Reinvestment Corp. 100 West Broadway Ste. 1000 Glendale CA 91210 ALL COUNTIES California Housing Finance Agency 100 Corporate Pointe, Suite 250 Culver City CA 90230 ALL COUNTIES California Housing Finance Agency 500 Capitol Mall, Suite 400 Sacramento CA 95814 ALL COUNTIES California Housing Finance Agency P.O. Box 4034 Sacramento CA 95812 ALL COUNTIES California Housing Partnership Corporation 369 Pine Street, Suite 300 San Francisco CA 94104 ALL COUNTIES California Human Development Corporation 3315 Airway Drive Santa Rosa CA 95403 ALL COUNTIES Catalyst Housing Group, LLC 21 Ward Street, Suite 2 Larkspur CA 94939 ALL COUNTIES Chelsea Investment Corporation 725 South Coast Highway 101 Encinitas CA 92024 ALL COUNTIES Colrich Multifamily Investments, LLC 444 West Beach St. San Diego CA 92101 ALL COUNTIES Community Housing Assistance Program, Inc. 3803 E. Casselle Ave Orange CA 92869 ALL COUNTIES Community HousingWorks 2815 Camino Del Rio South, Ste. 350 San Diego CA 92108 ALL COUNTIES Community HousingWorks 3111 Camino Del Rio San Diego CA 92108 ALL COUNTIES Corporation for Better Housing 15303 Ventura Blvd., Suite 1100 Sherman Oaks CA 91403 ALL COUNTIES Creative Housing Coalition 4612 Alta Canyada Road La Canada CA 91011 ALL COUNTIES Dawson Holdings, Inc. 300 Turney Street, 2nd Floor Sausalito CA 94965 ALL COUNTIES DBR Development LLC Escondido CA 92029

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | B-5
County Entity Street Address City State Zip Code
ALL COUNTIES Department of Housing and Community Development 651 Bannon Street. Ste. 400 Sacramento CA 95811 ALL COUNTIES DeSola Capital Group, LLC 136 Heber Ave, Suite 308 Park City UT 84060 ALL COUNTIES DML & Associates Foundation 6043 Tampa Ave, Ste. 101A Tarzana CA 91356 ALL COUNTIES Domus Development, LLC 594 Howard St., Ste 204 San Francisco CA 94105 ALL COUNTIES EAH, Inc. 22 Pelican Way San Rafael CA 94901 ALL COUNTIES East Los Angeles Community Corporation 530 South Boyle Avenue Los Angeles CA 90033 ALL COUNTIES Eden Housing, Inc. 22645 Grand Street Hayward CA 94541 ALL COUNTIES Fairfied Residential LLC 5510 Morehouse Drive, Suite 200 San Diego CA 92121 ALL COUNTIES Fallbrook Capital Corporation 6700 Fallbrook Avenue, #111 West Hills CA 91307 ALL COUNTIES Foundation for Affordable Housing, Inc. 384 Forest Ave., Suite 14 Laguna Beach CA 92651 ALL COUNTIES GAL Affordable LP 250 W. Colorado Bv. Suite 210 Arcadia CA 91007 ALL COUNTIES Goldrich & Kest Industries, LLC 5150 Overland Avenue Culver City CA 90230 ALL COUNTIES Green Development Company 153 Marion Ave #4 Pasadena CA 91106 ALL COUNTIES Hampstead Development Group, Inc. 3413 30th Street San Diego CA 92104 ALL COUNTIES Highland Property Development, LLC 250 W. Colorado Bv. Suite 210 Arcadia CA 91007 ALL COUNTIES Horizon ELOM Holdings, LLC 22760 Hawthorne Blvd #220 Los Angeles CA 90505 ALL COUNTIES JEMCOR Development Partners 1700 El Camino Real Suite #400 San Mateo CA 94402 ALL COUNTIES Jonathon Rose Companies 551 Fifth Ave, 23rd Floor New York NY 10176 ALL COUNTIES KDF Communities, LLC 1301 Dove St., Suite 720 Newport Beach CA 92660 ALL COUNTIES Linc Housing Corporation 100 Pine Avenue, # 500 Long Beach CA 90802 ALL COUNTIES Lincoln Avenue Capitol, LLC 680 5th Avenue, 17th Floor New York NY 10019 ALL COUNTIES Maximus Properties, LLC 23586 Calabasas Road, Ste. 103 Calabasas CA 91302 ALL COUNTIES MBK Management Corporation 23586 Calabasas Road, Ste. 100 Calabasas CA 91302 ALL COUNTIES Mercy Housing California 1360 Mission St., Suite 300 San Francisco CA 94103 ALL COUNTIES Mercy Housing, Inc. 1999 Broadway, Suite 1000 Denver CO 80202 ALL COUNTIES Mesa Realty Advisors 56 Cabana Blanca Henderson NV 89012 ALL COUNTIES National Affordable Housing Trust 2335 North Bank Drive Columbus OH 43220 ALL COUNTIES National Community Renaissance 9421 Haven Avenue Rancho Cucamonga CA 91730 ALL COUNTIES Newport Development, LLC 9 Cushing, Ste. 200 Irvine CA 92618 ALL COUNTIES Novin Development Corp. "NDC" 1900 N California Blvd, Suite 800 Walnut Creek CA 94596 ALL COUNTIES Petaluma Ecumenical Properties Inc. 1400 Caulfield Lane Petaluma CA 94954 ALL COUNTIES Phoenix Realty Group New York NY 10005
ALL COUNTIES Preservation Partners Development 21515 Hawthorne Blvd. Suite 125 Torrance CA 90503 ALL COUNTIES RAHD Group, LLC 4142 Adams Ave., #103-250 San Diego CA 92108 ALL COUNTIES Reiner Communities LLC 100 Spectrum Center Dr. Suite 830 Irvine CA 92618 ALL COUNTIES Reliant Group Management 601 California Street San Francisco CA 94108 ALL COUNTIES Renaissance Housing Communities 110 Pacific Avenue, Suite 292 San Francisco CA 94111 ALL COUNTIES Resources for Community Development 2220 Oxford St Berkeley CA 94704

City of Susanville General Plan
2024-2029 Housing Element
B-6 | Public Hearing Draft
County Entity Street Address City State Zip Code
ALL COUNTIES Richman Group of California, LLC. 21520 Yorba Linda Blvd, Suite G-548 Yorba Linda CA 92887 ALL COUNTIES Security Properties 701 5th Ave, Suite 5700 Seattle WA 98104 ALL COUNTIES Sinergia Housing 4142 Adams Ave 103-336 San Diego CA 92116 ALL COUNTIES Skyline Real Estate Development & Acquisitions, Inc. P.O. Box 7613 Newport Beach CA 92658 ALL COUNTIES Solari Enterprises, Inc. 1544 W. Yale Ave Orange CA 92687 ALL COUNTIES Squier Properties, LLC 1157 Lake Street Venice CA 90291 ALL COUNTIES Standard Property Company, INC. (DBA Standard Communities) 1901 Avenue of the Stars, Suite 395 Los Angeles CA 90067 ALL COUNTIES The John Stewert Company 1388 Sutter St., 11th Floor San Francisco CA 94109 ALL COUNTIES The Michaels Development Company I, L.P. 2 Cooper Street, 14th Floor Camden NJ 08102 ALL COUNTIES The Trinity Housing Foundation 836 Avalon Ave Lafayette CA 94549 ALL COUNTIES Thomas Safran & Associates Development, Inc. 11812 San Vicente Blvd. #600 Los Angeles CA 90049 ALL COUNTIES University River Village 7901 La Riviera Drive Sacramento CA 95826 ALL COUNTIES USA Properties Fund 7530 Santa Monica Blvd, Suite 1 West Hollywood CA 90046 ALL COUNTIES USA Properties Fund 2440 Professional Drive Roseville CA 95661 ALL COUNTIES Valued Housing II, LLC 1101 E. Orangewood Ave., STE 200 Anaheim CA 92805 ALL COUNTIES Veritas Urban Properties LLC 2050 Hancock Street, Suite B San Diego CA 92110 ALL COUNTIES Wakeland Housing & Development Corporation 1230 Columbia St. Ste. 950 San Diego CA 92101 ALL COUNTIES West Bay Housing Corporation 1390 Market Street, Ste. 405 San Francisco CA 94102 ALL COUNTIES William G. Ayyad, Inc. 9252 Chesepeake Dr., Suite 100 San Diego CA 92123 ALL COUNTIES WIP-A, LLC 2716 Ocean Park Blvd., Suite 2025 Santa Monica CA 90403 ALL COUNTIES WNC Community Preservation Partners, LLC 17782 Sky Park Circle Irvine CA 92620 LASSEN Community Housing Improvement Program, Inc 1001 Willow St Chico CA 95928 LASSEN Eskaton Properties Inc. 5105 Manzanita Ave Carmichael CA 95608

City of Susanville General Plan
2024-2029 Housing Element
City of Susanville Housing Element | B-1
Appendix C
Affirmatively Furthering
Fair Housing Analysis, 7th
Cycle Housing Element
City of Susanville General Plan, 2024-2029 Housing Element Public Hearing Draft
Appendix C: Affirmatively Furthering
Fair Housing Analysis, 7th Cycle
Housing Element

City of Susanville General Plan
2024-2029 Housing Element
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Affirmatively Furthering Fair Housing
Analysis, 7th Cycle Housing Element

CITY OF SUSANVILLE
Public Hearing Draft - November 2025

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Assessment of Fair Housing – City of
Susanville

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

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

There are four census tracts present within the Susanville City limits (Figure 1). To increase readability, these census tracts will be referred to as:
 Census tract 6035040305 (Northern Susanville)
 Census tract 60350403031 (Eastern Susanville
 Census tract 6035040304 (Central Susanville)
 Census tract 6035040302 (Southern Susanville)
Please note, however, that these census tracts stretch beyond the city limits and include areas within the unincorporated county that impact the available data. This is particularly the case for the census tract referred to as Southern Susanville. This tract includes a large area of the county with larger homes and higher income households that aren’t reflective of the development of the area within the city. While the data may indicate stark differences between the southern and central areas of the city, the built environment and existing neighborhoods are much more cohesive.

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FIGURE 1: CENSUS TRACT AREAS, SUSANVILLE
Area names for reference purposes only.

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

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

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

Table 1 shows the population by race and ethnicity in Susanville and Lassen County compared to Sierra, Plumas, and Modoc Counties, as well as the State, based on the 2017-2021 American Community Survey (ACS). As shown in Table 1, the predominant race or ethnic group in Susanville was the White, non Hispanic or Latino population, at 50.4 percent of the population. This was also true of Lassen County. However, Susanville has a smaller share of White, non-Hispanic or Latino residents compared to other cities in the region, including Loyalton, Alturas, and Portola, where White, non-Hispanic, or Latino communities make up more than 65 percent of the population.

Compared to Sierra, Plumas, and Modoc Counties, Susanville and Lassen County both have a significantly higher proportion of residents that are Hispanic or Latino, with these communities making up 28.3 percent and 19.7 percent of the population, respectively. In contrast, in Sierra, Plumas, and Modoc Counties, Hispanic or Latino community members make up between 9.6 and 15.2 percent of the population. Between 2010 and 2021, these percentages rose slightly in Susanville and Lassen County, while the White, non-Hispanic or Latino population slightly decreased. This pattern is also found in the demographic population of the state. Statewide, the White population declined from 41.2 to 35.8 percent, while the Hispanic population increased from

36.7 to 39.5 percent between 2010 and 2021. As shown in Figure 1, while the majority of the county has a predominantly White, non-Hispanic or Latino population, the census tract east of the main area of Susanville, which includes the communities of Standish and Litchfield and the High Desert State Prison, is predominantly Hispanic or Latino.

Local Context
As seen in Figure 2, the predominant population for all census tracts in Susanville was white alone (not Hispanic or Latino) in 2021. However, census tracts south of Highway 36 (including Southern and Central Susanville) had a higher proportion of white residents than other census tracts in the city, ranging from 80 to 84 percent of the census tract population, compared to 67 to 77 percent of the population. Conversely, the census tracts with the most diversity (including Northern and Eastern Susanville) are located north of Highway 36. According to ACS 2017-2021 data, a majority of the city’s Black/African American residents and American Indian/Alaskan Native residents live in Northern Susanville.

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Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that the main area adjacent to, but not within, the city that is considered to have a higher concentration of minority communities are nearby tribal lands within the Susanville Indian Rancheria. Additionally, there are pockets of lower income families throughout the city, including the following neighborhoods and areas:
• Upland neighborhood, bordered by Sunkist Drive to the north, Covina Avenue to the east, Monrovia Street to the south, and Limoneria Avenue to the west
• Neighborhood surrounding the intersection of Modoc Street and Sierra Street • RV and mobile home parks, including Susanville RV Park, Hidden Acres Mobile Park, Pineview Mobile Home Park.

Most of the city’s RV and mobile home parks are located along the east edge of town, although Pineview Mobile Home Park is located in the northwest portion of the city.

Over time, the nearby prison and former second prison to the east of Susanville proper caused an influx of families of those incarcerated. These families generally live in the neighborhoods and parks listed above. However, this portion of the community has been reduced over time due to the closure of the former second prison.

In the northern portion of the city, the neighborhood located north of Skyline Road and east of Barbara Street, has a high population of correctional officers.

The nearby prisons impacted many of these patterns throughout the city’s history. Before the prisons opened, Susanville was primarily a logging and agricultural town. Now, the city has a robust job market for federal, state, and local government jobs, which generally pay much more than other local jobs.

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TABLE 1: POPULATION BY RACE/ETHNICITY
Race/
Ethnicity
Susanville Lassen County
(Unincorporated)
Lassen
County Loyalton Sierra County Alturas Modoc County Portola Plumas
County
State
2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 White, Non Hispanic
or Latino 55.4% 50.4% 78.6% 77.7% 66.7% 64.2% 80.9% 92.5% 88.1% 87.4% 80.9% 68.9% 79.0% 76.6% 78.5% 74.9% 85.1% 82.6% 41.5% 36.0% Hispanic or Latino of
Any Race 23.7% 28.3% 11.0% 11.3% 17.5% 19.7% 14.0% 6.4% 8.3% 11.2% 12.3% 21.9% 13.9% 15.2% 16.3% 19.6% 8.0% 9.6% 37.0% 39.8% Black or African
American, NonHispanic or Latino12.4% 13.6% 3.4% 3.1% 8.0% 8.3% 0.3% 0.1% 0.1% 0.1% 0.5% 4.2% 0.8% 2.0% 0.6% 0.0% 0.9% 1.5% 5.9% 5.5% Native American,
Non-Hispanic or
Latino

2.8% 1.9% 2.9% 2.7% 2.9% 2.3% 2.6% 0.6% 1.3% 0.9% 2.1% 1.7% 3.0% 3.4% 2.0% 0.5% 2.3% 1.2% 0.4% 0.3% Asian, Non-Hispanic
or Latino 1.0% 1.8% 0.9% 1.3% 1.0% 1.5% 0.0% 0.0% 0.4% 0.0% 1.4% 0.0% 0.7% 0.8% 0.5% 0.5% 0.6% 0.7% 12.9% 14.8% Other, Non-Hispanic
or Latino 2.6% 1.5% 0.4% 0.9% 1.5% 1.2% 0.0% 0.0% 0.1% 0.0% 0.3% 0.0% 0.3% 0.0% 0.1% 0.0% 0.2% 0.1% 0.0% 0.0% Two or More Races 2.1% 2.5% 2.8% 3.0% 2.4% 2.8% 2.2% 0.4% 1.7% 0.4% 2.5% 3.3% 2.3% 2.0% 2.0% 4.5% 2.9% 4.3% 2.3% 3.6% Source: 2006-2010 ACS Data, 2017-2021 ACD Data, P9

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FIGURE 2: PREDOMINANT POPULATION, LASSEN COUNTY

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Disability
Regional Context
Persons with disabilities typically have special housing needs due to physical or developmental capabilities, fixed or limited incomes, and higher health costs associated with disabilities. Seniors typically experience disabilities at higher rates than the general population. As is shown in Figure 3, Susanville is among the census tracts in the county with the lowest rates of residents with disabilities, between 10 and 20 percent. Census tracts in the county with the highest rates of residents with disabilities include those that include the communities of Patton Village, Herlong, Doyle, and Westwood.

As shown in Table 2, Population by Disability Type, 3,939 Lassen County residents (12 percent of the population) have one or more types of disabilities in Lassen County. Within the county, the highest rate of disability types is ambulatory difficulty, with over half of the residents with disability experiencing this issue (58.0 percent), which is also true in Susanville at a slightly lower rate (54.5 percent). The second-highest disability type in both Susanville and the county is independent living with 49.7 percent of disabled Susanville residents and 46.1 percent of county residents experiencing this disability. The rates for ambulatory and independent living difficulties in Lassen County have increased between 2012 and 2021. Similarly, Susanville has experienced the same trends as the county’s disability rate. Specifically, the number of residents with independent living difficulties has increased by roughly 18 percentage points between 2012 and 2021, the highest increase among other disability types in incorporated and unincorporated areas of Lassen County.

In comparison, this pattern is also present in Loyalton and Sierra Counties. In particular, persons with difficulties in ambulatory independent living have accounted for a significant portion in both areas, over 60 percent. The percentage of residents with a disability experiencing ambulatory difficulty in Loyalton increased from 61.1 percent in 2012 to 81.3 percent in 2021.

Local Context
According to ACS 2017-2021 data, between 10 to 20 percent of the population of all census tracts in the city has a disability. However, Eastern and Central Susanville have a higher proportion of their populations with a disability compared to other areas of the city at

18.9 and 18.1 percent of the population, respectively, compared to

11.5 percent in Northern Susanville and 14.2 percent in Southern Susanville.

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Local Context
Persons with Disabilities
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there are islands throughout the city that have a higher concentration of persons with disabilities, particularly areas with a high senior population. These include the Susan River Apartments, Eskaton Manor, and other senior housing developments.

However, the absence of a dialysis center within the city is an issue that displaces seniors from living in Susanville. The Susanville Indian Rancheria is currently in the process of building a healthcare facility which will likely include a dialysis center and fill this need.

Group Homes and Residential Care Facilities
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there is a small concentration of group homes behind Cross Roads Ministries. Crossroads operates as the primary group home provider in the city and offers emergency housing and transitional housing on-site as well as on other properties south of the church and throughout town.

Accessibility Modifications and Reasonable Accommodations Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that only three permits were requested and issued for accessibility modifications to local homes in this most recent planning period (2019-2024). During this time, most inquiries were related to commercial properties rather than residential units. No reasonable accommodations were requested during the last planning period. The City’s reasonable accommodation ordinance was codified in September 2024.

Locational Differences for Accessibility
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there are sporadic curbs, gutters, and sidewalks throughout the city. Susanville is currently partnering with Caltrans on a gateway project for areas of Main Street that currently lack sidewalks to increase connectivity for pedestrians. Current City standards require curb, gutter, and sidewalk installation when making improvements that meet a certain cost threshold. The City is currently working to significantly increase those thresholds, as well as to identify efforts that would be excluded (i.e., reroof projects), to remove constrains to housing repair and rehabilitation efforts. The City is currently (2025) consulting with the development community to garner input on the matter.

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TABLE 2: POPULATION BY DISABILITY TYPE
Disability
Susanville Lassen County (Unincorporated) Lassen County Loyalton Sierra County Portola Plumas County Alturas Modoc County State 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 2012 2021 Total with a Disability 1,665 1,160 2,207 2,779 3,872 3,939 144 91 454 411 548 408 3545 3218 503 485 1,916 1,520 3,693,528 4,324,355 Hearing Difficulty 25.8% 28.1% 29.3% 31.3% 27.8% 30.4% 34.7% 7.7% 24.7% 20.4% 23.5% 15.2% 37.9% 26.4% 40.0% 33.7% 35.3% 28.9% 27.9% 26.4% Vision Difficulty 16.0% 24.0% 18.2% 13.4% 17.2% 16.5% 23.6% 1.1% 10.8% 5.1% 19.0% 27.0% 13.2% 10.7% 19.5% 18.0% 18.4% 14.9% 18.7% 19.5% Cognitive Difficulty 41.6% 32.3% 30.4% 30.3% 35.2% 30.9% 32.6% 35.2% 39.2% 38.2% 33.0% 57.4% 34.5% 35.7% 40.8% 34.3% 36.0% 30.7% 38.2% 39.6% Ambulatory Difficulty 47.3% 54.5% 59.8% 59.4% 54.4% 58.0% 61.1% 81.3% 64.3% 65.9% 57.3% 39.2% 53.4% 55.3% 42.5% 54.0% 51.0% 66.0% 53.1% 48.4% Self-care Difficulty 14.5% 34.3% 14.6% 27.2% 14.6% 29.3% 22.2% 20.9% 18.7% 30.7% 19.5% 14.7% 16.8% 20.8% 22.1% 26.2% 25.1% 16.1% 23.4% 22.5% Independent Living 29.4% 49.7% 27.8% 44.6% 28.5% 46.1% 32.6% 58.2% 44.1% 65.5% 35.2% 41.2% 30.4% 28.8% 32.6% 29.7% 30.5% 54.2% 39.4% 39.3% Source: ACS 2008-2012, 2017-2021, S1810

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FIGURE 3: RATES OF DISABILITY, LASSEN COUNTY

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Familial Status
Regional Context
Patterns of familial status present a potential indicator of fair housing issues, as it relates to availability of appropriately sized or priced housing when certain family types are concentrated. As a protected characteristic, concentrations of family types may also occur as a result of discrimination by housing providers, such as against families with children or unmarried partners. Furthermore, female-headed households with no spouse and children at home are considered to have a greater risk of experiencing poverty than single-parent, male-headed households due to factors including the gender wage gap and difficulty in securing higher-wage jobs.

Table 3, Population by Familial Status, shows that Lassen County and Susanville both have a higher proportion of family households than nonfamily households. Regionally, this is also true in Sierra, Plumas, and Modoc Counties and their respective cities. The unincorporated portions of Lassen County have the highest percentage of family households at 73.7 percent in 2021, while in Susanville, the rate of family households was 60.6 percent in 2021.

Regionally, Loyalton and unincorporated areas in Sierra County also show a similar proportion of households comprising families and nonfamilies. Portola and Plumas County’s rates of family households are slightly lower than those in Lassen County. Though the rate of family households has increased by 2.6 percentage points in Lassen County from 2010 to 2021, it has decreased by 1.3 percentage points in Susanville over the same period.

As shown in Figure 4, the census tract that includes the communities of Patton Village, Herlong, and Doyle has the highest concentration of children living in female-headed households, with between 40 and 60 percent of children in this tract living in this household type. In the census tracts that include the northern areas of Susanville as well as the communities of Janesville and Westwood, between 20 and 40 percent of children live in this household type.

In other areas of the county, fewer than 20 percent of children live in this household type.

Local Context
As shown in Figure 5, there is a higher proportion of children living in a female-headed household (with no spouse/partner present) in Northern and Eastern Susanville than in Central and Southern Susanville. Approximately 24 percent of children in Northern Susanville and 25 percent of children in Eastern Susanville live in this household type, whereas only 10 to 18 percent of children in Central and Southern Susanville live in this household type, respectively. According to ACS 2017-2021 data, approximately 14 percent of all families are female-headed single-parent households.

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Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there is a concentration of smaller homes in the Upland neighborhood, which is generally bounded by Sunkist Drive to the north, Covina Avenue to the east, Monrovia Street to the south, and Limoneria Avenue to the west. There is a concentration of higher income families in the Maurino Manor subdivision, as well as in the neighborhoods surrounding Meadowview School and Mt Lassen Charter School.

There is a strong need in the community for child care for children aged one to three years, as available facilities do not meet local demand. Child care for children aged four and older years is easier to access. Additionally, a Head Start program functions in the city. Recent State law removed some barriers to managing and licensing small day and child care facilities, which the City hopes will make it easier for more of these businesses to establish in Susanville. The City has received plans from the nearby Lassen Community College to establish a childcare program within the city.

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TABLE 3: POPULATION BY FAMILIAL STATUS
Familial Status
Susanville Lassen County
(Unincorporated) Lassen County Loyalton Sierra County Alturas Modoc County Portola Plumas
County
State
2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 Family Households 61.9% 60.6% 72.5% 73.7% 66.7% 69.3% 59.8% 64.8% 60.5% 63.2% 64.0% 58.5% 64.9% 64.9% 66.3% 57.0% 61.2% 63.1% 68.6% 68.6% Non-family
Households 38.1% 39.4% 27.5% 26.3% 33.3% 30.7% 40.2% 35.2% 39.5% 36.8% 36.0% 41.5% 35.1% 35.1% 33.7% 43.0% 38.8% 36.9% 31.4% 31.4% Percentage of Families
That are FemaleHeaded Single-Parent
Households

14.7% 13.6% 10.5% 14.1% 12.6% 11.3% 8.2% 3.5% 6.0% 4.0% 24.4% 7.8% 11.2% 7.9% 12.2% 24.7% 10.4% 10.0% 12.5% 10.7% Source: ACS 2006-2010, 2017-2021 S1101

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FIGURE 4: PERCENTAGE OF CHILDREN IN FEMALE-HEADED HOUSEHOLDS,

LASSEN COUNTY

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FIGURE 5: PERCENTAGE OF CHILDREN IN FEMALE-HEADED HOUSEHOLDS,

SUSANVILLE
Source: AFFH Data Viewer 2.0, ACS 5-year estimates (2017-2021), Table B09005, B09021.

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Income
Regional Context
Table 4 shows the median income by geographic location. According to ACS 2017-2021 data, Lassen County and Susanville both had a lower median income than the state median, which is $84,097. Regionally, this is also true of Sierra, Plumas, and Modoc Counties and the cities in each of these counties. Lassen County had the highest median income of any county at $59,292.

Between 2010 and 2021, both Lassen County and Susanville experienced growth in their median household incomes, of 17.8 percent and 18.9 percent, respectively. This is a smaller rate of growth than was seen in other communities in the region, though the median household income was higher in Susanville and Lassen County in 2012 than in Plumas County or Modoc County or their cities during this period. As shown in Figure 6, the census tracts that include the west and south sides of Susanville have slightly higher median incomes than the east side of the city, though both areas have low median incomes. The majority of census tracts in Lassen County have median incomes below $55,000, similar to the east side of Susanville, though the tracts that include the communities of Janesville and Johnstonville have higher median household incomes, between $55,000 and $90,100.

As shown in Table 5, Lassen County and Susanville have both experienced decreases in their poverty rates between 2010 and 2021. In Susanville, the decrease has been by 2.2 percentage points. In contrast, within just the unincorporated areas of the county, the rate of poverty has increased during this period, though by only 0.2 percentage points. Susanville’s rate of poverty as of 2021 is still higher than that of the unincorporated areas of the county (17.3 percent in Susanville compared to 12.1 percent in unincorporated areas of the county). Regionally, Susanville has the same rate of poverty as that of Loyalton, and a lower rate than Alturas and Portola.

Two areas of the county have rates of poverty between 20 and 30 percent (Figure 8). One is on the south side of Susanville, including the neighborhood around Susan River and Riverside Parks and bordered by Main Street to the north and west and the Bizz Johnson National Recreation Trail to the south. The other is on the county’s far east side, including the communities of Patton Village, Herlong, and Doyle. The area that includes the communities of Johnstonville and Janesville has the county’s lowest rate of poverty, with fewer than 10 percent of residents having incomes in this category. The southern end of Susanville is also included in one of these census tracts. The remaining areas of the county, including the majority of Susanville, have rates of poverty between 10 and 20 percent.

Local Context
Figure 7 shows median income in Susanville by census tract. According to ACS 2017-2021 data, median incomes in Susanville vary greatly by census tract; Central Susanville had the lowest median income at $46,314, while Southern Susanville had the highest median income at $79,824. Additionally, as seen in Figure 9, Central Susanville has the highest proportion of residents whose incomes are below the poverty level at 25 percent. All other census tracts in the city have less than 17 percent of its residents living below the poverty level. Notably, only three percent of residents living in Southern Susanville have incomes below the poverty level.

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Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that the following neighborhoods and areas are considered to be lower-income, high-poverty areas:
 Upland neighborhood, bordered by Sunkist Drive to the north, Covina Avenue to the east, Monrovia Street to the south, and Limoneria Avenue to the west (located within Central Susanville where the median income is $46,314)  Neighborhood surrounding the intersection of Modoc Street and Sierra Street (located within Southern Susanville, where the median income is $79,824)
 RV and mobile home parks, including Susanville RV Park, Hidden Acres Mobile Park, Pineview Mobile Home Park.

Most of the city’s RV and mobile home parks are located along the east edge of town (located within Eastern Susanville, median income of $50,982), although Pineview Mobile Home Park is located in Northern Susanville (where the median income is $64,853).

Areas of the community that are considered to be higher-income areas include:
 The northwest quadrant within Northern Susanville, with a high concentration of correctional officers, (where the median income is $64,853)
 Homes along Pine Street and adjacent streets next to Inspiration Park (located within Northern Susanville, where the median income is $64,853)
 The historic Uptown Business District (located within Central and Southern Susanville, where the median income is $46,314 and $79,824, respectively)
 The neighborhood located southwest of Barry Reservoir (located within Eastern Susanville, where the median income is $50,982)
Concentrations of HCV and/or Section 8 renters in specific areas of the city is an identified problem in Susanville. These areas include hotels along Main street (such as Travel Inn and Frontier Inn), which house some long-term tenants. Many of these units are in poor condition. The City is working to enforce code issues, as well as to encourage the property owners to consider rehabilitation, replacement, and even conversion to long-term units, such as SROs.

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TABLE 4: HOUSEHOLDS BY MEDIAN INCOME
Geography Median Income
2010 2021
Susanville $45,198 $53,750
Lassen County $50,317 $59,292
Loyalton $49,340 $79,185
Sierra County $52,950 $56,152
Portola $35,339 $45,234
Plumas County $44,000 $57,885
Alturas $32,385 $50,843
Modoc County $34,588 $51,090
State $60,883 $84,097
Source: ACS 2006-2010, ACS 2017-2021, B01002
TABLE 5: POVERTY RATE
Geography Poverty Rate
2010 2021
Susanville 19.5% 17.3%
Lassen County (Unincorporated) 11.9% 12.1%
Lassen County 15.4% 13.9%
Loyalton 11.8% 17.3%
Sierra County 16.8% 8.2%
Portola 13.8% 23.1%
Plumas County 13.9% 11.9%
Alturas 26.2% 17.6%
Modoc County 18.8% 19.6%
State 15.3% 12.3%
Source: ACS 2006-2010 & 2017-2021 S1701

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FIGURE 6: MEDAN INCOME BY CENSUS TRACT, LASSEN COUNTY

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FIGURE 7: MEDAN INCOME BY CENSUS BLOCK GROUP, SUSANVILLE Source: AFFH Data Viewer 2.0, ACS 5-year estimates (2017-2021), Table B19013.

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FIGURE 8: RATES OF RESIDENTS WITH INCOMES BELOW POVERTY,

LASSEN COUNTY

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FIGURE 9: RATES OF RESIDENTS WITH INCOMES BELOW POVERTY,

SUSANVILLE
Source: AFFH Data Viewer 2.0, ACS 5-year estimates (2017-2021).

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CONCENTRATED AREAS OF POVERTY AND AFFLUENCE
Racially/Ethnically Concentrated Areas of Poverty
Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) or areas of High Segregation and Poverty are areas that exhibit both high racial/ethnic concentrations and high poverty rates. HUD defines R/ECAPs as census tracts with a majority non-White population (50 percent or more) and a poverty rate that exceeds 40 percent or is three times the average poverty rate for the county, whichever is lower. HCD defines areas of High Segregation and Poverty as census tracts that have an overrepresentation of people of color compared to the county as a whole, and at least 30.0 percent of the population in these areas is below the federal poverty line ($30,000 annually for a family of four in 2023). R/ECAPs or areas of High Segregation and Poverty may indicate the presence of disadvantaged households facing housing insecurity and need. They identify areas whose residents may have faced historical discrimination and who continue to experience economic hardship, furthering entrenched inequities in these communities.

There are no R/ECAP or areas of High Segregation and Poverty in Lassen County, including all cities and communities.

Racially/Ethnically Concentrated Areas of Affluence
Racially or Ethnically Concentrated Areas of Affluence (RCAAs) are neighborhoods in which there are both high concentrations of Non-Hispanic White households and high household income rates. Based on research from the University of Minnesota Humphrey School of Public Affairs, RCAAs are defined as census tracts where 80 percent or more of the population is White, and the median household income is $125,000 or greater (which is slightly more than double the national median household income in 2016). HCD further adjusted the RCAA methodology to track more closely with California’s higher levels of diversity by setting the White population threshold to 50 percent.

There are no RCAAs in Lassen County, including all cities and communities.

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DISPARITIES IN ACCESS TO OPPORTUNITY
Since 2017, the Tax Credit Allocation Committee (TCAC) and California Department of Housing and Community Development (HCD) have developed annual maps of access to resources such as high‐paying job opportunities; proficient schools; safe and clean neighborhoods; and other healthy economic, social, and environmental indicators to provide evidence‐based research for policy recommendations. This effort has been dubbed “opportunity mapping” and is available to all jurisdictions to assess access to opportunities in their community.

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

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

Regional Context
In Lassen County, the Highest Resource areas include the census tracts that cover the southern tip of Susanville as well as Johnstonville and Janesville. The areas of Susanville north of Main Street are considered High Resource areas, as are the unincorporated areas just north and east of Susanville, including the Susanville Rancheria. Low resource areas include the census tract that includes Patton Village, Herlong, and Doyle, and the area in Susanville between Main Street and the Bizz Johnson National Recreation Trail. The Census tract that includes Leavitt and the High Desert State Prison was not evaluated by TCAC during this analysis. The remainder of the county is considered a Moderate Resource area, including the communities of Westwood, Spaulding, and Bieber. Figure 6 maps TCAC opportunity areas for Lassen County.

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Local Context
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there are some neighborhoods or areas within the city that may have disparities in access to opportunity due to differences in income and/or poverty amongst residents. As seen in Figure 11, Northern, Eastern, and Southern Susanville have higher TCAC opportunity scores than Central Susanville. Central Susanville has the lowest TCAC composite opportunity score of all census tracts in the city at 2.0 (low resource); other census tracts’ scores ranged from 4.0 (high resource) to 5.0 (highest resource).

Additionally, the following neighborhoods and areas are considered have higher concentrations of lower-income households:
• Upland neighborhood, bordered by Sunkist Drive to the north, Covina Avenue to the east, Monrovia Street to the south, and Limoneria Avenue to the west
• Neighborhood surrounding the intersection of Modoc Street and Sierra Street • RV and mobile home parks, including Susanville RV Park, Hidden Acres Mobile Park, Pineview Mobile Home Park.

Most of the city’s RV and mobile home parks are located along the east edge of town, although Pineview Mobile Home Park is located in the northwest portion of the city. o There are also two mobile home parks along the west edge of the city (River Roost and Rocky Crest) and one just north of Susanville (Sleepy Hollow). All three are located in the unincorporated county outside the City Limits, but are in close proximity to Susanville.

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FIGURE 10: TCAC OPPORTUNITY AREAS, 2023, LASSEN COUNTY

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FIGURE 11: TCAC OPPORTUNITY AREAS, 2023, SUSANVILLE
Source: AFFH Data Viewer 2.0, HCD, 2023.

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Education
Regional Context
As shown in Table 6, School Performance, many schools in Lassen County have performance scores on standardized tests that are below state standards. Though scores at Susanville schools are below state standards, they are comparable to scores at many other schools in the county. Excluding continuation and alternative schools, Susanville schools have standardized test scores that fall between 30.6 and 44.3 points below standard in English Language Arts and between 41.1 and 113.4 points below standard in Mathematics. In comparison, schools in Janesville, Johnstonville, and Westwood tend to have higher scores, while schools in other areas of the county have similar or lower scores. Richmond Elementary School, just west of Johnstonville, achieved 0.8 and

17.8 points below the English Language Arts and Mathematics standards, respectively. While these scores are below state standards, these are among the best scores in Lassen County schools. In addition, 18.3 percent of these students fall under the socioeconomically disadvantaged category, which is low compared to many schools in Lassen County.

Most schools in the city also have rates of socioeconomically disadvantaged students that are above 60 percent, with the exception of Lassen High School (36.1 percent). Socioeconomic disadvantage can negatively influence student performance.

Countywide, many other schools have high levels of students that are considered socioeconomically disadvantaged. The highest rates of socioeconomic disadvantage in the county are in the Termo area. Ravendale-Termo Elementary and Juniper Ridge Elementary Schools, both in Termo, are classified as having student bodies that are 100 percent socioeconomically disadvantaged. Of those students, 11 percent are English Learners, marking the highest proportion in schools across Lassen County.

Local Context
Susanville has three high schools, one of which is an alternative school program (Lassen Community Day) and one of which is a continuation school (Credence High), which provides credit recovery opportunities for non-traditional students. Alternative and continuation schools tend to have a higher percentage of students that are socioeconomically disadvantaged, higher rates of suspension, and lower standardized test scores. This pattern is also true in Susanville. The City also has three elementary schools and one middle school. Susanville also has one of the county’s two independent study K-12 charter schools, Thompson Peak.

Rates of chronic absence for students in grades K-8 are above for all public, non-charter schools in Susanville, and are highest at McKinley Elementary (42.2 percent of students absent for at least 10 percent of enrolled school days). Few schools in Susanville have high rates of English language learners among their student body. The highest is at McKinley Elementary, on the northeast side of town, where 9.4 percent of students are English Language Learners.

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School Performance
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there is a single public high school, and no discrepancies in performance between the existing elementary and middle schools, though some parental preferences may exist between different schools. Many tutoring services are available through all public and private schools in the city.

Higher Education Opportunities
There is a single community college nearby: Lassen Community College. Although this college benefits local students, offerings are currently limited. However, the college is seeking to expand its programs, particularly those related to healthcare and urban farming.

The closest four-year universities are the California State University in Chico, which is approximately two hours away by car, and the University of Nevada in Reno, which is approximately 1.5 hours away by car.

Factors That Influence Graduation Rates
The relatively low population and decreased job opportunities within Susanville tend to lower student motivation to seek further education. Students who do seek higher educational opportunities tend to move away and not return (due to lack of higher paying job opportunities in the city).

Locational Differences in Education
Community members have the opportunity to select which public school their student attends within the city. There are some more recent subdivisions in town, including Quail Hollow and Marino Mannor; these subdivisions have similar access to nearby public schools compared to older neighborhoods in town.

There are two private/charter schools in the city: Thompson Peak Charter School and Seventh Day Adventist Christian School.

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TABLE 6: SCHOOL PERFORMANCE
School Name Location
ELA Score
(Points
Above or
Below
Standard)
Math Score
(Points
Above or
Below
Standard)
Chronic
Absence
(Percentage
of Students
Chronically
Absent)
Suspension
Rate
(Percentage
Suspended
at Least
One Day)
SocioEconomic
Disadvantage
(Percentage
of Students)
English
Learners
(Percentage
of
Students)
Foster
Youth
(Percentage
of
Students)
Credence High
(Continuation) Susanville 221.8 points below
268.8 points
below - 19.6% 80.0% 0% 0%
Diamond View Middle Susanville 41.3 points
below

77.8 points
below 28.2% 10.2% 65.0% 5.6% 0.7%
Lassen Community
Day School
(Alternative School)
Susanville
Fewer than 11 students in data
set – data not publicly reported
for privacy reasons
- 35.6% 92.9% 7.1% 42.9%
Lassen High Susanville 44.3 points
below
113.4 points
below - 9.5% 36.1% 3.0% 2.3%
McKinley Elementary Susanville 30.6 points
below

41.1 points
below 42.2% 2.7% 63.2% 9.4% 1.9%
Meadow View
Elementary Susanville 41.6 points below

52.3 points
below 29.1% 1.4% 65.2% 5.2% 0.9%
Susanville Elementary Susanville 41.5 points
below

64.5 points
below 34.2% 4.5% 64.4% 7.0% 1.2%
Thompson Peak
Charter (Independent
Study Program)
Susanville 48.5 points
below
122.7 points
below 1.9% 0.0% 60.8% 0.0% 0.0%

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School Name Location
ELA Score
(Points
Above or
Below
Standard)
Math Score
(Points
Above or
Below
Standard)
Chronic
Absence
(Percentage
of Students
Chronically
Absent)
Suspension
Rate
(Percentage
Suspended
at Least
One Day)
SocioEconomic
Disadvantage
(Percentage
of Students)
English
Learners
(Percentage
of
Students)
Foster
Youth
(Percentage
of
Students)
Big Valley Elementary Bieber 64.8 points
below

95.6 points
below 18.7% 6.5% 70.8% 8.3% 5.6%
Big Valley Jr. Sr. High Bieber 61.5 points
below

98.1 points
below - 11.7% 60.0% 5.0% 1.7%
Long Valley Charter
(Independent Study
Program)
Doyle 41.1 points
below

86.5 points
below 11.5% 1.1% 62.9% 0.9% 1.3%
Fort Sage Middle Herlong 138.7 points
below
145.9 points
below 60.0% 10.5% 64.3% 0.0% 0.0%
Herlong High Herlong
Fewer than 11 students in data
set – data not publicly reported
for privacy reasons
- 12.5% 90.2% 2.4% 0.0%
Sierra Primary (Positive
Behavioral
Interventions and
Supports Program)
Herlong 131.8 points
below
128.1 points
below 27.6% 1.5% 84.8% 0.0% 0.0%
Mt. Lassen Charter Herlong 88 points
below
136.8 points
below 12.1% 0% 63.30% 1.4% 0.0%
Janesville Elementary Janesville 31.3 points
below

45.6 points
below 15.6% 4.9% 41.6% 0.3% 1.9%

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School Name Location
ELA Score
(Points
Above or
Below
Standard)
Math Score
(Points
Above or
Below
Standard)
Chronic
Absence
(Percentage
of Students
Chronically
Absent)
Suspension
Rate
(Percentage
Suspended
at Least
One Day)
SocioEconomic
Disadvantage
(Percentage
of Students)
English
Learners
(Percentage
of
Students)
Foster
Youth
(Percentage
of
Students)
Johnstonville
Elementary Johnstonville 29.3 points below
48 points
below 16.6% 3.8% 58.1% 2.5% 1.0%
Richmond Elementary Johnstonville 0.8 points
below

17.8 points
below 9.2% 2.6% 18.3% 0.0% 0.0%
Shaffer Elementary Litchfield 50.1 points
below

69.1 points
below 36.2% 14.5% 57.0% 5.3% 1.4%
Juniper Ridge
Elementary Termo Fewer than 11 students in data set – data not publicly reported for privacy reasons 0% 100% 11.1% 0.0% Ravendale-Termo
Elementary Termo Fewer than 11 students in data set – data not publicly reported for privacy reasons 0% 100% 11.0% 0.0% Fletcher Walker
Elementary Westwood 34.5 points below

45.4 points
below 40.2% 4% 79.8% 0.0% 0.0%
Westwood High Westwood 6.6 points
below

76.6 points
below - 10.80% 69.4% 1.2% 0.0%
Source: California Schools Dashboard, 2023.

Note: Chronic absence data is only reported for schools serving students in grades K-8.

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Economic
Regional Context
The TCAC Opportunity Analysis identifies geographic disparities in access to opportunities based on Economic Domain scores, which incorporate various indicators like poverty, adult education, employment, job proximity, and median home value. Scores below 0.2 signify less positive economic conditions, while scores exceeding 0.8 indicate more positive economic conditions. In Lassen County, most areas on the east and north sides of the county have economic scores between 0.4 and 0.6. However, the center of the county, where Susanville is located, shows a mix of economic conditions ranging from 0.2 to 1. The Census tracts where Janesville and Johnstonville are located (which also include Southern Susanville) have scores between 0.8 and 1.0, while the west side of Susanville has a score of 0.7. The Eastern Susanville has a score of 0.3, indicating less positive economic outcomes, while the tract between Main Street and the rail trail has an economic domain score of 0.0. Similarly, the southwest areas of the county have scores below 0.2, including the Westwood area.

Regionally, in Modoc County, while scores on the west side of the county are between 0.2 and 0.4, significant parts of the county fall within the 0.8 to 1 range, the highest score category in the TCAC Opportunity Analysis. However, the City of Alturas and the surrounding area has a score below 0.2. Sierra County's economic domain score is below 0.2.

Local Context
The TCAC/HCD Opportunity Maps for economic indicators can help to identify areas in the community that provide strong access to economic opportunities for residents or, conversely, provide low access to these opportunities. The information from the opportunity mapping can help to highlight the need for housing element policies and programs that would help to remediate conditions in low‐opportunity areas to improve economic conditions for residents. TCAC/HCD categorized census tracts into highest-, high-, moderate‐, or low‐opportunity areas based on a composite score of economic indicators, such as residents living at 200 percent above the poverty rate, residents with bachelor’s degree, employment rate, and median home value.

As shown in Figure 12, Southern Susanville has the highest TCAC economic opportunity score in the city at 0.86, which correlates with the most positive economic outcomes. Northern Susanville also has a high economic opportunity score at 0.71. However, Eastern and Central Susanville have drastically lower economic scores at 0.29 and 0.0, indicating much lower positive economic outcomes for residents living in these census tracts.

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Local Context
Major Employers
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that major employers within the city include:
• City and County government,
• Forest Service,
• Bureau of Land Management,
• Retail, including Walmart, Safeway, Marshals, Ace Hardware, Big 5, Goodwill, Grocery Outlet, and Walgreens, • Public schools,
• Lassen Community College,
• Northeastern Rural Health Clinic,
• Diamond Mountain Casino and Hotel, and
• High Desert State Prison (within City limits but approximately eight miles from the center of the city).

Additionally, nearby major employers outside of the city limited include:
• Nobles Construction Components (within Susanville sphere of influence), • Sierra Army Depot (offers a commuter van share Mondays through Thursdays from Susanville), • Federal Correctional Institution, Herlong, and
• Hat Creek Construction (which is headquartered in Burney, CA, but operates an office within the city).

In general, agricultural businesses make up an important and notable industry in the area. Additionally, the Green Leaf power plant is another important employer in the area.

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FIGURE 12: TCAC ECONOMIC OPPORTUNITY AREAS, 2023, SUSANVILLE Source: AFFH Data Viewer 2.0, HCD, 2023.

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Transportation
Regional Context
AllTransit is a transit and connectivity analytic tool developed by the Center for Neighborhood Technology for the advancement of equitable communities and urban sustainability. The tool analyzes the transit frequency, routes, and access to determine an overall transit score at the city, county, and regional levels. AllTransit scores geographic regions (e.g., cities, counties, Metropolitan Statistical Areas) on a scale of 0 to 10, with a score of 10 indicating complete transit connectivity. Compared to other counties in the region, including Sierra, Modoc, and Plumas Counties, Susanville and Lassen County have the highest scores, at 2.5 and 0.9, respectively. On average, households have 2,678 jobs accessible in 30-minute trips, 3 transit routes within 0.50 miles, and 94 available transit trips per week within 0.50 miles. Susanville has a more connected transit system that provides better equal access to workplaces and other destinations than the surrounding region.

Regionally, Loyalton, Sierra County, Alturas, and Modoc County have low transit scores, which underscores their rural nature. In the City of Alturas, an average household has 113 jobs accessible in 30-minute trips, and 16 available transit trips per week within

0.50 miles. On the other hand, Loyalton and Sierra County record 0 scores, while Alturas and Modoc County have scores of 0.3 and 0.6. The AllTransit scores for Portola and Plumas County (0.7) are slightly higher than those of Sierra and Modoc Counties.

In Portola, on average, households have 417 jobs accessible in 30-minute trips and 20 available transit trips per week within 0.50 mile (see Table 7, AllTransit Scores by County and Jurisdiction).

Local Context
High-Speed Internet and Cell Signal Access
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that high-speed internet is readily available in the area. Multiple providers supply wireless and fiber high-speed internet, and broadband is currently being installed as a part of the Build Back Better Plan. Recently, Frontier Communications has installed fiber cables on above-ground poles in Susanville. This is a developing improvement that was mitigated in early 2025.

Various areas that have some known challenges in regard to cell signal access. Verizon and T-Mobile have some dead zones throughout town, but AT&T delivers adequate service to residents.

Changes in Employment Opportunities
The closure of the California Correctional Center in Susanville, combined with the expanding remote working trend, have caused major changes in employment opportunities for local residents. In recent years, more remote workers have moved to the city; encouraged by the expansion of high-speed internet and broadband. The closure of this prison is the only major shift from previous job centers in the city. In the coming years, the Susanville Indian Rancheria is seeking to build a 40,000 square foot health clinic north of the city that will provide new opportunities for employment for households in the region.

Economic Development Programs
The City recently hired an Economic Development Director. This is a new position as of February 2024 and is a partnership between the City of Susanville and the Susanville Indian Rancheria with a goal of developing an Economic Development Strategic Plan.

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TABLE 7: ALL TRANSIT SCORES BY COUNTY AND JURISDICTION
Jurisdiction AllTransit Score
Susanville 2.5
Lassen County 0.9
Loyalton 0
Sierra County 0
Portola 0.7
Plumas County 0.7
Alturas 0.6
Modoc County 0.3
State 5.1
Source: Center for Neighborhood Technology, 2019, AllTransit, accessed May 2024.

Local Context
Public Transportation Availability
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that countywide transit is available through the Lassen Transit Service Agency (LTSA). Public transit services include fixed routes between Westwood, Chester, Herlong/Doyle, Standish, Litchfield, and Susanville. Complementary paratransit services, dial-aride services, and other transportation assistance for seniors is available within Susanville. The LTSA partners with Sage Stage (Modoc County) to offer transit between Modoc, Susanville, and Reno twice a week.

LTSA uses grant funding to replace its fleet as needed, as well as to fund the installation of ADA compliant bus shelters with lights and safety measures at current stops.

According to Caltrans data from 2022, there are no high quality transit stops or high quality transit areas within the City limits.

Active Transportation
The City is actively working to expand access to different transportation modes, including pedestrians and bicyclists. Most recently, the City completed a Complete Street and Safe Mobility Study along State Route 36/Main Street through Susanville, as it is dangerous to cross the road as a pedestrian or bicyclist. The City is also working on the Riverside Drive Trail project, which is funding through State’s Active Transportation Program. The project will close a gap in the non-motorized transportation network by connecting sidewalks in the low-income neighborhood to an existing Class I trail which leads to major commercial land uses such as Walmart and Safeway. Long-term plans include the Lassen County Bikeway Master Plan, which covers countywide bikeway planning and design, including within Susanville city limits.

Vehicle Access
Residents without access to a car travel to work and access other resources within the city through walking, biking, or transit.

Transportation assistance for seniors is available through Lassen Senior Services and LTSA dial-a-ride services.

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Infrastructure
City Planning Division staff indicates that there are some known issues in the city’s infrastructure as it relates to quality and access. There are some roads in poor condition in the city; however, as of 2025, the city is in the process of completing repaving projects on these streets.

Additionally, there is sporadic sidewalk connectivity between neighborhoods throughout the city. This issue is not concentrated in any specific area. The City’s main method of improving sidewalk connectivity are development thresholds that trigger the installation of curbs, gutters, and sidewalks on a given parcel; however, the City has noted that this is a constraint to the development and rehabilitation of units, and is seeking to significantly increase current thresholds to remove this constraint.

Other than sidewalks, the city does not have any major issues with infrastructure availability or quality between neighborhoods or other areas.

High-Collision Corridors and Traffic
There are known corridors that have high rates of collisions and/or traffic. To the north of town, the curve along State Route 36 adjacent to its intersection with N Pine Street has been the site of collisions, including with semi-trucks. The center road divide at this curve has been replaced twice in recent years.

Notable areas with high instances of traffic include the following: the northern section of Main Street in the morning, lunch, and evening; the convergence of State Routes 139 and 36; the intersection of State Route 36 and Fair Street/Robs Way; the intersection of State Route 36 and Riverside Drive; and the 5-way stop at the intersection of Chestnut Street, Grand Avenue, and Paul Bunyan Road. The traffic issues along 36 are often tied to its use as a route for semi-trucks. Other traffic issues are as a result of work or school commutes.

Capital Improvements
Local knowledge provided by the City of Susanville Planning Division through a phone interview on November 14, 2024, indicates that recent and current capital improvement projects include the purchase of a new fire engine (type 6) and new fire ladder truck, as well as the renovation of the Police Department building using American Rescue Plan Act (ARPA) funds, which included $359,000 for a new fire engine (total allocation $930,000 including $571,000 from the general fund (PG&E settlement money); $100,000 for improvements at the Susanville Elks Lodge; $450,000 for a performing arts center; $244,000 for a storage building behind the museum; $143,000 for bathrooms at Pat Murphy Field; and $150,000 to establish a code enforcement abatement fund1. The City has also converted an underused house on the City Hall property to needed office space for Code Enforcement and Public Works staff, and is working to install ADA bathrooms and sidewalks at Riverside Park.

The City has adopted a five-year moratorium on impact fees in an effort to incentivize new developments, including new housing. Although this moratorium would have an impact on funding for future capital improvements projects, City staff believe these may be funded through the General Fund. In addition, many of the City’s capital improvement projects have been spurred by population growth, which the City does not anticipate to occur in the planning period.

Safe Routes to Schools
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that the City has completed some Safe Routes to Schools projects, including a project for Diamond View Middle School. There is sporadic sidewalk connectivity between neighborhoods throughout the city; this issue is not concentrated in any specific area.

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Community Facilities
City staff also indicates that there are no significant differences in access to community facilities between neighborhoods.

Recent Infrastructure Investments
There have been several infrastructure investment projects and efforts within or to the city in recent decades:
• The Tuscarora Natural Gas Pipeline was extended in the late 90s and early 2000s to deliver natural gas to the city of Susanville and other communities within California.
• As of 2024, the City recently purchased Barry reservoir along the eastern portion of the city. The City partners with Ducks Unlimited, a nonprofit organization, to dredge sediment in the reservoir and rehabilitate it as a pond for ducks and wildlife, as well as a recreation spot. In the future, the City hopes to use this as an emergency water source for firefighting and a potential grey water system for farmers. • In October 2024, Caltrans began the Southeast Gateway project on Main Street to enhance this gateway to the city, including extending sidewalks, curbs, gutters, street trees, and vegetation. This project will focus on the portion of Main Street between Fair Grounds Road and just south of Riverside Drive. • Multiple water line replacement projects
• Cady Springs pumping station
• Multiple street paving and sidewalk improvement projects • CAPM Project (Caltrans) for ADA curb ramps on Main Street and installation of bulb outs • Various park improvements, including addition of a pump track at Memorial Park (funded by State park grant), and installation of ADA bathrooms and outdoor games (cornhole). 1 https://www.lassennews.com/council-approves-allocation-of-arpa-fund-expenditures-new-group-applies-for-funding

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Environment
Regional Context
The California Environmental Protection Agency’s Office of Environmental Health Hazard Assessment (OEHHA) developed CalEnviroScreen 4.0 web-based mapping tool to help identify California communities that are disproportionately burdened by multiple sources of pollution. CalEnviroScreen uses 21 indicators of environmental, health, and socioeconomic conditions to help identify these communities. The scores are mapped so that different communities can be compared. An area with a high score is one that experiences a much higher pollution burden than areas with low scores.

Lassen County’s CalEnviroScreen scores demonstrate positive environmental conditions in much of the county, with census tracts in and around the county tending to have scores in the 40th percentile or lower (see Figure 13, CalEnviroScreen 4.0, Lassen County). The areas of the county with the most positive CalEnviroScreen scores are in the county’s north side and in the Janesville area. One census tract that includes much of the north and east sides of Susanville scored in the 52nd percentile, indicating conditions associated with less positive health outcomes. There are several factors of concern that have been recognized in Lassen County, including issues related to solid waste, cleanup sites, threats to groundwater, and polluted water bodies. The census tracts that include Litchfield and Standish were not evaluated as part of the CalEnviroScreen study.

Regionally, this pattern is also found in Modoc County. The majority of census tracts in Modoc County have scores that indicate positive environmental conditions. In contrast, a census tract that encompasses Alturas and surrounding areas has a score that indicates moderate environmental conditions, rating in the 62nd percentile. The areas of concern are solid waste followed by pesticides and ozone. Sierra County's environmental status is generally positive, positioned at the 33.5 percentile. The county includes one census tract which has factors of concern related solid waste, low birth weight, and ozone. Regionally, none of the census tracts in Lassen, Sierra, and Plumas Counties have tracts that are considered Disadvantaged Communities under Senate Bill (SB) 535 (scores in the 75th percentile or higher).

In addition to CalEnviroScreen 4.0, the Public Health Alliance of Southern California has created an evaluative tool known as the Healthy Places Index (HPI). This tool is designed to assess various social, economic, and neighborhood design elements that significantly influence health outcomes. The north side of the county was not evaluated as part of this tool. The area of Susanville between Main Street and the rail trail scored in the lowest quartile, as did the tract that includes Patton Village, Herlong, and Doyle. Unlike the CalEnviroScreen ranking, within the HPI tool, lower scores indicate factors associated with less positive health outcomes. Limited automobile access, low preschool enrollment, low levels of college degree attainment, and low rates of employment were among factors that influenced low scores in this area of Susanville. Much of the county had scores in the second-lowest quartile, including the northeast side of Susanville. Within this area of Susanville, low levels of employment influenced the score when compared to the area south of Main Street, though this area has a higher level of preschool enrollment and a lower rate of high school enrollment. The west side of Susanville has an HPI score in the second-highest quartile, as does the census tract that includes Johnstonville. The tract that includes the west side of Susanville also has relatively low rates of residents with a bachelor’s degree or higher, along with lower rates of high school enrollment.

Local Context
As seen in Figure 14, all census tracts in Susanville have median to low CalEnviroScreen scores, indicating that the city as a whole does not experience significant negative environmental factors. Northern Susanville has the most positive (lowest) environmental

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scores of all census tracts in the city with a CalEnviroScreen score in the 15th percentile. Eastern and Central Susanville have the highest (least positive) CalEnviroScreen scores in the city in the 52nd and 60th percentiles, respectively.

Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there are some known sources of pollution in the area. An accidental spill occurred at the mill site just outside of the city limits, once home to Sierra Pacific Industries in Susanville; the mill closed in 2004. Additionally, trash, appliances, and oil barrels are buried north of the mill site, also outside of the city limits. Some minor groundwater contamination has occurred as a result of agricultural operations outside of the city limits.

Sources of Pollution and Environmental Conditions
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that some older and historic homes in the city may expose residents to lead paint; however, the exact number of homes still containing lead paint is unknown.

Although residential developments should be avoided adjacent to sewer ponds within the city, there are no other places where residential development should be avoided due to environmental conditions.

There have been no public safety reports related to environmental resources or their related infrastructure, such as water quality, sewer, or circulation.

Differences in Access to Parks, Outdoor Spaces, and Amenities The city generally has good parks and sports locations and access for all neighborhoods. Some of these parks are on county land, outside of the city limits, but are easily accessible by city residents. Additionally, Susanville residents can easily access many trails within the county.

City staff have attempted to apply for State park grants to expand recreational opportunities, but were informed that they were ineligible for these grants as local park access is already adequate throughout the city. In some cases, past opportunities to build a park were not supported by residents; for example, a pocket park was proposed close to the intersection of Cameron Way and Orlo Drive, but the surrounding neighborhood did not wish to see this development.

Differences in Access to Healthy Foods and Shopping
Most retail uses and restaurants are located along Main Street, which is central to most neighborhoods, apart from the northwest quadrant and other neighborhoods in northern Susanville. However, many correctional officers live in the city tend to shop for groceries and other necessities in Reno, Nevada, to avoid seeing previously incarcerated individuals and their families in retail stores in Susanville.

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FIGURE 13: CALENVIROSCREEN 4.0, LASSEN COUNTY

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FIGURE 14: CALENVIROSCREEN 4.0, SUSANVILLE
Source: AFFH Data Viewer 2.0, OEHHA, 2021.

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DISPROPORTIONATE HOUSING NEEDS, INCLUDING

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

Overpayment
Regional Context
Housing represents a significant percentage of the total cost of living for many households in California. Households spending more than 30 percent of their gross income on housing costs are considered to be overpaying, or “cost burdened.” Overpayment is disproportionately experienced by renters in low-income households and low-resource areas. As is the case across the region and the state, households in unincorporated Lassen County and Susanville face elevated rates of overpayment.

According to Comprehensive Housing Affordability Strategy (CHAS) 2016-2020 data, 38.3 percent of households in the state are experiencing overpayment, while the overpayment rates for renters and owners are 49.5 percent and 29.3 percent, respectively (see Table 8). This trend is consistent across the region and the state. In Susanville and Lassen County, the percentage of renters experiencing cost burdens has decreased by approximately 20 percentage points since 2010. However, the unincorporated area of Lassen County shows an increase in the rate of renters experiencing cost burdens, reaching 43.9 percent, while the percentage of owners experiencing cost burdens decreased to 19.9 percent in 2020.

Regionally, similar to Lassen County, Alturas, and Modoc County, these areas have seen a decrease in renters and owners overpaying for housing. In contrast, the rates of renters overpaying for housing in the Cities of Loyalton and Portola are significantly high, with 49.1 percent and 53.3 percent, respectively. The rate of homeowners experiencing cost burden in Loyalton escalated from 18.5 percent to 22.7 percent between 2010 and 2020. In contrast, there has been a decline in overpayment for those owning homes in Portola, from 31.2 percent down to 27.0 percent over the equivalent timespan. See Figure 15, Rate of Homeowner Overpayment, Lassen County, and Figure 17, Rate of Renter Overpayment, Lassen County.

Local Context
As seen in Figure 16, more homeowners are cost burdened in Northern, Central, and Southern Susanville than in Eastern Susanville. Of these census tracts, Central Susanville has the highest level of overpayment by homeowners at 27 percent of all households. Just over 25 percent of homeowners in Southern Susanville overpay on mortgage costs. Citywide, approximately 23 percent of all homeowners are cost burdened.

As seen in Figure 18, in contrast to data on cost burden amongst homeowners, far more renters are cost burdened in Eastern Susanville than in other census tracts in the city. Just under 47 percent of renters overpay on gross rent costs in Eastern Susanville, while overpayment by renters ranges from 25 percent to 35 percent in other areas of the city. This is possibly due to the presence of Lassen Community College in Eastern Susanville, as students may be more likely to rent than purchase housing.

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Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there have been some noticeable recent increases in rent and/or home sales pricing within the city. A notable recent cause of increased home costs are increasing fire insurance rates that have made many homes cost prohibitive to most residents, particularly those who are lower income. In some cases, fire insurance coverage has been dropped entirely for some homeowners in the city. In general, home prices increased substantially since the COVID-19 pandemic; however, City staff has noticed that as of early 2024, home prices seem to be decreasing closer to typical pre-COVID-19 pandemic home costs. Citywide, there is a high demand for rental units, which can cause competition between prospective renters. As a result, it can be difficult for younger or lower income renters to find housing. Citywide rental costs have continued to increase due to these factors.

Additionally, rent and homes sales costs differ between different neighborhoods in the city. Generally, rental and home costs are lower south of Main Street, with the exception of historic homes in the Historic Uptown District. Other areas with lower rental and home costs include residences along Sacramento Street, Fairfield Avenue, Hall Street, and Paul Bunyan Logging Road. The most expensive homes in the city include those in the northwest quadrant, historic homes in the Historic Uptown District, and homes in the neighborhood bounded by Derek Drive to the north and Paul Bunyan Road to the south.

The areas with lower rent and home costs mentioned above tend to have higher rates of eviction and foreclosures than other areas in the city.

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TABLE 8: HOUSEHOLDS BY OVERPAYMENT
Households Paying >30% of
Income for Housing Costs
Susanville Lassen County
(Unincorporated) Lassen County Loyalton Sierra County Portola Plumas County Alturas Modoc County State 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 2010 2020 Percentage of Owner Households
Experiencing Cost Burden 27.7% 23.2% 31.1% 19.9% 29.6% 20.6% 18.5% 22.7% 25.1% 30.5% 31.2% 27.0% 33.1% 21.6% 27.7% 23.7% 25.8% 15.2% 41.2% 29.3% Percentage of Renter Households
Experiencing Cost Burden 57.8% 35.4% 34.9% 43.9% 51.2% 39.6% 12.3% 49.1% 43.2% 37.0% 48.8% 53.3% 41.4% 41.7% 49.5% 35.6% 39.2% 35.6% 50.4% 49.5% Percentage of All Households
Experiencing Cost Burden 42.0% 29.6% 31.9% 25.2% 37.4% 26.6% 17.3% 30.5% 28.7% 32.2% 39.8% 39.9% 36.0% 27.0% 36.7% 27.8% 29.8% 20.0% 45.1% 38.3% Source: CHAS 2006-2010, 2016-2020

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FIGURE 15: RATE OF HOMEOWNER OVERPAYMENT, LASSEN COUNTY

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FIGURE 16: RATE OF HOMEOWNER OVERPAYMENT, SUSANVILLE
Source: AFFH Data Viewer 2.0, ACS, 2017-2021.

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FIGURE 17: RATE OF RENTER OVERPAYMENT, LASSEN COUNTY

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FIGURE 18: RATE OF RENTER OVERPAYMENT, SUSANVILLE
Source: AFFH Data Viewer 2.0, ACS, 2017-2021.

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Overcrowding
Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. The U.S.

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

Regional Context
According to the ACS 2017-2021, Lassen County demonstrates that 3.9 percent of households renting their homes are identified as experiencing overcrowding and severe overcrowding, while only 1.2 percent of households owning their homes have faced this problem. Similarly, Susanville shows slightly higher numbers of households with over 1.5 occupants per room than the county, with 2.4 percent of owner households and 4.1 percent of renter households. The conditions prevailing in Modoc County are similar to those found in Lassen County. In Susanville, 3.8 percent of homes owned and 1.5 percent of those rented face overcrowding and severe overcrowding conditions. Interestingly, the percentage of overcrowded households owning their homes has increased since 2010. Specifically, it was at 0.7 percent in cases of overcrowding and 0.4 percent in extreme overcrowding in 2010. In comparison, in Alturas, there are no overcrowded owner households, but it records 3.2 percent of overcrowded renter households, with a zero percent rate for severe overcrowding among renters. In addition, its unincorporated area shows an increase in owner households living in overcrowded conditions while indicating a significant reduction in renters.

Sierra and Plumas Counties have shown an increase in the percentage of overcrowded renters, reaching 6.6 percent and 6.4 percent, respectively, which is higher compared to previous years. Notably, an unincorporated area in Sierra County has seen a significant rise in overcrowded renters, with a shift from 0.0 to 8.6 percent between 2010 and 2021. However, there are no reports of severe overcrowding among renters and owners throughout the county. In Plumas County, the number of renters dealing with overcrowding has increased by 1.1 percent. Conversely, the number of renters experiencing severe overcrowding has decreased by 1.2 percent, which is a notable contrast to Sierra County. Overall, the region comprising Lassen, Sierra, Plumas, and Modoc Counties has witnessed fluctuating changes in the number of overcrowded households over the past decade, while the shift in households experiencing such conditions in the state has been stable. Table 9 shows households by rate of overcrowding and Figure 19 shows households experiencing overcrowding in Lassen County.

Local Context
As seen in Figure 20, Central Susanville has the highest level of residential overcrowding of all census tracts in the city at just over nine percent of housing units. Both Northern and Southern Susanville have very low levels of overcrowding at less than one percent of all housing units. Citywide, approximately two percent of homeowner households and three percent of renter households are overcrowded.

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Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that some areas in the city are known to experience household overcrowding. Generally, neighborhoods south of Main Street have higher rates of household overcrowding, including issues with illegal recreational vehicle (RV) dwellings. Code Enforcement has found it difficult to keep these RVs contained to existing RV parks in the city. Primary concerns related to illegal RV dwellings include inadequate water and sewer services available to those living in these dwellings.

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TABLE 9: HOUSEHOLDS BY OVERCROWDING
Total households with
> 1.5 Occupants per
Room
Susanville Lassen County
(Unincorporated) Lassen County Loyalton Sierra County Portola Plumas County Alturas Modoc County State 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 2010 2021 Percentage of Owner
Households Experiencing
Overcrowding

3.7% 2.4% 1.6% 0.5% 2.5% 1.0% 1.1% 0.0% 0.3% 0.7% 4.3% 5.4% 1.1% 1.0% 0.0% 0.0% 0.7% 3.5% 3.1% 3.1% Percentage of Owner
Households Experiencing
Severe Overcrowding

0.0% 0.0% 0.0% 0.3% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3% 0.0% 0.0% 0.0% 0.4% 0.3% 0.9% 1.1% Total Number of Owner
Households
2,924 1,590 3,621 4,646 6,545 6,236 263 297 1,151 908 650 538 6,615 5,951 707 784 2,790 2,543 7,112,050 7,502,706 Percentage of Renter
Households Experiencing
Overcrowding

10.8% 3.0% 4.6% 3.6% 9.0% 3.3% 0.0% 0.0% 0.0% 6.6% 20.7% 2.3% 5.3% 6.4% 7.9% 3.2% 6.1% 1.5% 8.2% 7.4% Percentage of Renter
Households Experiencing
Severe Overcrowding

1.5% 1.1% 2.3% 0.1% 1.7% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 4.7% 3.2% 2.0% 1.6% 0.0% 1.5% 0.0% 5.1% 5.8% Total Number of Renter
Households
2,657 1,401 1,074 1,273 3,731 2,674 65 58 286 243 627 443 3,475 2,280 494 375 1,187 870 5,280,802 5,926,357 Source: ACS 2006-2010, 2017-2021 B25014

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FIGURE 19: HOUSEHOLDS EXPERIENCING OVERCROWDING, LASSEN COUNTY

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FIGURE 20: HOUSEHOLDS EXPERIENCING OVERCROWDING, SUSANVILLE Source: AFFH Data Viewer 2.0, ACS, 2017-2021.

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Housing Conditions
Local Context
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that older homes are scattered throughout the city but tend to be concentrated in the:
 Historic Uptown District,
 The neighborhood bounded by Riverside Drive to the north, Prospect Avenue to the west, and North Railroad Avenue to the south, and
 The neighborhood bounded by Long Alley to the north, North Union Street to the east, Nevada Street to the south, and North Pine Street to the west.

As seen in Figure 21, older homes are concentrated in Central and Eastern Susanville. Over 51 percent of housing units in Central Susanville were built prior to 1960, indicating that there is likely a higher need for rehabilitation and replacement of housing units in this census tract due to their age compared to other areas in the city. Approximately 30 percent of housing units in Eastern Susanville were built prior to 1960. Comparatively, less than 19 percent of housing units in all other areas of the city are more than 65 years of age. Although homes in these neighborhoods may have a higher need for rehabilitation than some newer homes in the city, City staff noted that some of these older homes are coveted by higher income brackets and are fixed up by homeowners as needed; however, this is not the case for all older homes in this area.

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FIGURE 21: AGE OF STRUCTURES, SUSANVILLE
Source: AFFH Data Viewer 2.0, ACS, 2017-2021.

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Units in Need of Rehabilitation and Replacement
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there are certain areas of the city where many units have a higher need for rehabilitation and/or replacement of units.

These areas include the following:
• The Upland neighborhood/subdivision (bounded by Sunkist Drive to the north, Covina Avenue to the east, Monrovia Street, to the south, and Limoneria Avenue to the west) has a high number of neglected rental units. • The Sleepy Hollow Mobile Home Park, although not within the jurisdiction of the City, generally consists of substandard housing that primarily serves the housing needs of local college students. • Generally, single family homes adjacent to mobile home parks tend to be in poorer condition and likely have a high need for rehabilitation.

The continued use of substandard housing showcases the need for a larger stock of affordable housing within the city, particularly for low-income families, disabled individuals, students, and temporary workers, including travelling nurses and summer season baseball players.

A notable project that will fill some of this need is a Homekey project at the old hospital site along Hospital Lane, where the property owner will convert the existing structure to up to 20 affordable units. This project is located near existing services in a higher income neighborhood, which would benefit future tenants of the development upon completion.

Differences Between New and Existing Housing Developments Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there have been few subdivision developments in the last ten years. Although not yet developed, the Quail Hollow subdivision (located between the Pineview Mobile Home Park and Valley Vista Way in northern Susanville) has smaller lot sizes of approximately 4,500 square feet compared to typical lot sizes in the city of 6,000 square feet. Generally, developers seek to build mini storage on empty lots as opposed to new housing developments, as mini storage in the city is highly profitable.

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Housing Availability
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that multifamily housing is not widely available within the city compared to single-family housing. Historically, the city has had a very low inventory of low, very low, and moderate priced rental housing; this need is currently being filled through the use of hotels as long-term rental housing. In particular, housing that meets the needs of low-income families, disabled individuals, students, and temporary workers, including travelling nurses and summer season baseball players is not widely available in the city.

Major barriers to the development of multifamily housing are public opposition and Susanville Sanitary District service constraints. As of 2024, the Sanitary District must update their Master Plan; without this updated Master Plan, the District cannot serve new developments as it does not know its current infrastructure capacity for services, and has stalled several proposed residential projects in the city. The District is currently (2025) working on a study of existing infrastructure and capacity..

The Susanville Indian Rancheria actively works with the City on its housing needs, including the development of multifamily housing on tribal lands.

Code Enforcement Rates
Staff indicates that there are two main neighborhoods with higher than usual rates of code enforcement complaints. The Upland neighborhood/subdivision (bounded by Sunkist Drive to the north, Covina Avenue to the east, Monrovia Street, to the south, and Limoneria Avenue to the west) has a high number of neglected rental units and a high occurrence of code cases. Additionally, homes along and adjacent to Shasta Street have an unusually high occurrence of structure fires and code enforcement complaints, possibly due to the presence of vacant homes, absentee owners, and small side setbacks. Other code enforcement cases in this neighborhood are due to squatters and electrical issues. City staff has found it difficult to get into contact with homeowners in these areas to hold owners accountable to rehabilitate these buildings.

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Persons Experiencing Homelessness
Displacement
The Urban Displacement Project, a joint research and action initiative of the University of California (UC) Berkeley and the University of Toronto, analyzes income patterns and housing availability to determine the gentrification displacement risk at the census-tract level. The UC Berkeley analysis identifies the following categories of displacement risk:
 Lower Displacement Risk: Estimates that the loss of low-income households is less than the gain in low-income households. However, some of these areas may have small pockets of displacement within their boundaries.  At Risk of Displacement: Estimates there is potential displacement or risk of displacement of the given population in these tracts.
 Elevated Displacement: Estimates there is a small amount of displacement (e.g., 10 percent) of the given population.  High Displacement: Estimates there is a relatively high amount of displacement (e.g., 20 percent) of the given population.  Extreme Displacement: Estimates there is an extreme level of displacement (e.g., greater than 20 percent) of the given population.
 Low Data Quality: The tract has less than 500 total households and/or the census margins of error were greater than 15 percent of the estimate.

Number of Persons Experiencing Homelessness
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, as well as the 2022 Lassen County Point-in-Time Count indicates that approximately 102 persons experienced homelessness countywide in 2022. Within Susanville, approximately 10 to 15 unsheltered homeless individuals live along the Susan River.

Sheltered individuals receive care and shelter through the Crossroads Ministries transitional housing and assistance program.

The County also offers shelter for some households experiencing homeless in hotels within the city limits of Susanville. There is a concern that, as a result of the use of hotels as emergency housing, low and very low income families living within the city are inaccurately represented and/or under counted.

Common Areas to Congregate
There are several areas where households experiencing homelessness tend to congregate. These areas include:
• Adjacent to the Susan River,
• Crossroads Ministries,
• Underneath the bridge at the intersection of Richmond Road and Mill Street, • Underneath the Alexander Avenue bridge,
• Underneath the Riverside Drive bridge, and
• The Susan River Parkway (north of the intersection of Riverside Drive and Knoch Avenue).

Many of these areas are difficult for law enforcement to access safely. Additionally, the boundary lines between the City and County following the path of the river can make it difficult to coordinate whose jurisdiction should respond to calls. The City has noted that it can be legally difficult to manage active fires and prescribed burns in these areas due to the presence of the city’s population experiencing homelessness.

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A combination of factors can result in increased displacement risk, particularly for lower-income households. Displacement risk increases when a household is paying more for housing than their income can support, their housing condition is unstable or unsafe, and when the household is overcrowded. Each of these presents barriers to stable housing for the occupants.

Regional Context
Regionally, the analysis of estimated displacement risk shows that Lassen, Sierra, Plumas, and Modoc Counties are all considered to have low displacement risk for lower-income households (see Figure 22). However, one portion of the City of Susanville is an exception in Lassen County. Central Susanville (Tract 403.04) is assessed as being at risk of displacement for lower-income households.

Natural disasters can also present a potential risk of displacement. As is shown in Figure 24, there are scattered High and Very High fire severity hazard zones in State Responsibility Areas (SRAs) throughout Lassen County, particularly on the west and southwest sides of the county and in the area to the west side of Susanville. The far western edge of the City of Susanville also has a very high fire hazard severity zone within a Local Responsibility Area (LRA). Lassen County has several areas that are within 1 percent annual chance flood hazard zones, as defined by the Federal Emergency Management Agency (FEMA) (see Figure 26).

Some are immediately adjacent to water bodies such as Eagle Lake, while others are in lower-lying areas of the county, such as the area around the community of Ravendale. In Susanville, areas along the Susan River and Paiute Creek are within this flood risk area, including parts of the census tract that is south of Main Street. Some parts of the city near the Barry Reservoir are also in a 1 percent flood hazard zone, but these areas are predominantly not occupied with residential uses or are vacant.

Local Context
As seen in Figure 23, the only census tract in the city that has a higher risk of displacement for lower-income households is Central Susanville. In this tract, there is a high renter occupancy rate at 66 percent. Additionally, just under 53 percent of all households are considered low-income. This is the only census tract in both the city and larger county region that falls into this category.

Additionally, as seen in Figures 25 and 27, certain areas within the city have a higher susceptibility to environmental damage as a result of their proximity to or location within a fire hazard severity zone and/or FEMA flood hazard zone. Several large swaths of land adjacent to the eastern and western boundaries of the city are denoted as very high or high fire hazard severity zones in SRAs, and many properties within the city along the western boundary are denoted as a very high fire hazard severity zone (VHFHSZ) within an LRA. This VHFHSZ within the city is located within the Northern Susanville and Southern Susanville census tracts. Properties within or adjacent to these fire hazard severity zones may be at a higher risk of displacement due to environmental damage or availability of affordable fire insurance. Several areas within the city are also designated as 1 percent annual chance flood hazard areas, including land adjacent to the Susan River, Paiute Creek, and the Barry Reservoir. Many residential properties are within these flood hazard areas, particularly those along the Susan River and Paiute Creek.

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Displacement Events
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that local wildfire events, including the Sheep Fire and Dixie Fire, have led to some displacement within the community. Most notably, fire insurance rates have increased substantially in recent years and have made many homes cost prohibitive to residents, particularly those who are lower income. Actual coverage for fire insurance policies can also be lower than the actual value of the home, which can be problematic for those who do not have substantial savings. In some cases, fire insurance coverage has been dropped entirely for various neighborhoods throughout the city. Many homes in the Janesville community (outside of city boundaries) went up for sale after fire insurance coverage was dropped.

Susceptibility to Environmental Damage
Certain areas within the city have a higher susceptibility to environmental damage due to their location within a very high fire hazard zone. This zone encompasses the entire western portion of the city, including Paul Bunyan Logging Road and many homes west of North Roop Street, Plum Street, and Richmond Road. Susceptibility to fire damage in these areas are due to location and environmental conditions, and are not due to building age or design.

Environmental Hazard Mitigation Programs
The City requires the removal of weeds and other combustible fire hazards from private properties through its weed abatement program. This program is run through the Susanville Fire Department. In cases where homeowners fail to remove weeds or other combustible materials from their property, the Fire Department will remove all combustible materials from the property and the City will place a lien on the house for the cost to remove these materials. CalFire also offers a defensible space program in Lassen County to train and educated property owners about defensible space and home hardening assessments and improvements within State Responsibility Areas.

Flooding
Local knowledge provided by the City of Susanville Planning Division through a phone interview on July 16, 2024, indicates that there are two known areas that are not in a FEMA zone, but which have a tendency to experience flash flooding. These areas include north of 5th Street along Paul Bunyan Road (on the east side of the road) as well as the neighborhood along the intersection of South Lassen Street and Cypress Street.

Disaster-driven Displacement
Generally, disaster-driven displacement has a disproportionate impact on lower-income and special needs households due to the fact that they have fewer resources and are less likely to have the savings needed to respond to and recover from a disaster. According to American Community Survey (ACS) data for 2022, the median income in the city was just $52,997. This equates to $42,398 for a low-income household, (or at least 1,064 households, Table HE-27) with lower income units more heavily concentrated in Central and Eastern Susanville (Figure 7). Additionally, those within a fire hazard severity zone, concentrated on the western portion of the city, as shown in Figure 24, are disproportionately impacted by potential fire hazards.

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FIGURE 22: RISK OF DISPLACEMENT, LASSEN COUNTY

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FIGURE 23: RISK OF DISPLACEMENT, SUSANVILLE
Source: AFFH Data Viewer 2.0, UCB, Urban Displacement Project 2022.

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FIGURE 24: FIRE HAZARD AREAS, LASSEN COUNTY

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FIGURE 25: FIRE HAZARD AREAS, SUSANVILLE
Source: AFFH Data Viewer 2.0, CalFire, 2022.

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FIGURE 26: FEMA FLOOD HAZARD AREAS, LASSEN COUNTY

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FIGURE 27: FEMA FLOOD HAZARD AREAS, SUSANVILLE
Source: AFFH Data Viewer 2.0, FEMA 2022.

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ENFORCEMENT AND OUTREACH CAPACITY
In addition to assessing demographic characteristics as indicators of fair housing, jurisdictions must identify how they currently comply with fair housing laws or identify programs to become in compliance. The City of Susanville enforces fair housing and complies with fair housing laws and regulations through a twofold process: review of local policies and codes for compliance with State law, and referral of fair housing complaints to appropriate agencies. The following identifies how the City complies with fair housing laws. Table 10 lists fair housing laws and the City’s compliance efforts.

Local Outreach and Fair Housing Issues
 Throughout the Project, the Housing Element Team sent out a variety of eblasts and notices to both residents and stakeholders that have signed up for the email list. Additionally, the City used mailing lists, social media, and physical flyers to extend the reach of notifications on the Housing Element and all related events and meetings.  The City also hosted and promoted a Project Website (plansusanville.com) o The website included easy links to sign up for the email list or provide a comment to the Project Team. o Videos from all workshops were posted to the Project website. Those unable to attend we encouraged to watch the videos and provide their input on discussion questions by using the “Comments” button on each page of the website.
 The City conducted a Focus Group Meeting and a Community Workshop on the topic of Fair Housing and the Affirmatively Further Fair Housing Analysis.
 The following table identifies comments received, as well as information on how the information was incorporated into the document.

AFFH Topic Comment Response
Concentrations of
Lower-income
Households
Central Susanville has higher amount of
lower-income housing compared to other
areas of the city.

The City included a number of programs to address
conditions in Central Susanville (Program HE-11:

Homebuyer Assistance program targeting to Central
Susanville, Program HE-19: Place-based Strategies
for Community Revitalization), as well as to increase
production of affordable housing and affordable
housing types in higher resource areas (Program HE5, Program HE-8, Program HE-9, Program HE-19).

Areas of
Concentrated
Rehabilitation
Needs
Older, substandard housing is
concentrated in Central and Eastern
Susanville.

The City included programs that address areas with
concentrations of housing in need of repair or
rehabilitation, including Program HE-19: Place-based
Strategies for Community Revitalization
Barriers to
Homeownership
Homes within a High Fire Hazard Severity
Zone find it difficult to afford and/or
secure fire insurance
The Housing Element includes a program to address
fire risk and safety from a housing and fair housing
perspective. Please see Program HE-24. Please also
note that this program is meant to be coordinated
with programs in the Community Health, Safety, and
Conservation Element Update still being drafted and

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AFFH Topic Comment Response
is not the City’s comprehensive approach to fire
safety.

Reducing
Displacement Risk
The City is interested in launching
weatherization or accessibility programs,
with assistance from grant funding.

Program HE-20 addresses energy conservation and
weatherization
The City takes a strict stance on code
enforcement violations and provides
technical assistance to property owners
to resolve issues.

Thank you for the information; Code Enforcement
and technical assistance are discussed in Program
HE-15
Improving
Livability
The limited capacity of the Susanville
Sanitary District is a constraint on new
residential development. Improvements
and expansions to the system are needed
to allow new development.

This is the main constraint to housing production in
the City. Please see Program HE-12 and Program HE14
The City is collaborating with the County
to address internet access issues.

Currently, they have a last-mile technical
assistance grant to improve broadband
infrastructure, including installing fiber
and multiple hubs to distribute internet.

See Program HE-26, which commits the City to
annually engaging local broadband and cell service
providers to explore opportunities for expansion,
assist in navigating constraints, and expedite
permitting for necessary infrastructure.

The City has taken steps to reduce risk of
wildfire damage to properties, including
an annual weed abatement program and
maintaining its status as a Firewise
community. The City would like to
commit to fuel reduction projects and
property inspections in conjunction with
CalFire, as well as to expand existing
programs related to fire hazard
mitigation.

The Housing Element includes a program to address
fire risk and safety from a housing and fair housing
perspective. Please see Program HE-24. Please also
note that this program is meant to be coordinated
with programs in the Community Health, Safety, and
Conservation Element Update still being drafted and
is not the City’s comprehensive approach to fire
safety.