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A few blocks south on Grand Avenue from Bunker Hill a titanium dagger protrudes over the sidewalk. The blade captures the sunlight and hints at something terribly interesting, beckoning you to walk closer and find out about the carcass into which it is plunged.

This article is brought to you courtesy of the paying subscribers to  California Planning & Development Report . You can subscribe to  CP&DR  by clicking  here . You can sign up for  CP&DR ’s free weekly newsletter  here . San Diego Prevails in Five-Year Legal Battle over Tax Measure Five years after its approval by voters, litigation over San Diego's Measure C hotel tax has concluded with California's Fourth District Court of Appeals ruling in favor of the measure. Plaintiff California Taxpayers Action Network electing not to appeal to the state Supreme Court. Measure C, which raises hotel tax rates to fund homeless services, road repairs, and a convention center expansion, passed with 65.24% support in 2020, but spent years tied up in a legal battle over whether the measure needed a supermajority to pass. San Diego began collecting the new tax in May, and has raised $35 million so far. The City anticipates $1.04 billion in additional revenue from the measure in the next ten years. Measure C raises San Diego's transient occupancy tax from 10.5% to 11.75 - 13.75%, with properties closer to downtown seeing the largest increases. The prospect of expanding the convention center is now in doubt, with construction cost increases pushing the price of such a project much higher than the $850 million that was projected when Measure C went on the ballot in 2020. The City also lacks control over a waterfront property seen as key for expansion, and a settlement with the leaseholder prevents progress on an expansion plan through the end of 2026. City officials are discussing modernization of the existing facility, and the convention center has already identified $400 million worth of investment needed over the next twenty years. Nonprofit Launches Tech Portal to Support Wildfire Rebuilding in L.A. County Builders Alliance, a not-for-profit organization formed in response to the January 2025 Palisades and Eaton Fires, has launched a first-of-its-kind, tech-enabled portal to support fire survivors’ rebuilding efforts. The portal offers a robust library of homes, with pricing up front, filtered by specific lot, zoning, the owner’s preferences and price range. The portal is initially supported by 10 participating homebuilders dedicated to achieving significant time and cost savings and end-to-end project management, making rebuilding do-able for as many homeowners as possible. Participants are experienced, licensed homebuilders, ranging from small boutique firms to larger companies. The no-charge Builders Alliance Portal is a digital representation that maps every residential parcel in the Palisades and Eaton fire areas. Employing AI technology, the map is trained on local zoning regulations and pairs each lot with extensive menus of designs and costs. Establishment of this Builders Alliance is a key recommendation of Project Recovery, the plan offered by ULI Los Angeles, UCLA Ziman Center for Real Estate and USC Lusk Center for Real Estate in response to the Los Angeles wildfires. Menlo Park Moves toward Ballot Measure to Determine Fate of Downtown Development Menlo Park is weighing a citizen initiative that would give voters the power over approval for redeveloping city parking into affordable housing. The measure stems from a fight over a city plan to turn three downtown parking lots totaling 556 spaces into at least 345 affordable housing units. The community group Save Downtown Menlo opposes the project, arguing that the loss of car access could significantly hurt local businesses, and gathered signatures to place the initiative on the ballot. Advocates for the project say it is essential to meeting housing needs in the community and staying on track with state housing mandates to avoid harsh penalties. The city commissioned urban planning firm M-Group to study the measure's impact on the city. The report will cost the city $164,000, and is required to be completed in 30 days. Major Infill Development Proposed for San Francisco A developer is proposing to replace a closed Safeway grocery store in San Francisco's Western Addition that would add more than 1,800 homes to the city, representing the largest housing push the area has seen in decades. Align Real Estate’s plan leverages recent state laws that permit significantly higher density in exchange for affordable units, with approximately 15% of the homes reserved at or below market rate. The project envisions a mix of mid- and high-rise buildings up to 300 feet tall, along with a large underground garage and phased construction. Because Safeway’s departure left the neighborhood without a full-service grocer, the developer also intends to include a smaller grocery store and is seeking a tenant while exploring whether the existing building can be temporarily reactivated. City officials see the proposal as aligning with San Francisco’s broader push to accelerate housing approvals, even as other large projects have stalled amid economic headwinds. Community leaders and the district supervisor have expressed cautious support, noting the project’s potential to restore services, reconnect parts of the Fillmore and contribute significantly to the city’s long-term housing goals. CP&DR Coverage: Housing Element EIRs Could Get More Complex Under New Law Under a new state law, rezonings related to the housing element aren’t subject to the California Environmental Quality Act. But UC Davis law professor Chris Elmendorf says there’s a tradeoff: environmental impact reports will almost certainly be required for all housing elements, putting more pressure on cities and counties to identify the environmental impact of every possible housing site at the housing element level. Elmendorf also pointed out that the new statutory exemption for infill housing is “cleaner” and more expansive than the so-called Class 32 exemption, a categorical exemption that has been widely used in recent years. SB 131 – one of the budget trailer bills – contained a provision exempting from CEQA upzonings to implement the housing element. This provision was paired with the infill housing exemption in AB 130, which essentially exempted projects that implement the housing element. Quick Hits & Updates  Fresno's Planning Commission approved the highly controversial 9,000-acre, 45,000-home Southeast Development area (SEDA) by a vote of 4-3, despite intense opposition from a broad coalition of residents. Citizen groups who oppose the project say they are prepared to gather signatures for a ballot measure that would subject development on agricultural lands to direct voter approval. During the public comment session, residents expressed strong opposition to taking on the $3 billion budget shortfall SEDA would create, plus concerns about pollution from the new development.  The Perris City Council has requested the city attorney to draft a moratorium on new warehouses, potentially becoming the latest of several Inland Empire cities to impose such a measure as the logistics industry explodes in the area. Perris currently has the third highest warehouse prevalence among Inland Empire cities, and its logistics space per resident could increase from 1,000 sqft to 2000 sqft if every project in the planning pipeline were approved and constructed. The governing board of Los Angeles International Airport approved new $1.5 billion construction project, which will replace 4.4 miles of roads entering and exiting LAX and create new elevated roadways to separate airport-related and local traffic and reduce congestion. Critics questioned the need for the new roadway in light of the impending opening of the airport's automated people mover and new transit connections.  San Diego’s Planning Commission unanimously endorsed a proposal to boost housing production by loosening rules governing historic preservation. The plan would give the City Council more authority over historic designations, allowing it to overturn decisions by the Historical Resources Board based on judgment rather than procedural mistakes. The California High-Speed Rail Authority will issue a request for qualifications for private investors to build, operate, and maintain sections of the state's high speed rail project. HSR CEO Ian Choudri said private investment, enabled by the state's new $20 billion funding guarantee, could speed up construction and lower the taxpayer burden, but would require changing a state law mandating the first section built be from Bakersfield to Merced. Choudri says the line to Merced will still be built, but the initial focus would shift to a Bakersfield to Gilroy line that promises to be more financially appealing to investment according to a report from this August. Berkeley’s Zoning Adjustments Board approved a 20-story student housing project with 137 market-rate units and 32 affordable units, using California’s density bonus law to bypass local labor rules, including the HARD HATS ordinance and Southside prevailing wage requirements. Local construction unions have appealed the project, arguing the concessions misuse the state law and undermine worker protections, while developers say complying with the labor mandates would significantly increase costs and delay construction, which is slated to start in January 2028. An LA County Superior Court judge denied a request from the Rose Bowl Operating co. and the City of Pasadena for a temporary restraining order in the legal fight to keep UCLA football games at the Rose Bowl. Attorneys for the Rose Bowl and Pasadena accused UCLA of conducting back-room discussions to move home games to SoFi stadium, which would breach a lease signed in 2014 with no opt-out clause to keep UCLA home games at the Rose Bowl through 2044 in exchange for the stadium making $200 million worth of renovations funded with public bonds.

CP&DR Vol. 40 No. 11 November 2025 Report

This article is brought to you courtesy of the paying subscribers to  California Planning & Development Report . You can subscribe to  CP&DR  by clicking  here . You can sign up for  CP&DR ’s free weekly newsletter  here . Los Angeles to Tighten Rent Increases for Rent-Stabilized Units With a city council vote last week, Los Angeles will reduce its cap on annual rent increases for rent-stabilized apartments from 3-8% to 1-4%, the first change to rent stabilization in LA in 40 years. Applying to units built before 1978, the change affects nearly half of the city's residents. According to the LA housing department, over 60% of LA residents are renters. The LA times says more than half LA renters qualify as rent-burdened, meaning they spend more than 30% of their income on rent, and 1 in 10 LA residents spend more than 90% of their income on rent. Proponents of the change say it will help provide desperately needed relief to vulnerable renters and improve affordability in the city. Council members John Lee and Bob Blumenfeld, who voted against the cap change, criticized the move as discouraging development and investment and making it more difficult for landlords to maintain buildings. The pro-housing group YIMBY Action highlighted the change's potential harm to the city's housing supply by causing developers to avoid building on rent-controlled lots. Councilmember Nithya Raman, who introduced the proposal, affirmed the importance of increased housing supply as the ultimate solution to the affordability crisis, and vowed to work to ensure the rent changes do not slow new production. Newsom Defies Trump's Reported Plans to Open California Coast to Oil Drilling The Trump administration has proposed a plan to open six lease sales for oil drilling off the coast of California between 2027 and 2030, as part of a wider proposal to also open new oil operations in the eastern Gulf Coast and the High Arctic north of Alaska. Governor Newsom condemned the plan, saying it would "never happen", saying “as it relates to offshore oil drilling, it’s overwhelmingly opposed by members of all political parties in the state of California,” during a press conference. Experts noted that California does not have the same existing infrastructure for offshore drilling as many states on the Gulf of Mexico, and there is uncertainty if companies would be interested in new projects in California. Critics contend that the proposal is driven as much by politics as by energy policy, especially as Trump has repeatedly targeted California’s environmental agenda and received significant industry support. Although oil companies have shown some interest, analysts note that the region’s limited reserves, strict state regulations and global low oil prices make large-scale investment unlikely, and any new activity would face California’s extensive legal and political barriers to onshore infrastructure. Malibu Declares Entire City to be in Fire Danger Zone The Malibu City Council voted unanimously to adopt an ordinance designating the entire city as a Very High Fire Hazard Severity Zone, based on the State Fire Marshal's severity map released in March. Malibu is now one of a very small number of cities in California to be entirely designated Very High Fire Hazard. The universal designation could help the city adopt more aggressive fire regulations. The move comes amidst growing debate over "Zone Zero" regulations stemming from Governor Newsom's Executive Order N-18-25, which would require no trees within 30 feet of houses in the highest-risk areas. Critics argue these rules could be environmentally detrimental and counterproductive for safety, as the right species of trees can actually help shield homes with the right placement. Tule Tribe to Regain Control of 17,000 Acres of Ancestral Land California will return over 17,000 acres of land to the Tule River Indian Tribe, according to a recent announcement by the governor's office. The nonprofit Conservation Fund purchased the two cattle ranches in Tulare County, and the state helped fund and facilitate the transfer to the tribe. Situated east of Porterville and west of Giant Sequoia National Monument, the land is mostly undeveloped and adjoining to the south end of the tribe's existing 55,000 acre reservation. Governor Newsom hailed the transfer as a step towards restoring the Tule Tribe's stewardship of their ancestral lands, and acknowledged the tribe's historical mistreatment by the state. At a land return and tule elk reintroduction ceremony marking the transfer, Tribal leaders emphasized how the return will help the tribe maintain access to food and medicinal resources, preserve cultural sites, and further stewardship and wildlife reintroduction efforts. The Tule River Indian Tribe is a federally recognized tribe whose members descend from many different Yokut-speaking communities originating from all across Tulare Lake basin and the southern Sierra foothills. Fresno Development Plan Faces Fierce Opposition A broad coalition of Fresno community members gathered last week to demand that Mayor Jerry Dyer kill the controversial Southeast Development Area (SEDA) megaproject and start a comprehensive process to create a new general plan for the city. If Mayor Dyer refuses, the coalition said they are prepared to gather signatures for a ballot measure establishing an urban growth boundary for Fresno, which would effectively strip the mayor and city council of approval power for fringe developments and hand it directly to voters. The ultimatum comes after a city report estimated that developer fees would cover at most just 20% of the project's infrastructure expenses, leaving taxpayers responsible for a $3 billion funding gap. The coalition against the 45,000-home plan area spans across Fresno's political spectrum, and the most recent press conference included representatives from the Central Labor Council, which represents 105,000 workers, former Mayor Ashley Swearengin's DRIVE initiative of the Central Valley Community Foundation, as well as neighborhood and community groups from across the city. For the time being, Mayor Dyer has continued to push SEDA forward, and presented phase 1 to the city council last week. (See related CP&DR coverage .) CP&DR Coverage: Lawsuit to Block La Jolla Cityhood Thrown Out The acrimonious battle between the City of San Diego and La Jolla citizens who want a separate city continues in court – with the citizens recently winning a battle to throw out a lawsuit from the city on anti-SLAPP grounds. The city sued the San Diego Local Agency Formation Commission over the incorporation attempt, saying the LAFCO acted improperly in certifying that the incorporation proponents had gathered enough signatures to put the proposal on the ballot. In a ruling issued October 24, San Diego Superior Court Judge Judy S. Bae granted ACLJ its request for an anti-SLAPP motion. The judge in the case essentially concluded that the citizens’ attempt to move the La Jolla incorporation attempt forward constitutes free speech. Quick Hits & Updates National City’s council unanimously rejected a proposed biofuels rail transfer station, signaling a break from the heavy industrial uses that have long polluted the community and limited access to the bay. Leaders and residents framed the decision as the beginning of a broader push toward environmental cleanup and waterfront revitalization. The Menlo Park City Council is commissioning a study on a ballot initiative that would require voter approval before converting downtown parking lots into affordable housing, a plan that has split residents between concerns over lost parking and the need for more housing. Supporters want a special election to decide the measure, while councilmembers emphasized the importance of meeting state housing requirements to avoid penalties or loss of funding. The Link Union Station project, which will add run-through tracks to Los Angeles Union Station and allow direct Metrolink and Amtrak service across Southern California, has advanced with Metro’s approval of a supplemental environmental study. The updated $3 billion plan streamlines earlier designs to cut costs, including reducing the number of raised platforms, narrowing the passenger tunnel expansion and scrapping a full rail yard canopy, while facing funding gaps and possible legal challenges from the City of Vernon before construction begins in 2026. A long-awaited 25-acre park in San Diego County's Alpine community has been delayed indefinitely after a judge ruled that San Diego County’s environmental review failed to address impacts on local wildlife, wildfire risks and traffic. Conservation groups want the court to revoke the project’s approvals, leaving residents divided between those seeking long-promised recreation space and others who say the park would harm Alpine’s character. Santa Clara's Measure A, a tax increase proposed as a counter against Trump administration healthcare cuts, was passed by voters earlier this month. The measure will raise county sales taxes by 5/8ths of a cent, which is estimated to generate $330 million per year to offset federal funds lost by the county hospital system through cuts to Medicaid in the GOP-led Big Beautiful Bill. Critics pointed out that the money will go into the County's general fund, with no legal mechanism to ensure it is spent on hospitals. A tax increase with a specific allocation would have had to pass with a two thirds majority. The Strategic Growth Council awarded $128 million in Sustainable Agricultural Lands Conservation (SALC) grants in Round 10 of the program for the permanent protection of 40,000 acres (62.5 square miles) of croplands and rangelands, including returning 11,000 acres to California Native American Tribes. 48 of the 52 projects funded are acquisition grants for deed restrictions preventing the conversion of agricultural land to development. A new report on housing development in Palo Alto found that none of the multifamily development prototypes examined are economically viable in current conditions. The report attributes the lack of feasibility to rising construction costs and interest rates, some of the highest local fees in the region, and demand for higher returns from investors. The study found that removing affordable housing requirements and local fees, which help fund essential city services and affordable housing, improved feasibility substantially. The San Luis Obispo County Board of Supervisors approved the new Regional Housing Incentive Program. The program allows developers to earn "incentive points" by adding affordable units to developments or paying in-lieu fees, which they can then spend on a variety of zoning exceptions including incentives for parking, design standards, floor space and land uses, and density. Critics on the Board said the program may not accomplish much as it only targets to raise around a third of the funding needed for the county's minimum target for affordable housing, while proponents lauded the program as a step in the right direction which would not be the last incentive for affordable housing.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Los Angeles Mayor Lifts Emergency Declaration that Facilitated Affordable Housing Development Mayor Karen Bass announced that Los Angeles will lift its homelessness state of emergency on November 18, marking the end of the executive powers that enabled rapid action through measures like Inside Safe and Executive Directive 1 (ED1), which expedites the development of affordable housing developments. While homelessness has declined modestly for two consecutive years, City Council members pushed to end the emergency to restore transparency and formalize successful programs, including efforts to codify ED1 into permanent law. If that language is not finalized before the deadline, the city will temporarily halt accepting new affordable housing applications under ED1. Bass emphasized that lifting the emergency does not signal the end of the crisis but a transition toward long-term, sustainable systems. Meanwhile, Bass issued a separate executive order, EO10, to accelerate post-fire commercial rebuilding in Pacific Palisades, focusing on targeted, expedited recovery efforts even as the homelessness emergency winds down. (See related CP&DR coverage .) Shafter Protests At-Grade Alignment of High Speed Rail Frustrated by a new California High-Speed Rail proposal that would run the train through town at ground level, Shafter's City Council voted to reject the plan, with the mayor saying he'd rather see the project “go around the city” than tear up local streets. The revised design, meant to cut costs and shorten construction by two years, would replace elevated tracks with a network of underpasses and overpasses, but residents argued it would harm small businesses, disrupt schools and divide neighborhoods. Rail officials said the change reflects “lessons learned” from earlier construction in Fresno and would reduce community disruption, emergency access issues and the need for millions of cubic yards of fill dirt. Despite those claims, Shafter leaders say the city won't benefit economically from a system that doesn't include a station and only brings local impacts. Report: Los Angeles County Lost Half-Million Residents since 2015 Neighborhood Data for Social Change at USC Lusk Center for Real Estate released its State of Los Angeles County Housing and Neighborhoods (SOLACHAN) report, presenting detailed data on the region's housing, demographics and affordability. The report found that, since 2015, LA County's population has decreased by over 500,000 people, including a loss of 280,000 foreign-born residents, despite the number of households continuing to increase. The report found that housing production has fallen from over 70,000 new units per year in the 1950s to fewer than 15,000 per year in the 2010s, with only 10% of recent rental units affordable to lower-income households while permitting timelines triple the national average. Homeownership has also dropped to 45% of residents, its lowest level in more than 50 years, with Black and middle-income households seeing the largest declines. The report found over 90% of renters earning under $50,000 spend more than 30% of their income on housing. Despite a 57% increase in permanent housing beds for unhoused residents, and the number of unsheltered residents dropping 15% in two years, 66% of people experiencing homelessness in the county remain unsheltered, the largest percentage in the country. CP&DR Coverage: San Diego Midway Project; Referendum Nixed in Livermore San Diego's Midway redevelopment project has been held up by litigation again, as an appellate court has ruled - for the second time - that the city did not prepare adequate environmental documents in preparation for a ballot measure lifting the city's 30-foot coastal height limit. In reversing a lower court ruling, the appellate court also concluded that the state's reforms of the California Environmental Quality Act adopted back in June do not apply to the Midway plan. The effect of the ruling is to invalidate the ballot measure lifting the coastal height limit -- for the second time. Eden Housing has been trying to build an affordable housing project in Downtown Livermore since 2018. Two local groups with the same backer have gone to court with different lawsuits to stop the project - or at least move it. One legal skirmish got caught up in the underbrush of referendum law, specifically the question of whether the city's approvals were administrative or legislative. In a second decision on that case, the First District Court of Appeal has ruled that Livermore's latest approvals were entirely administrative - and therefore a referendum on the project can't go forward. The published ruling reversed the decision of Alameda County Superior Court Judge Michael M. Markman. Quick Hits & Updates The San Francisco Arts Commission voted 8-5 to temporarily dismantle the Vaillancourt Fountain in San Fransisco's Embarcadero Plaza, the latest development a fight over the monuments fate sparked in 2024 by the announcement of plans for an overhaul of the plaza and a new park. The Recreation and Park Department called for the removal, saying the city could not afford the estimated $29 million for a full restoration. The owners of a five-acre property near the Santa Barbara Mission, who plan to build an eight-story housing project under builder's remedy, are suing Santa Barbara County over nearly $200,000 in property taxes. The Mission LLC claims the site is exempt because it hosts religious services by the Unitarian Universalist Mission, but the county argues the property does not qualify since it has been largely vacant and not used exclusively for worship. The state's Court of Appeals has allowed preliminary geotechnical work to proceed on the $20 billion Delta Conveyance Project, reversing a lower court injunction blocking the work pending additional environmental certification. The project, aiming to transport water from the Sacramento River to southern parts of the state, remains controversial due to the environmental concerns, local opposition, high costs and ongoing legal and funding roadblocks. Jim Wunderman, 22-year veteran CEO of the Bay Area Council, is leaving to become head of public affairs for California Forever, a billionaire-backed plan to build a new city of 400,000 residents in Solano County with dense housing, middle-income jobs and a large advanced manufacturing campus. The former-CEO's departure comes as California Forever submits a revised plan to extend Suisun City, amid criticism from environmental groups and local ranchers concerned about agricultural impacts, traffic and sprawl. San Diego's Coastal Resilience Master Plan (CRMP) outlines a citywide approach to adapting to rising sea levels with dune restoration and dynamic shoreline design as opposed to seawalls, as coastal squeeze threatens 70% of the state's beaches by 2100. The plan emphasizes community engagement, with workshops, volunteer restoration events and partnerships with loca organizations hopes to protect beaches, habitat and public access.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Supervisors Amend San Francisco's "Family Zoning"; Plan May Produce Far Less Housing than Intended San Francisco Mayor Daniel Lurie's proposed "Family Zoning," intended to meet state housing mandates by allowing taller, denser construction in the city's north and west sides, has sparked debate and a number of last-minute amendments from the Board of Supervisors. The plan aims to add up to 36,000 homes, although a new analysis projects that the number would likely be half that by 2045 due to high construction costs and a weak market. Supervisors have enacted measures to protect rent-controlled tenants, exempt historic buildings, and ensure that development on public lands is 100% affordable, while offering incentives for family-sized units and small businesses. According to a recent analysis by the City Controller's office, the plan, despite upzoning 92,000 parcels, is likely to produce at most 14,646 actual new units in the plan area. The discrepancy between the city's goal and the controller's estimate stems from the controller's economic analysis, which considers projects that are likely to pencil out for developers, based in part on an 8% increase in construction costs and 25% decrease in sale prices for condos since 2019 (adjusted for inflation). Study Finds Exorbitant Housing Development Costs in California A report out of RAND compares the cost of building market-rate and subsidized affordable apartments across California, Colorado and Texas, using data from over 140 projects and found that California has the highest production costs in every category, largely due to longer development timelines, higher fees and strict design and labor requirements. Notably, multifamily housing in California can cost more than twice as much per square foot as in Texas, with wide variation even within the state. The findings suggest that reducing delays, streamlining permitting and inspections and revising fee structures could significantly lower costs and boost housing supply. If California matched the efficiency and cost levels of states like Texas or Colorado, it could produce far more affordable housing with the same public investment. Los Angeles County Lost Half-Million Residents since 2015 Neighborhood Data for Social Change at USC Lusk Center for Real Estate released its State of Los Angeles County Housing and Neighborhoods (SOLACHAN) report, presenting detailed data on the region's housing, demographics and affordability. The report found that, since 2015, LA County's population has decreased by over 500,000 people, including a loss of 280,000 foreign-born residents, despite the number of households continuing to increase. The report found that housing production has fallen from over 70,000 new units per year in the 1950s to fewer than 15,000 per year in the 2010s, with only 10% of recent rental units affordable to lower-income households while permitting timelines triple the national average. Homeownership has also dropped to 45% of residents, its lowest level in more than 50 years, with Black and middle-income households seeing the largest declines. The report found over 90% of renters earning under $50,000 spend more than 30% of their income on housing. Despite a 57% increase in permanent housing beds for unhoused residents, and the number of unsheltered residents dropping 15% in two years, 66% of people experiencing homelessness in the county remain unsheltered, the largest percentage in the country. Report Blames Slow Transit Development on Permitting & Regulations The nonprofit Circulate San Diego released a report titled "Powerless Brokers: Why California Can't Build Transit", addressing why public transit construction in California is typically very slow and expensive. The report finds permitting and regulation challenges to be the primary culprit: transit authorities do not have the power to construct projects approved by elected officials or ballot measures, and must seek third-party permits from local governments, special districts, state agencies, and public and private utilities. The Powerless Brokers recommends reassigning permitting responsibilities from third parties to the transit authorities, incentivizing local governments to prioritize transit and streamline permitting, extend CEQA exemptions for sustainable transit, and encourage more leadership from Caltrans. CP&DR Coverage: Newsom Signs over 40 Land Use Bills Although SB 79 and the big infill housing exemption from the California Environmental Quality Act got all the headlines this year, the Legislature was active on a variety of planning and development bills this, with Gov. Gavin Newsom signing more than 40 bills into law. Unlike last year, Newsom vetoed no bills on CP&DR's list. As usual, most of the bills had to do with housing. But the new legislation includes reforms to laws related to accessory dwelling units, general plan law, and the Regional Housing Needs Assessment reporting process, as well as a cleanup bill to last year's controversial warehouse bill. Highlights include SB 79, overrides local zoning to require midrise housing near major transit stations; AB 130 and SB 131 major infill housing and other CEQA exemptions; SB 786 prioritizes housing elements over other general plan elements, while AB 39 requires decarbonization or electrification plans in larger cities, and more. Quick Hits & Updates The San Diego Planning Commission endorsed an update to the College Area Community Plan, last updated in 1989, which would keep most of the area zone for single families while allowing medium- to high-density hosuing adjacent to SDSU and along major arteries like College Avenue, Montezuma Road, and El Cajon Boulevard. The plan would also add protected bike lanes and bus-only lanes. Critics of the plan raised concerns that the area has insufficient parks, fire stations, parking, and other infrastructure to support a substantial population increase. Pasadena City Council revealed two competing concepts for the future of the stub, "Gardens and Terraces" and "Boulevard and Plaza" for the unfinished stub of the 710 Freeway. The stub was relinquished to Pasadena by the state in 2022 after sitting abandoned for nearly fifty years. Both plans call for two-way streets, parks, bike paths, and new housing to revive the area. The Council also heard testimonies from families displaced when construction on the project started in the 1960s and 70s, destroying predominantly African American and Latino neighborhoods. According to a recent audit by the California State Auditor, UC, CSU, and California Community College systems have not done enough to ensure access to affordable housing. The report recommends clarifying state law to assign system offices (Presidents and Chancellors) greater oversight and responsibility for planning campus housing and requiring system offices to biennially assess unmet housing demand on campuses. California's High Speed Rail Authority filed for preliminary injunction against the U.S. Department of Transportation's transfer of $4 billion in grants frozen by Transportation Secretary Sean Duffy, alleging that the department unlawfully revoked the money despite the project passing compliance reviews. California Attourney General Rob Bonta wrote that Trump officials were attempting to transfer much of the funds to other projects before the case could be decided. Housing Trust Silicon Valley launched its Building Impact Initiative, a landmark $200 million fund designed to accelerate affordable housing across the Bay Area. Tech giant Apple contributed a substantial but undisclosed sum to the fund. A poll from Bay Area regional think tank Bay Area News Group and Joint Venture Silicon Valley suggests in-person work is rebounding, while still below pre-pandemic levels. 63% of Bay Area respondents reported working fully in person, up from less than half of respondents last year, and just 9% reported working fully remotely. The CEO of the think tank called the results "surprising", but pointed to companies wanting to reinforce culture and productivity as reasons for calling people back to the office. The Redlands Planning Commission voted 5-1 to recommend to the City Council a citywide ban on new warehouse development. The Commission cited concerns about the extensive development of warehouses on already developed sites and ensuring diverse land use. Redlands has seen 28 million square feet of warehouse development in the past quarter century, vastly outstripping every other type of development. Irvine and San Francisco ranked second and seventh, respectively, in safest cities for cyclists in the new Pedestrian & Cyclist Safety Report, which analyzed nearly 300 U.S. cities with populations over 100,000. The report praised Irvine's extensive use of separated bike paths and protected crossings to allow cyclists to go nearly anywhere without entering high-speed traffic, and noted San Francisco's use of slow streets and car-free corridors. The report emphasized that pedestrian and cyclist safety is the result of policy and planning, not luck or statistical variance. The US Senate passed the ROAD to Housing Act, a bipartisan bill that seeks to tackle the nation's housing crisis through a wide range of provisions that reduce red tape, incentivize housing construction, and streamline federal review procedures. The bill's sponsors, Senators Elizabeth Warren and Tim Scott, hailed the bill as landmark legislation to combat housing shortages.

by CP&DR Staff Vol. 40 No. 10 October, 30 2025 Report

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Bay Area MPO Advances Regional Plan for 2050 The Draft Plan Bay Area 2050+ presents 35 regional strategies designed to guide housing, transportation, the economy and the environment through 2050 in the Bay Area. The plan aims to increase housing options near transit, improve affordability, and strengthen coordination across local jurisdictions. Transportation strategies focus on enhancing reliability, expanding transit and active travel networks and improving safety and accessibility. Economic measures emphasize supporting local job centers, diversifying employment opportunities and promoting workforce development. Environmental actions prioritize protecting open space, reducing greenhouse gas emissions and preparing for climate-related risks such as flooding and wildfires. Overall, the plan provides a regional framework for coordinated growth and investment while balancing equity, resilience and sustainability goals. Fresno to Upzone 11 Square Miles in Southwest of Highway 99 The Fresno City Council approved the West Area Neighborhoods Specific Plan on October 16 after a multi-year process that included extensive community outreach, more than 60 public meetings and input from a steering committee. The plan, covering 11 square miles and roughly 50,000 existing residents, sets a long-term framework for coordinated growth west of State Route 99, focusing on expanding housing, improving transportation connections and adding parks and community amenities. It identifies “catalytic corridors” for higher-density, mixed-use development near transit, outlines a prioritized list of park and infrastructure projects and establishes a capital improvement program to fund early transportation and VMT-mitigation projects. A key feature is its dual land-use designations for some parcels, balancing future development potential with opportunities for new regional and neighborhood parks. The plan's adoption also updates Fresno's General Plan land-use map and zoning, increasing citywide housing capacity by several hundred units while protecting agricultural and rural edges. Moving forward, the city will monitor progress through five-year reviews, project-level evaluations and updates to ensure investments align with the plan's goals. (See related CP&DR coverage.) Federal Government Explores Partial Development of Camp Pendleton The U.S. Department of Defense is exploring the possibility of leasing or developing parts of Camp Pendleton, the 125,000-acre Marine Corps base representing Southern California's largest remaining stretch of undeveloped coastline. While no decisions have been made, the proposal—aimed at generating federal revenue—has raised questions about potential environmental impacts, local collaboration and how commercial activity might alter the base's long-standing role in military training and conservation. Massive Commercial Redevelopment Proposed for Los Angeles Refinery Phillips 66 has revealed redevelopment plans for its refinery in Wilmington, after the plant processes its last oil shipment this October. After hundreds of meetings with local residents, Catellus Development Corp. and Deca Cos., hired by Philips 66 last year, revealed plans for Five Points Union, a complex centered around a new town center with 400,000 square feet of space for stores, restaurants, and cafes, two playgrounds, and new walking paths. The majority of the 440-acre site would be occupied by eight warehouses ranging from 250,000 to 1 million square feet. The town center will be part of the initial development, while the warehouses will be built in phases potentially spanning more than 20 years. The project would also redesign the frontage of Anaheim and Gaffey streets, adding new tree canopy coverage and pushing the sidewalks back from the road. Implementing the plan will require city approval, as well as remediating underground pollution. City officials and community members expressed the importance of removing the 25 million gallons of butane tanks. Complaints of pollution, flaring, and fires from have increased in recent years as the plant has aged. State Disburses $414 Million for 30 Housing Projects California has awarded more than $414 million to fund 30 affordable housing projects, creating over 2,000 new homes, nearly all of which will serve low- to extremely low-income residents. The funding, distributed through Governor Gavin Newsom's Multifamily Finance Super NOFA program, streamlines the application process for developers, allowing them to access multiple housing programs through one coordinated system, an approach that has supported more than 12,600 affordable homes statewide since 2020. The new awards will finance multifamily, farmworker, veteran and infill infrastructure housing projects, helping seniors, large families and individuals with special needs. State leaders say the initiative reflects Newsom's broader housing strategy to address homelessness, improve behavioral health care and reform zoning and permitting to speed construction. Officials emphasize that these efforts are producing measurable results, with California outpacing most states in slowing homelessness growth and expanding affordable housing access. CP&DR Coverage: Court Rejects Redondo Beach Overlay District for Limiting Housing In the latest housing element skirmish from Redondo Beach, an appellate court has ruled that the city's mixed-use overlay district doesn't meet the requirements of the housing element law. The city argued that the overlay met the housing element law's provisions involved mixed-use developments. But the Second District Court of Appeal ruled the other way. The case was brought by New Commune DTLA, an entity controlled by developer Leo Pustilnikov, who controls the former AES power plant near the beach in Redondo Beach. The city made a complicated argument that 20 units per acre was not required on all sites because, even though mixed-use sites must have a minimum of 50% residential, the law also requires that 100% residential projects must be allowed in mixed-use zoning (even though there are no mixed uses). The court did not buy the argument. Quick Hits & Updates A recent report from the Council of Infill Builders outlines barriers and strategies for expanding affordable housing through infill development in Marin County. It identifies obstacles such as high construction costs, complex permitting, limited funding and community opposition, and proposes solutions including streamlined approval processes, reduced fees and parking requirements and coordinated funding across jurisdictions. San Diego County Supervisor Jim Desmond has introduced legislation aimed at prioritizing homeownership opportunities for local residents and urging the state to restrict foreign and corporate investment in residential real estate. The proposal seeks to address concerns that such investments contribute to rising housing costs and limit access to homeownership for working families. The Sonoma County Fairgrounds, a 90-acre site historically used for horse racing, is being considered as a potential location for professional men's and women's soccer teams through a partnership with the United Soccer League and local officials. The Redlands Planning Commission voted 5-1 to recommend to the City Council a citywide ban on new warehouse development. The Commission cited concerns about the extensive development of warehouses on already developed sites and ensuring diverse land use. Redlands has seen 28 million square feet of warehouse development in the past quarter century, vastly outstripping every other type of development. Fourth & Central, a proposed multi-use mega-development in Downtown LA's Skid Row neighborhood, took a major step forward when the Planning Commission unanimously recommended the project for construction, setting up LA City Council to consider final approval later this year. The 7.6-acre project would include 1,589 apartments with 249 affordable units, 401,000 sqft of office space, and 145,000 sqft for restaurants and retail, all across 10 buildings of various heights up to 30 stories. In a letter to LA City Council, Mayor Karen Bass proposed a one-time 3-year pause on Measure ULA, the "mansion tax", for homeowners affected by January's fires. In the letter, Bass said that the pause would help homeowners sell their burned properties and gain funds to rebuild or relocate, stimulating sales that were being discouraged by the measure. Measure ULA, a non-marginal tax of 4-5.5% taking effect on any property purchase over $5 million, was approved by voters in 2022 and has been linked by an April 2025 UCLA report to a 50% decrease in sales over $5 million. The California Housing Defense Fund nonprofit filed a lawsuit against the city of Los Altos Hills, claiming the city unlawfully denied development approval for a proposed multifamily senior housing development consisting of 62 units across two properties. The applicant and plaintiff, Forrest Linebarger, has been trying to develop the property for 12 years but has been embroiled in legal battles with the city. He says Los Altos Hills has no interest in developing affordable units or tackling the housing crisis. San Francisco Mayor Lurie unveiled the Fisherman's Wharf Forward project, beginning with a new public plaza on Taylor Street, featuring seating, retail pop-ups and improved access to the inner lagoon. City leaders and the Port of San Francisco say the plaza, along with new lighting, an overlook and longer-term infrastructure upgrades, will reenergize the city's top tourist district as part of San Francisco's broader downtown recovery.

by CP&DR Staff Vol. 40 No. 9 September 25, 2025 Report

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . California Forever Submits Formal Application for Annexation into Suisun City California Forever, the proposed new city northeast of the Bay Area, has submitted a formal application to Suisun City for the Suisun Expansion Project. The documents submitted include a cover letter, a formal application form, a General Plan Amendment, Area Plan, Specific Plan, Vesting Subdivision Tentative Map, and other related documents. Collectively, these provide detail on the plan for a major new employment center, with a focus on advanced manufacturing at the Solano Foundry; well-planned, walkable neighborhoods with homes at a range of price points; as well as a full set of public services, infrastructure, and amenities. The plan is designed to protect and strengthen Travis Air Force Base, provide housing for military families and establish the Travis Protection Zone to support the base's operations. On X, California Forever CEO Jan Smarek promised that it would bea "real city, not a bedroom community: with "a new downtown, and over a 40-year build out, walkable neighborhoods with 175,000+ homes. The proposed Solano Shipyard, 7 miles south, remains in unincorporated Solano County." “We have taken in the application. We have taken in the applicable fee,” Suisun City City Manager Bret Prebula wrote on X. “I really appreciate the work that California Forever has done to this point in the months that we have been having high-level conversations with them about our interest in jobs and housing and transportation and the need to have open space.” (See related CP&DR coverage .) San Jose to Purchase Site for Sports and Entertainment District San Jose approved the $13.5 million purchase of a 3.56-acre downtown site at 447 S. Almaden Blvd., once intended for a major tech campus, to support future plans for a convention center expansion and a sports and entertainment district. The property, situated between the convention center and Discovery Meadow, was sold by developer BXP after it abandoned plans for twin office towers amid a weak office market. City officials say the acquisition gives San Jose strategic control over a key parcel for potential mixed-use development that could include hotels, retail and cultural venues. The purchase will be financed through the city's commercial paper program, with repayment drawn from parking and convention center revenues, bringing total costs to about $15.7 million. Leaders view the move as a rare opportunity to guide downtown revitalization, complementing ongoing efforts to create entertainment zones and retain the San Jose Sharks through a new long-term agreement. Southern California Auto Travel Reaches 97% of Pre-Pandemic Levels; Public Transit Still Lags The Southern California Association of Governments' bi-annual Transportation Trends Report reviews data on 27 transit agencies through June 2025. The report found that transit usage is still in rebound from the COVID-19 pandemic, with bus ridership rates recovering the fastest, followed by light and heavy rail. Commuter rail has been the slowest transit type to recover. Overall automobile miles travelled is at 97% of pre-pandemic levels. The report names remote work as a key contributor to transit trends, with 34% of workdays being performed at home over the past year. Across all transit modes, bus ridership has led the recovery, followed by light and heavy rail, while commuter rail has been the slowest to return to pre-pandemic ridership levels. Bus ridership has shown a steady recovery, with 76 percent of pre-pandemic ridership recovered as of June 2025; most months ranged between 86 percent and 89 percent, suggesting relative stability before the decline observed June 2025. Light and heavy rail ridership recovered 74 percent of pre-pandemic ridership as of June 2025, despite recent service expansions. Commuter rail has recovered 63 percent of pre-pandemic ridership and experienced ridership gains month over month, averaging a growth of 1.4 percent the last year. Repeal of Roadless Rule Could Endanger 4 Million Acres in California The Trump administration moved forward in repealing the Roadless Rule that protects 58.5 million acres of wild areas in national forests nationwide, including more than 4.1 million acres in California. USDA Secretary Brooke Collins announced that the agency would publish a statement of intent thus starting a 21-day public comment period. The 2001 rule protects specified national forest areas from logging and road-building, which are known to destroy habitats and increase erosion and drinking water pollution. Scientists and environmental groups slammed the decision as a potentially disastrous move that would open untouched land to logging and mining. CP&DR Legal Coverage: Infill in Roseville; Mobile Home Park in Jurupa Valley A suburban-style Roseville shopping center properly qualifies for an Article 32 infill exemption from the California Environmental Quality Act, an appellate court has ruled in an unpublished decision. The shopping center's exemption had originally been challenged by nearby residents because a fast-food restaurant was included, saying that was an “unusual circumstance” that permitted as exception to the exemption. When the fast-food restaurant was removed from the project, the residents switched to the argument it would generate traffic. But the Third District Court of Appeal ruled for the city, writing, “the record contains no factual foundation supporting the proposition that the approved project will create significant traffic-related safety issues.” A Jurupa Valley landowner seeking to build a 10-unit-per-acre mobile home park in a 2-unit-per-acre residential zone doesn't need a general plan amendment to move the application forward, an appellate court has ruled . The court seemed to place the zoning code above the general plan, but it also found provisions in the general plan that seemed to support the project. The court also ruled that the community development director didn't have the discretion to make the decision not to move the application forward. The appellate decision is unpublished, meaning it cannot be used as precedent in other cases. Quick Hits & Updates UCLA and LADWP released the report "Innovation Opportunities for a Resilient L.A.", the result of a UCLA-hosted workshop in June 2025 attended by over 100 utility representatives, public officials, and scientists. The report identified four areas for innovation: undergrounding power lines, strengthening water infrastructure, smart metering infrastructure, and wildfire risk assessment and detection. Tulare city officials are planning an entertainment district with dining, shopping, and hotels on a 100-acre site off Highway 99. City officials said to expect at least two years before any project breaks ground, and that the project would be funded with visitor tax dollars. The City of San Diego has determined that historic mitigation requirements have been completed for the half-acre site of the California Theatre in Downtown San Diego, opening the site for redevelopment. Developers called the site a rare opportunity for development that will advance the city's goals for the Civic Center district. A Carlsbad homeowner is facing a $1.4 million fine from the California Coastal Commission and is being ordered to remove a gate blocking public access to the Buena Vista Lagoon and the beach south of the Carlsbad border. Eight months after the Palisades and Eaton fires destroyed 11,000 homes across Los Angeles County, rebuilding remains slow, hindered by high construction costs, insurance shortfalls and bureaucratic delays. While cities and counties have introduced faster permitting systems, including AI-assisted plan reviews and self-certification by architects, only a fraction of affected homeowners have secured permits, leaving many to sell their lots or relocate, even as officials and utilities pledge new funding and compensation programs to accelerate recovery. Anaheim's tourism district, which includes 93 hotels near the city's resort area, has proposed directing about $3 million annually—or 9% of its revenue—toward affordable housing for hospitality workers. The City Council voted unanimously to begin the process of amending the district's rules, including creating a five-member housing committee with authority over how the funds are allocated across programs for first-time homebuyers, rent assistance and affordable housing construction, with final approval expected later this year after a public review and hotel vote.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Cleanup of Destroyed Blimp Hangar Renews Redevelopment Plans in Tustin The US Navy and the City of Tustin have completed an environmental cleanup of the former Tustin Marine Corps Air Station's north hangar site, which was destroyed by a fire in November 2023. City officials are now focused on plans for redeveloping the remaining 500 undeveloped acres of the former base and completing Tustin Legacy, a mixed-use project already spanning 1,600 acres of the decommissioned base and consisting of 4,200 homes in addition to shopping centers, schools, government buildings, and 95 acres of public parks. Local officials emphasized the "tremendous opportunity" presented by such a large contiguous parcel of land, but Tustin Mayor Austin Lombardi cautioned that redevelopment would be complicated since some of the land is still owned by the Navy. Under the current arrangement the city must adopt a reuse plan for the land, which the Navy would then act on. Santa Ana Approves Major Mall Redevelopment Santa Ana City Council approved a proposal from developers Hines and C.J. Segerstrom and Sons to redevelop the 17-acre South Coast Plaza Village mall into a mixed-use project named The Village Santa Ana. The plan calls for replacing 100,000 square feet of existing commercial space with 1.9 million square feet of new development including 1,583 homes, 300,000 square feet of offices, 80,000 square feets of restaurants and shops, 13.8 acres of open space, 7.5 of which will be publicly accessible, and parking for 3,500 vehicles. In exchange for the entitlements, the developers will make $9.3 million in community benefits payments and pay $7.1 million of in-lieu fees for affordable housing development. The development is planned for five phases spanning twenty years. Report: Dearth of Condominiums Exacerbates Housing Shortage According to a new report by the Terner Center for Housing Innovation out of UC Berkeley, California's housing shortage has been compounded by a sharp decline in condominium construction and is linked to the state's construction defect liability laws and the resulting surge in insurance costs. Developers of condos pay three to four times more for insurance than rental builders, partly because insurers assume most condo projects will face lawsuits during the state's unusually long ten-year liability window. Broad definitions of “defects,” aggressive solicitation by trial lawyers and rules that let HOA boards file lawsuits without member approval have created a litigation-heavy environment, further discouraging construction. The report highlights that insurance requirements such as costly “wrap” policies add millions to project budgets, limiting condo development to only the wealthiest markets. To revive condo production and expand homeownership options, the report suggests reforms like shortening the liability period, strengthening HOA accountability, protecting developers who follow repair procedures, capping attorney fees or adopting warranty systems that shift focus from litigation to maintenance and quality assurance. SGC Provides Updates on AHSC Housing Program, SALC Conservation Program The Affordable Housing and Sustainable Communities Program and Sustainable Agricultural Lands Conservation Program have contributed to the development of over 1,200 affordable units in 13 projects statewide and permanent conservation via easements in 13 counties of 8,880 acres of working agricultural land in the first half of 2025. This is according to figures recently released by the Strategic Growth Council. In total, the programs have constructed 22,000 affordable homes with climate-friendly transit options and conserved over 240,000 acres of farmland determined to be at risk of pollution-heavy development. Governor Newsom praised the programs as examples of the state's agricultural and environmental leadership. (See related CP&DR coverage .) CP&DR Coverage: Four Decades of CP&DR As CP&DR enters its 40th year, Editor and Publisher Bill Fulton looks back on a quirky idea -- a newsletter dedicated to nothing but urban planning, covering nowhere but California -- that turned out to have serious staying power. Bill writes, "At the time I was a fledging land use journalist freelancing for a wide variety of publications, including APA's own Planning magazine, as well as California Business (now out of business) and California Lawyer . Industry newsletters - printed and mailed - were all the rage in those days, and I figured that if I compiled all the interesting stuff that crossed my desk each month, at least my friends would pay to read a newsletter." Contributing Editor Josh Stephens, who has been around for 15 of those years, reflects on CP&DR's place in a media landscape that looks very different from what it did in 1986 -- with social media commentary on the rise and traditional news lamentably on the wane. Quick Hits & Updates After a court ordered a new environmental review, Metro and Los Angeles Aerial Rapid Transit (LA ART) have revived plans for a $500 million gondola linking Union Station to Dodger Stadium. The newly released supplemental environmental impact report addresses potential construction noise. It details a 1.2-mile system capable of carrying 10,000 passengers per hour round-trip. However, the project continues to face legal challenges, local opposition and scrutiny from city officials before any construction can proceed. According a loan request published by the Department of Transportation, the cost of the Brightline high-speed rail line between Los Angeles and Las Vegas has increased from $16 billion to $21.5 billion. Brightline West, the private company responsible for construction, requested a $6 billion loan to help cover the cost increase, which Brightline West attributes to increasing raw material and labor costs. (See related CP&DR coverage .) The California State Auditor removed the high-risk designation from the cities of Richmond and Calexico, and kept it for Compton in a report released last week. The report found that Richmond and Calexico took satisfactory action regarding their financial and administrative conditions. The State Auditor noted that Compton took steps to improve their operational health, but not enough to remove the designation. The LA City Council advanced a plan for zoning exemptions for Olympic games-related construction including public bathrooms, fan zones, broadcast centers, training facilities, transit infrastructure. Under the proposed ordinance, temporary structures and projects would be required to be removed six months after the games conclude. The Planning Commission is expected to review the draft ordinance ahead of a full council vote. The California Department of Housing and Community Development warned the Patterson City Council that the Stanislaus County city may have violated the state's Housing Accountability Act when it blocked the 95-acre Keystone Ranch Project. The city said its decision was guided by new water restrictions, and that it is caught between conflicting state directives. The city is required to respond by the end of October. The California Department of Fish and Wildlife secured a 6-month extension from the California Fish and Game Commission to complete its review of a petition to list the western burrowing owl under the California Endangered Species Act. The CFDW will now recieve public comments and scientific data until April 25, 2026. Mack Real Estate Group has withdrawn plans for a 60-story, 713-unit tower in Downtown Los Angeles, shelving what would have been its largest South Park project. While the developer still holds approvals for a nearby 51-story residential tower and a 16-story hotel, neither has advanced to construction, reflecting a broader trend of stalled or abandoned high-rise proposals in DTLA. Hermosa Beach's Planning Commission unanimously approved a scaled-down apartment project at 3415 Palm Avenue after the developers dropped their original 50-foot, five-unit Builder's Remedy plan to a 35-foot, four-unit design in response to community opposition.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Fresno Wins Federal Lawsuit over Diversity Language in Planning Documents A federal judge ruled in favor of the City of Fresno, allowing the city to keep more than $250 million in federal grants threatened by the Trump administration over diversity-related language in city planning documents. The ruling ensures Fresno can move forward with major development efforts like the Fresno Yosemite International Airport expansion and affordable housing projects without risking the loss of federal support. The judge's injunction found the executive branch could not revoke funds already approved by Congress, protecting the city's autonomy in integrating DEI principles into planning and infrastructure initiatives. With these funds secured, Fresno's planning and public works departments can continue long-term efforts in housing, transportation and economic revitalization without diverting local resources. City officials emphasized the decision safeguards equitable, locally driven growth and shields municipal development from politically motivated federal interference. Draft Guidelines for Major State Sustainability Programs Open for Comment The Strategic Growth Council has released draft guidelines for two major grant programs — the Transformative Climate Communities (TCC) Program Round 6 and the Community Resilience Centers (CRC) Program Round 2 — and is inviting public comment from September 29, 2025, through January 2, 2026. These updates, informed by community feedback, legislative changes and lessons from prior funding rounds, aim to make the programs more accessible, inclusive and responsive to evolving climate and community needs. The draft guidelines incorporate input from previous applicants, new policy research and a spring 2025 request for input on a revised grant application process. SGC will host virtual community input sessions and small focus groups—including sessions specifically for Tribal and rural communities—to gather detailed feedback on proposed changes. Written comments are encouraged, and updated materials, including comparison sheets and key changes summaries, are available on the TCC and CRC program webpages for public review. (See related CP&DR coverage.) Quino Butterfly Gets Candidate Status Under State Endangered Species Act The California Fish and Game Commission has granted the Quino checkerspot butterfly “candidate” status under the California Endangered Species Act, giving it temporary legal protections while the state evaluates whether it should be formally listed as endangered. Once widespread across Southern California, the butterfly's range has severely contracted due to habitat loss, with remaining populations limited to parts of San Diego and Riverside Counties. The designation prohibits any unpermitted “take” of the species—such as capturing, harming, or killing—during the 12- to 18-month review period conducted by the California Department of Fish and Wildlife (CDFW). This review will assess scientific data on the butterfly's population and habitat needs and recommend long-term recovery and management actions. Depending on CDFW's findings, the Commission may permanently list the butterfly as endangered, potentially influencing land use, development and conservation planning across Southern California. State Leases 13 Geothermal Sites in Auction Federal officials held the first geothermal lease auction in nearly ten years, selling all 13 available parcels across 23,000 acres in California. Most sites were in Imperial County's Salton Sea Basin, with winning bids ranging from $2 to $247 an acre, reflecting interest in new geothermal technologies. New technologies create underground reservoirs instead of relying on natural hot water pockets, making the industry less risky and more appealing to developers and investors. Although geothermal remains more expensive than solar or wind, demand is growing due to its reliability and potential role in California's push for carbon neutrality by 2045, with interest from companies like Google and Microsoft. The $2.75 million generated will be split between the state of California, the counties where leases are located and the U.S. Treasury, reinforcing both federal and state support for the sector despite concerns about seismic risks and regulation. CP&DR Legal Coverage: Huntington Beach Housing Element; Norwalk Homeless Housing Huntington Beach's status as a charter city doesn't get it out from under state housing law, including the provision that the city must adopt a compliant housing element within 120 days of a court order to do so. That's the decision of an appellate court in the latest battle in Huntington Beach's long-running war with the state over the Regional Housing Needs Allocation and the Housing Element. The Fourth District Court of Appeal ruled that San Diego Superior Court Judge Katherine Bacal, who has been overseeing the case, erred in her ruling by not requiring that Huntington Beach follow the 120-day rule. As part of a settlement agreement with the state, the City of Norwalk has repealed a moratorium on homeless shelters and similar facilities. The city must also establish a housing trust fund and file regularly reports with the Department of Housing and Community Development. The state promised to recertify Norwalk's housing element, which was revoked after the city adopted the moratorium. Quick Hits & Updates The Santa Barbara County Association of Governments has introduced a new Housing Data Dashboard, centralizing local housing, demographic, workforce and homelessness information into a single online platform. Designed to replace multiple disconnected data sources, the dashboard has interactive maps, charts and downloadable workbooks for tracking housing production, affordability, commuting patterns and regional trends by city or county area. The Santa Clara County Planning Commission rejected , on a 5-2 vote, appeals for two South County housing projects that sought approval under California's builder's remedy, citing missed deadlines and incomplete applications. The decision requires the developer to follow local zoning and density rules, while environmental advocates warned of potential impacts to nearby wildlife habitats and commissioners debated the county's strict interpretation of the law. Environmental groups Comite Civico del Valle and Earthworks have filed an appeal with California's Fourth District Court of Appeal challenging the environmental review of the Hell's Kitchen lithium project near the Salton Sea, after a lower court dismissed their lawsuit earlier this year. The appeal argues the project's environmental impact report failed to fully address potential effects on air quality, water resources, hazardous materials and tribal cultural sites. (See related CP&DR coverage.) Los Angeles County supervisors sharply criticized a $1.9 million investigation into the Eaton fire, saying it failed to explain why evacuation alerts were delayed for residents of west Altadena, where most of the 19 deaths occurred. The report, mainly based on county data after several outside fire agencies declined to participate, was described as incomplete and lacking accountability. However, officials agreed to implement its recommendations to clarify evacuation authority, improve coordination and strengthen emergency management systems. The City of San Jose and PG&E have entered a seven-year infrastructure and energy partnership designed to meet the region's surging power demand, particularly from new data centers and manufacturers. The agreement commits $2.6 billion in grid upgrades, streamlined permitting and workforce training, aiming to add capacity, improve reliability and lower energy costs while generating tens of thousands of jobs, new tax revenue and supporting San Jose's goal of becoming a leading hub for clean energy and data-driven growth. Richmond's long-struggling Hilltop Mall site is set for transformation under the proposed Hilltop Horizon Specific Plan, which outlines new housing, commercial space and transit-friendly design across 143 acres. The plan has sparked debate between city officials, who favor a high-density, mixed-use vision to guide decades of growth, and property owner Prologis, which supports a lower-density approach aligned with current market conditions; final consideration of the plan is expected in summer 2026 following technical studies and further community input. Oakland has introduced a faster approval process for single-family homes and multifamily projects of up to 30 units, allowing them to move forward automatically if they meet clear design standards. By shifting these proposals to ministerial review, the city eliminates public hearings, appeals and environmental reviews, aiming to cut costs and speed up housing production. Los Angeles has slipped to 90th place in a national ranking of city park systems, reflecting decades of underinvestment, aging facilities and a $2 billion maintenance backlog. With the 2028 Olympics approaching, city leaders are exploring lower-cost solutions such as opening schoolyards on weekends to expand access, though funding and staffing remain major hurdles. San Diego officials are facing backlash after documents revealed a proposal to redevelop Marina Village on Mission Bay into a hotel-and-housing complex, even as the mayor insists housing is not allowed on parkland. The city wants to declare three parcels of Mission Bay property “surplus” under state law to seek new leaseholders, but critics fear the designation could legally force the city into negotiations with developers proposing housing, potentially opening the door to privatization of public parkland.