In a reversal of a previous recommendation, the staff of the Coastal Commission has recommended approval, with conditions, of a controversial development for Banning Ranch, a 401-acre parcel in Newport Beach. The new staff recommendation increases the amount of developable land from 19 ares to 55 acres, with most of the remaining land set aside as a nature preserve. As proposed, Newport Banning Ranch would include an upscale hotel, retail space and around 900 homes. The Newport Beach city council had approved the development years ago and subsequently won a court challenge by environmentalists, saying the Coastal Commission had final approval. Proponents of the project note that the parcel is far from pristine, as it is a working oil field. Opponents say the project needs to be reduced drastically because, despite the oil operations, it serves as an Environmentally Sensitive Habitat Area for the California gnatcatcher and endangered San Diego fairy shrimp. The commission will vote May 12. Federal Legislation May Aid Salton Sea U.S. Senators Barbara Boxer (D-CA) and James Inhofe (R-OK) introduced a bill that would ask the U.S. Army Corps of Engineers to partner with local governments and other agencies to address fragile ecosystems such as Salton Sea, Lake Tahoe, and Los Angeles River. The Salton Sea poses a serious public health hazard as the decline of the water exposes more dirt. The area is a major bird sanctuary and the air quality issues are harming the critical habitat. This Water Resources Development Act would give the Army Corps the authority it needs to provide long-term assistance to the sea. The Act would also address aging infrastructure, aid regions suffering from the drought and provide funds for projects like desalination and groundwater recharge. Housing Advocacy Group Sues Bay Area Cities The San Francisco Bay Area Renters' Federation (SFBarf) has begun its "sue the suburbs" campaign to force small cities to increase density amidst the growing housing supply issue. Lafayette is the first city being targeted because it scrapped a plan to build high-density housing on 22 acres north of Highway 24 and is located near BART. The city opted for 44 single-family homes instead of the 315 units planned. SFBarf is suing because of the state's Housing Accountability Act, which stops cities from rejecting development for arbitrary reasons. SFBarf is hoping to teach other municipalities a lesson against construction and housing growth. The group is funded primarily by Yelp CEO Jeremy Stoppelman who says the lack of available housing has "choked off the growth potential" for companies in the Bay Area. In response to SFBarf, residents group Save Lafayette is now suing the city to have a ballot referendum that would allow voters to reverse the zoning plan for the future development area. Rents May Be Topping Out in S.F., Poll Finds A recent poll shows that high cost of living is promoting up to one - third of Bay Area residents to consider leaving the region. In the poll of 1,000 people ( pdf ), conducted by Bay Area Council, the top three reasons were high living costs, low housing supply, increasing traffic times. Around 60 percent of residents think additional housing should be built outside the nine-county region and 84 percent want better transportation networks between the Bay and surrounding cities. However, as President and CEO of the Bay Area Council Jim Wunderman said this will only push lower-income families farther away and mean commuters will travel farther distances. Housing supply in the Bay Area has shrunk, with a shortage of 50,000 homes per year. In a separate Bay Area Council poll on commuting habits ( pdf ), 83 percent of residents said traffic will never improve. While some counties like San Francisco want transit planning to stay local, the majority of residents in the area want a regional transportation plan. Counties Sue to Stop Purchase of Delta Islands San Joaquin and Contra Costa counties sued  the Metropolitan Water District to stop the $175 million purchase of five islands in the Sacramento-San Joaquin Delta. A judge has refused to block the controversial purchase. Now the deal's opponents will seek a preliminary injunction at a May 19 hearing, the purchase will be made in June. They say MWD should not be able to buy the land without undergoing the CEQA process. MWD says it will use the land to store dirt and construction equipment for a proposed multibillion-dollar water tunnel project and will comply with CEQA when it decides what to do with the property. Forces Line Up to Support, Oppose SANDAG Funding Measure The San Diego Association of Governments will vote on a proposal Friday that would raise up to $18 billion on roads, transit and parks in the region. San Diego Mayor Kevin Faulconer, the county Republican Party, green groups and La Mesa City Council will vote against the plan that would a half-cent sales tax increase. San Diego could expect $1.812 billion while the smallest city, Del Mar around $8.3 million and SANDAG would keep roughly $12.5 billion for the numerous construction projects it has planned. The SANDAG board approved the measure and the initiative will go to county supervisors before appearing on the November ballot. Criticism ranges from low-income communities paying high proportions to spending too much on mass transit while majority of residents commute in cars or prioritizing freeways and interchanges instead of only mass transit. Currently, polls show between 67.8 to 62.2 percent support from voters. Report Ranks U.S. Cities According to Brownfield Redevelopment Potential Arcadis, a Dutch design and environmental consulting firm released its Urban Land Restoration Index ( pdf ) that ranked development potential for 27 U.S. cities. In California, San Francisco was ranked 6th and Los Angeles 19th it and San Diego was 25th out of 27 U.S. cities in attractiveness for commercial development restoration. San Diego was ranked worst for cleanup costs and 24th for real estate opportunities. All three of the cities were ranked high on the cost for cleanup spectrum. A major factor in the high rating was the city's stringent regulatory requirements. While these are common in other major cities, San Diego has a much slower economy and fewer developers interested in cleaning up brownfield sites. A local real estate consultant, Gary London, says San Diego has very few brownfield sites as majority have been cleaned up in the past three decades. The main brownfield site is the 8-acre MTS bus yard that may become the new Chargers stadium. In Los Angeles, a 160-acre former aircraft and aerospace facility was converted into a 800 thousand resident community that stimulated $800 million in private investment, $45 million in lease and tax revenues. Bill Would Ban Ex Parte Communication between Coastal Commissioner, Developers State Senator Hannah-Beth Jackson, of Santa Barbara, wants to introduce legislation to ban California Coastal Commissioners from ex parte communication with developers to restore the public's confidence in the Commission. Since 1992, commissioners have been required to disclose the contact within seven days with pertinent details. Of the disclosure forms reviewed by the Los Angeles Times, two lobbyists account for 42 percent of communications related development interests. Jackson hopes to eliminate these systems but opponents say these are crucial to giving developers extra time with commissioners for questions. Slow Growth Campaign Proceeds in Santa Monica Resident activist group Residocracy has collected enough signatures to file the Land Use Voter Empowerment (LUVE) to qualify for the November ballot in Santa Monica. The campaign gathered 10,000 signatures for an initiative that would give greater control to voters for large developments in the city. The goal is to stop alleged over-development and require voter approval for Major Development Review Permits and major changes in the City's Land Use Policy Documents. The group successfully lobbied for down-zoning of the city's award-winning LUCE last year. (See prior CP&DR coverage.)

A pact between California, Oregon and a private utility, PacifiCorp, could finally lead to the demolition of four hydroelectric dams that block salmon migrations up the Klamath River. It does so without requiring direct federal involvement and, therefore, without requiring congressional approval.  In 2010 a pact gave US Interior Department a major role in decommissioning of dams and required Congress to sign off on the removal; Congress refused to do so last year hen it was in the throes of partisan gridlock. According to the agreement California will contribute $250 million in state bond money and PacifiCorp customers will pay a surcharge up to $200 million, which should cover the estimated costs. The removal of the dams will be managed by the new Klamath River Renewal Corp. Solar Plant near Baker Wins Federal Approval In a move designed to increase national energy independence, the Obama administration approved a 1,767-acre solar energy plant at Soda Mountain, in the Mojave Desert. Located near the town of Baker, the project is on land managed by the U.S. Bureau of Land Management and being developed by Bechtel. The project will provide enough power for 86,000 homes. Many environmental groups are upset. They claim that the move undermines the administration's recent designation of new national monuments in the California desert and claim that the project threatens migration patterns of desert bighorn sheep. The BLM counters that the approved project is smaller than what was proposed and that steps have been taken to mitigate its impacts on the Mojave National Preserve. Berkeley Mayor Advances Housing Package Berkeley Mayor Tom Bates is proposing a solution to the city's housing crisis that he calls the Omnibus Housing Package. From 2010 to 2015, Berkeley's population grew by 5.5 percent while housing supply increased by 1.2 percent. The proposal includes five main ideas: streamlining approval for "green" housing projects, new city density bonus to create workforce housing, incentives for TOD, increased student housing, and incentives for landlords to rent to low-income tenants. Berkeley Progressive Alliance, which frequently opposes what it considers Bates's pro-development stance, calls the ballot measure speculative. The Alliance wants a ballot measure to increase business license tax on large landlords and taxes on short-term rentals, with proceeds going to a city Housing Trust Fund. Both Bates and the alliance want to raise affordable housing impact fees by $6,000 per unit, although Bates will give discounts if fees are paid early. San Jose Receives Grant for High Speed Rail Station Area Planning The city of San Jose has received $600,000 in state and federal funds from CA High-Speed Rail Authority to transition Diridon Station into a regional train hub. The Diridon Station Area Plan lays the groundwork for high-density and transit-oriented development surrounding the station. Through this agreement, the City of San Jos� is receiving $400,000 in federal American Recovery and Reinvestment (ARRA) funds and an additional $200,000 of state funds to advance the Diridon Station Area Plan process. The station already is a hub for many rail and bus services. "Our Diridon Station Area Plan envisions a vibrant and urban mixed-use setting that serves as a regional hub of jobs, housing, transportation and entertainment," said San Jose Mayor Sam Liccardo in a statement. "I thank High-Speed Rail for investing in the implementation of the City's vision for this area, and look forward to working with them and stakeholders throughout the community to create a world-class destination in and around Diridon Station." Hispanic Homeownership Rises in Central Valley, Statewide        While homeownership has declined across the country, a new report indicates that Hispanic homeownership rates are steadily increasing, especially in traditionally Hispanic centers such as the Central Valley. According to the State of Hispanic Homeownership Report, since 2000, "Hispanics have accounted for 52 percent of the growth in U.S. homeownership." Issues like wage inequity, lack of employment opportunities, education and training related to homeownership are significant hurdles that prevent Hispanics from purchasing their own homes. Nearly 38 percent of Hispanics in California are millenials, and new programs are targeting these first-time homebuyers by requiring less money down for good credit. There are multiple barriers to Hispanic ownership such as the large group of Latinos that are "credit-invisible" meaning they pay for purchases in cash and therefore have no credit history or are "unscorable". Long Beach to Pursue Infrastructure Financing Measure A coalition of Long Beach City leaders have filed papers to put a sales tax measure on the June ballot to fund infrastructure repairs throughout the city. The "Mayor Garcia, Foster & O'Neill Committee to Support the Measures A &B to Protect Police & Fire and Repair Infrastructure in Long Beach" can spent  The tax, currently at 9 percent, would increase to 10 percent for six years; it would then drop to 9.5 percent for the remaining four years. The increase would finance infrastructure repairs and reverse budget cuts affecting police and fire departments. Long Beach Police Officer's Association spent $13,300 on polling to find out voters approval for the tax measure. Bakersfield Council Protests Proposed Rail Station Bakersfield City Council voted, 7-0, to approve comments oppose a proposed interim high speed rail station north of Shafter.  A recently revised CAHSR draft Business Plan indicates that the high-speed train is will stop north of Bakersfield rather than in the center city from 2025 to 2029. The switch will not give the city the economic boost it is expecting from the station for those four years. Calling the system a "fraud," councilmembers claim that the Shafter site contradicts a law suit settlement in which CAHSR pledged to locate a station in Bakersfield. The city and nearby communities have been working with CAHSR to advance the environmental process for a station at F Street and Golden State Highway in Bakersfield. The letter notes that the current proposed Shafter station would increase greenhouse gases locally, by requiring another rail system to connect Bakersfield to the station. L.A.'s Ports o' Call to Get Makeover Seeking to revitalize a long-struggling destination at the Port of Los Angeles, developers have released a plan to transform the kitschy Ports o' Call in San Pedro. Rebranded as San Pedro Public Market, the first phase will cost nearly $100 million; construction will begin in 2017 and be finished in 2020. The developers, The Ratkovich Co. and San Pedro-based Jerico Development, are going for an authentic wharf-and-warehouse look similar to San Francisco's waterfront developments. The first phase would take up 16 acres with 150,000 square feet of restaurants, shopping, fresh markets, boutique-style office space and a half-mile promenade.  San Pedro's historic Red Car will return to carry visitors up and down the wharf. The goal is to make the new waterfront area an attraction for everyday, and not just weekends and holidays. Demolition of Rent Controlled Buildings Rise in Los Angeles Amid soaring rental rates, an investigation finds that rent-controlled buildings in Los Angeles are being demolished to build expensive homes, condos and new rentals at an alarming rates. The Los Angeles Times found that more than 1,000 rent-controlled apartments were taken off the market last year, a threefold increase over previous years. City records indicate the loss of 20,000 units since 2001, with tenants evicted under the provisions of the Ellis Act. Many of the recent demolitions are of properties that had been purchased in the past year. To help preserve affordable housing, the city is looking at an annual cap on demolitions of rent-controlled apartments. Activists are also calling for reforms to the Ellis Act. Bransen Appointed Executive Director of Transportation Commission Susan Bransen was appointed executive director of the California Transportation Commission  April 1. She was previously chief deputy director, chief of staff and policy advisor for the agency's director. She replaced Will Kempton, who will continue his advocacy on transportation issues as Executive Director of Transportation California. S.F. Bike Share Program to Expand San Francisco's Bay Area Bike Share program is expanding , moving into the Mission, further into South of Market and Duboce Triangle. Motivate, the firm that operates the system, announced 72 new potential station locations throughout the city including 700-1000 more bikes. San Jose will see an increase in 13 new stations and 150 more bicycles. The system has annual permits or short-term passes available that allow for unlimited number of 30-minute rides. Since summer 2013, approximately 10,000 people have annual passes and 60,000 have used short-term permits. Online surveys, dozens of meetings were held to learn where people wanted new stations.

The San Francisco Planning Commission approved unanimously a fifteen-month period of controls on new developments in the Mission District. These new controls will require developers to provide information on how the projects will affect the neighborhoods economic diversity. Developers excused from the new regulations are those with 25 or more units or at least one-third of apartments reserved for low-income residents. Housing projects with more than 75 units must provide additional projections of the affect to the residents, businesses and community. The neighborhood activists pushed for a full moratorium on new developments to keep the affordability in the Mission. Coastal Commissioners to Consider Ouster of Lester Members of the California Coastal Commission are considering ousting the commission's highest ranking staff member, Executive Director Charles Lester. His future will be an agenda item on the commission's February meeting, according to a recent notice. Capitol Weekly reports that pro-development forces are seeking Lester's ouster, while he generally has support from environmental advocates. The same report indicates that commissioners who support Lester's ouster are appointees of Gov. Jerry Brown. LAFCO Sues City of Gilroy The City of Gilroy is facing an unusual lawsuit by the Santa Clara County Local Agency Formation Commission for illegally annexing 721 acres of farmland to build a new 4000-unit development. LAFCO says Gilroy violated CEQA and did not consider water and other impacts, and is not developing land within its city boundaries. The city council is currently divided on the development of the project. Mayor Perry Woodward hopes the city and LAFCO will come to a compromise. "We've been saying all along that this will take 10 to 15 years," Woodward told the Gilroy Dispatch. "This isn't a short-range project. We will have a discussion with LAFCO and if we can find a middle ground, then we will move forward." L.A. City Council Formalizes Oversight of Olympic Bid Finances The LA 2024 Committee, the group that is backing Los Angeles' Olympic bid, has signed off on a memorandum of understanding that gives the Los Angeles City Council oversight over the bid's financial projections. Los Angeles City Council must sign off on the bid because of the possibility for financial risk to the city. The International Olympic Committee typically requires host cities to pledge financial guarantees. President of the Council Herb Wesson told LA Times, "We don't believe anything this big should occur without us being equal partners." The agreement enables the council to hire an accounting firm or other expert to examine revenue and cost projections. The major expenditure in Los Angeles hosting the Olympics is constructing the village, housing 17,000 athletes, coaches, and other support staff. Coastal Commission Advances Controversial Sea Wall Fee City of Solano Beach is discussing how best to protect the environment and recreational uses of a beach while still protecting homeowners on beach cliffs at risk of erosion. The California Coastal Commission has asked citizens living on the coast to pay a mitigation fee to for the amenity of a sandy beach, which is protected by the sea wall permits. The fee will then be issued statewide. The Solano Beach proposal is a fee of $870 per linear foot of sea wall and will increase up to $1,311 in 2026. Most sea walls in the city are 50 feet long, and homeowners have expressed concerns that the fees are too steep as by building these walls they are protecting beachgoers from collapse and landslides. According to a report in the L.A. Times, environmental groups feel it is "pointless to build sea walls because eventually the ocean will destroy them and the bluffs will collapse." S.F. Lawmakers Propose Competing Housing Measures Following the passage of several measures related to affordable housing in November, San Francisco Mayor Ed Lee and Supervisor Jane Kim have each proposed to put competing measures to promote affordable housing on the June ballot. Kim's measure would increase the minimum percentage of below-market-rate units in a development to at least 25%. Lee's proposal leaves that percentage up to the city controller and Planning Department. Supervisor Scott Wiener has also proposed an initiative in which conditional use permits would be excused for developments that are 100 percent affordable housing. The deadline for measures on the ballot passed last week; however, initiatives can be negotiated or pulled out. Burbank Enters into Contract to Plan High Speed Rail Hub The City of Burbank has entered into an agreement with the California High-Speed Rail Authority to spend $1.2 million to plan for a transportation hub adjacent to Bob Hope Airport. The rail authority announced it would provide $800,000 while City of Burbank will contribute $400,000, mostly from a Los Angeles County Metropolitan Transit Authority grant. The project will take almost two years but will involve community outreach and designs. Other cities in California have reached similar agreements with the rail authority: Merced, Fresno, Bakersfield, Gilroy and Palmdale. Borrego Springs Faces Dwindling Water Supply Results from a six-year groundwater study completed by the U.S. Geological Survey suggest that the inland San Diego County community of Borrego Springs may be in peril. Its only source of water, groundwater, is being depleted four times faster than it is replenished. The town of 3,500 people includes golf courses, and farms uses, which collectively use 20,000 acre-feet. Only 5,600 acre-feet sinks into the aquifers from rainfall and other sources. The study also showed that citrus farms (43%), palm tree farms and ornamental shrubbery nurseries use 70% of the water, while 20% goes to recreational reasons such as the golf courses, and 10% to residential. The town has constructed a group called Borrego Water Coalition to discuss and plan for its future. Sacramento Imposes Restrictions on Short-Term Rentals The Sacramento City Council unanimously approved two ordinances to regulate the use of short-term rental services such as Airbnb. Airbnb hosts must now obtain a business operations permit, and pay the transient occupancy tax of 12% of the room charge. The hosts must now notify neighbors within 200 feet that a permit has been issued, keep a register of all guests, have a six guest limit, rent less than 90 days annually if not primary residence, and host no weddings, fundraisers or other events. The ordinance is the strictest yet imposed among major California cities. Shirey to Step Down as Sacramento City Manager Sacramento City Manager John Shirey has announced he is leaving his position November 2016. He has served in Sacramento since 2011 and is credited with much of the revitalization of downtown Sacramento and Golden 1 Center. While Councilman Jay Schenirer says Shirey's greatest accomplishment was getting Sacramento on solid financial footing, in 2014 the city had a surplus for the first time in seven years. Shirey joined the city after a tenure as executive director of the California Redevelopment Association, which disbanded following the dissolution of redevelopment in 2011.

With a controversial measure that would force the City of Los Angeles to update its 35 community plans headed for the March ballot, Mayor Eric Garcetti is calling for the update of all of the city's community plans. He intends to include funding in his upcoming budget to support this effort.  And in a motion introduced by several councilmembers  the City Council instructed the Planning Department to report on overhauling the Community Plan program. They also called for recommendations on ways to increase oversight of the environmental review process, and upgrade outdated technology.  City leaders also called for a new Citywide General Plan, which has not been fully updated in more than 20 years. "We have a responsibility to plan for prosperity and growth in ways that reflect the energy of this great City and protect the character of our neighborhoods," said Mayor Eric Garcetti. "I want Angelenos to have a sense of ownership over the development of their communities and these reforms help us get there." Garcetti pledged to nearly triple the planning department's community plan staff, to better ensure all plans are updated in no more than 10 years. The mayor's budget will include $1.5 million in new funding for the Community Planning program and General Plan program, as part of his upcoming 2016-17 budget. He also laid out a plan for ongoing funding for the program to ensure updates are completed within 36 months. (See prior CP&DR  coverage .) Rail Authority Releases Route Alternatives in S. California The California High Speed Rail Authority released four reports, each describing a proposed alternative for the bullet train segment from Bakersfield to Anaheim. The segment is nearly 164 miles and the most technically complex, environmentally sensitive, and expensive part of the project, with 24 miles of tunnels as deep as 2,000 feet below the Tehachapi and San Gabriel mountains. One of the proposed routes would use surface tracks instead of an elevated platform into Union Station and using Metrolink's rails from Burbank to LA. The different routes will displace various numbers  of homes, ranging from 918 to 87. The Bakersfield to Palmdale section still has eight alternatives, after years of study, although the authority is trying to identify routes with less severe grades. The reports constitute supplemental alternatives analyses, to be followed by draft environmental impact reports for the four routes by the end of next year. Los Angeles Considers Approaches to Bootleg Apartments, �Granny Flats' A Los Angeles city council committee has backed an ordinance that would legalize unapproved "bootlegged" apartments, so long as they are deemed safe. Hundred of apartments have been closed every year because of inspections, which prompted an alliance of landlords and tenants pushing for an amnesty program. The new law now requires landlords to guarantee affordable units for more than 55 years if they want to legalize bootlegged apartments. These apartments are frequently built by adding walls to a bedroom or other space and are not permitted because of a lack of parking or other city codes. Legalizing these apartments is frequently a costly and long process, which causes many landlords to hide in the shadows and wait until they get cited to begin the process of legalization. Meanwhile, a recent court decision has complicated the city's efforts to approve backyard "granny flats." Some 379 granny flats are in compliance with a relatively lenient state law but, according to a recent lawsuit, are out of compliance with city code. The city is currently reviewing the different options before making a decision.  Long Beach, San Jose Win Knight Cities Challenge Two California cities, San Jose and Long Beach, are among nationwide winners of the 2016 Knight Cities Challenge, open to cities with Knight-Ridder newspapers. Nearly 4,500 cities applied and 37 winners are chosen to receive a grant for attracting talented residents, expanding economic opportunity, and creating a culture of civic engagement. Long Beach won $153,00 for installing pop-up voting stations in historically low turnout areas to encourage voting and celebrate democracy. The second project receive $300,000 and was an outdoor office that would encourage citizens to work in the park. Two projects in San Jose received a total of $200,000; one creates a night market with local crafts, food and entertainment and the other is for community events celebrating Mexican culture. Natural Resources Agency Grant Programs Open for Comment The California Natural Resources Agency opened two grant programs for public comment: California Urban Rivers Grant Program and Environmental Enhancement and Mitigation (EEM) Program. For the Urban Rivers, a project must either promote groundwater recharge, reduce energy consumption, treat runoff using natural processes, create or restore native habitat or be related to climate change. The EEM Program offers grants to local, state or federal government agencies or non-profits that organize projects related to mitigating environmental impacts caused by new or modified public transportation. The Museum Grant Program and River Parkways grant programs are closed and awards will be released in July. Program to Protect Residents from Freeway Pollution Initiated in Los Angeles The Los Angeles City Council voted unanimously to approve land-use restrictions for some of the most polluted neighborhoods and adopt citywide requirements for higher-rated air filters in new developments near freeways. The ordinance is an acknowledgment of environmental justice related to air pollution and the health hazards that low-income populations suffer as a result of pollution. The program, Clean Up Green Up, will start with a pilot program in three predominantly Latino districts: Boyle Heights, Wilmington in the harbor, and Pacoima and Sun Valley in eastern San Fernando Valley. Businesses in these "green zones" will be required to adhere to more stringent development standards such as setbacks, landscaping requirements and buffers. The pilot program began with more than 1,000 businesses across the three areas. Many of these areas have commercial areas of oil operations, auto dismantlers, port-related trucking, junkyards, factories and freeways. San Francisco Considers $5 Billion Price Tag for New Sea Wall San Francisco Port Commission released a report  (pdf) estimating that it will cost $5 billion to protect the wharf against sea level rise and major earthquakes. The current seawall, stretching from Fisherman's Wharf to Mission Creek, sits on top of 100 year-old landfill made up of young bay mud and marine clay, a rock pyramid and a bulkhead wall. There is a 72 percent chance a large earthquake will happen in the next 30 years, with a high probability of causing major damage to the wall and the areas behind it. Potential solutions are retrofitting the current wall and wharf, improving the liquefiable fill land-side of the seawall or jet grouting, which means pouring concrete into hoses in the ground. The Commission is proposing a combination of all three and recommends that the work be completed within ten years.  Lennar Urban Wins Bid to Redevelop Base in Concord Lennar Urban has won the bid, on a unanimous city council vote, to redevelop Concord's formal naval weapons station into a mixed use community. Further negotiations with the city will determine the exact terms of the deal. Lennar Urban was the only developer left after Catellus Development Corp dropped out for improper lobbying. An investigation showed Lennar gave $17,000 to former Mayor Tim Grayson's campaign for state Assembly and Concord officials decided, behind closed doors, to suppress a city staff report that recommended Catellus. Citizens are worried because of the dishonest and untrustworthy way it ran in the bid process, that the $6 billion project will not go as planned. The city council is looking into pushing a higher-than-average percent of affordable homes. The 2,200-acre development includes housing, parks, shops and community centers; Lennar's plan includes 500 acres of affordable housing.  Arcadia Attempts to Curb 'Mansionization' Activists in Arcadia hoping to stop " mansionization " or the construction of large homes in place of the old, smaller, ranch-style homes have failed in their efforts to place a measure on the November ballot. While the activists collected over 3,000 signatures, the effort encountered problems with the timeline of collections and incomplete forms. The activists must now decide to take the matter to court over the incomplete signatures. The City Council is trying to take matters into their own hands. They voted, 3-2, to create a plan that would determine maximum floor-area ratios to limit the square footage of a home based on the lot size. The Los Angeles suburb has famously undergone a transformation in recent years as new residents, many from Asia, have replaced small homes with mansions.

San Francisco Mayor Ed Lee introduced a five-pronged plan to build and rehabilitate 10,000 affordable housing units in the city by 2020. Significantly, construction will begin in November to allow nonprofit developers to take over federally funded public housing projects in exchange for upgrading them, hopefully repairing 1,400 units by 2017 and another 2,060 by 2018. In the wake of the removal of 5,470 apartments from protected status through evictions from 2004 to 2014, Lee's plan looks to pass legislation to give the city first right to buy the property if it goes on the market and to ensure that when new housing units go on the market, residents of that neighborhood have priority to rent or buy them. Though it strongly advocates for increasing affordable housing, Lee has clashed with sects of progressive housing advocates in opposing Proposition F, which would curtail the use of short-term rental sites like Airbnb, and Proposition I, which would halt construction of market-rate developments in the Mission for two years. While backers say that market-rate housing contributes to soaring prices, Lee says that the moratorium is counterproductive because market-rate developer help finance construction of affordable housing. Air District Votes for Stricter Controls on Urban Oil Fields Following a multitude of health and quality of life complaints over the past several years by residents neighboring oil and gas fields, the South Coast Air Quality Management District board in an 11-2 vote approved new rules requiring urban oil fields to control odors and more adequately respond to complaints from nearby residents. Applicable to as many as 240 facilities operating more than 4,000 onshore oil and gas wells, the regulations will require operators to adopt new odor control measures and post signs with instructions on how to report odor complaints. They will also force facilities within 1,500 feet of homes, schools and healthcare facilities to submit reports on the cause of any confirmed release of odors, oil mist, or droplets. Operators of facilities within 100 meters of homes will have to conduct daily inspections of well equipment in a compromise to industry groups that lowered the distance from the originally proposed 1,500 feet for daily inspections. More than 32,000 people in the Los Angeles basin reside within 100 meters of active or or gas wells, and about 1.7 million live within a mile of those wells. L.A. Olympic Bid May Jump-Start Transit Projects The Los Angeles Metropolitan Transportation Authority is trying to use Los Angeles' bid to host the 2024 Summer Olympics to fast-track two of its most anticipated rail projects. Metro sent a letter to the Federal Transit Administration asking to join a pilot program that would allow it to follow an "extremely aggressive" schedule to finish the $2.3-billion Purple Line subway extension and the $330 million LAX train station by 2024. The Purple Line - currently planned to be expanded in phases to Mid-Wilshire in 2024, to Century City in 2025, and to the Department of Veterans' Affairs campus in West L.A. in 2036 - would be crucial to the success of the Olympics, carrying thousands of international visitors to UCLA's campus to see events, Metro Chief Executive Phillip Washington wrote in the letter. Washington proposed accelerating the plan with concurrent construction on all three phases, hopefully funding the third phase through a $1 billion federal grant and $525 million in local taxpayer revenue, the letter said. They also hope to expedite the LAX "people mover," which will connect the airport with a consolidated car-rental facility, a ground transportation hub and a station on the Crenshaw line, from a 2028 schedule. FBI Targets Palm Springs Mayor's Ties to Developer The FBI raided Palm Springs' City Hall in response to allegations that Mayor Steve Pougnet illegally worked as a consultant for a developer when he voted to sell city property to the same developer. The raid comes as the city's downtown - developmentally stagnant for decades - has been booming with construction of new hotels and restaurants due to city incentives of hundreds of millions of dollars. However, the alleged involvement of the mayor with developer Richard Meaney, which the mayor called a mistake, has led some to say that developers have become too powerful in the desert city.  "People like to come here because it's an escape from the city, but this council is putting, basically, a miniature Century City in the heart of town," Frank Tysen, who owns a downtown boutique hotel, told the L.A. Times. Baylands Project Seeks Input from Would-Be Neighbors Residents in the tiny, 2,000-home city of Brisbane are being surveyed for their opinion on the proposed Baylands project, a huge mixed-use development that would add as many as 4,434 homes, condos and apartments along with 7.5 million square feet of commercial space on 684 acres of abandoned rail yards and bay fill. Center to the survey is how residents feel the surge of growth would alter the way of life in one of the Bay Area's smallest communities, with the survey asking voters to decide whether "I worry that too much is changing too fast in Brisbane and we're losing our small-town character," or "I feel we're maintaining Brisbane's small-town character even as we change and grow as a community." An alternate proposal put together by a citizens groups calls for a similar amount of commercial space, but no housing at all, raising red flags to housing advocates.  Study Questions Link between Food Deserts and  Obesity A study from Santa Monica-based RAND Corp. says that there is little evidence that eliminating food deserts - areas and neighborhoods that are devoid of fresh, healthy food - would improve people's health. Rather, the study said that causes of the obesity epidemic in low-income neighborhoods are more complex and include cost of food, cultural preferences, and marketing, and that simply putting a supermarket in a low-income neighborhood likely won't solve any problems. Specifically, the study found virtually no link between the type of food and drinks that Los Angeles County adults consume and the proximity of fast-food outlets, grocery stores and convenience stores to their homes. However, Dr. Paul Simon, director of the Division of Chronic Disease and Injury Prevention at the Los Angeles County Department of Public Health, said that while government regulations intended to improve public health tended to be too simplistic, the food environment is still one of many important factors in the obesity epidemic. Cost of Transbay Terminal Development Rises San Francisco's new Transbay Transit Center, whose price tag for construction jumped from $247 million to $2.1 billion two months ago, will cost an additional $244 million to complete its first phase, according to new estimates from consultant T.Y. Lin International. The project's first phase will set up a bus terminal with room for a railroad in the basement and a park on top, and the Metropolitan Transportation Commission has repeatedly helped the Transbay Joint Powers Authority balance its budget as the costs have soared. According to the report, much of the reason for the increase in costs is the booming economy pushing construction costs higher, along with a pattern of inaccurate estimates on contracts and overly optimistic assumptions. Study Identifies Southern California's Worst Air Residents in an Ontario neighborhood near the 60 Freeway are breathing in the dirtiest air in California, according to new measurements of lung-damaging soot by the South Coast Air Quality Management District as mandated by the Environmental Protection Agency. The average concentration of fine-particle pollution about 30 feet from the freeway was 18.7 micrograms per cubic meter from January to March, compared with federal health standards limiting concentrations to 12 micrograms. "It's not just people living along the 60 Freeway - anyone close to that many diesel trucks is going to be breathing the same heavy pollution," Penny Newman, who heads the Riverside County-based Center for Community Action and Environmental Justice, told the Los Angeles Times. Last year, the EPA instituted new requirements that 100 big cities place pollution monitors next to major roads. Air quality officials used to place monitors at a distance from traffic and other big pollution sources. S.F. Sup. Weiner Devises Plan for Subway Construction San Francisco Supervisor Scott Wiener laid out a plan to increase and maintain subway infrastructure citywide through his "Subway Master Plan," which will task San Francisco with "always" having a subway under construction. Seeking to accommodate a potential population boom of over 2 million people in the next 30 years, Wiener's plan would bring Muni subways to the southern and western sections of San Francisco and construct a second BART transbay tube to connect the East Bay with San Francisco and to alleviate traffic as the Bay Area grows. The master plan, which Wiener plans to introduce via an ordinance to the Board of Supervisors this week, does not identify funding sources for subway tunneling, which Wiener said would be acquired on a per-project basis. San Francisco Metropolitan Transit Authority Board of Directors Chairman Tom Nolan, however, said that many of these projects require federal funding, and the government has lately been stingier. "With the current situation, they're not likely to give us an extra billion dollars for more subways," Nolan told the SF Examiner. San Diego Appoints Planning Director Jeff Murphy, the planning director for the City of Encinitas, will serve as the new Director of the Planning Department for the City of San Diego, according to a letter from Mayor Kevin Falconer. Murphy has served as the director for Encinitas for 15 years, overseeing land development operations and developing an approach to public engagement on the City's Housing Element Update. He was also instrumental in the rebuild efforts following the 2003 and 2007 wildfires, directing, organizing, and coordinating approximately 100 employees, supervisors, and contract staff in carrying out planning and land use efforts. Murphy succeeds Tom Tomlinson, who had served in an interim capacity for over a year, having succeeded CP&DR Publisher Bill Fulton.

Along with other cities in California, Sacramento is joining the Vision Zero movement to eliminate bicycle and pedestrian fatalities on city streets. These cooperative movements combine government, advocacy groups, residents and others to make streets safer for all users. In Sacramento approximately 130 people died in crashes between 2010-2014, including 48 pedestrians and 13 cyclists. The city will set up a Vision Zero task force including police and fire representatives to determine trouble spots to increase officers in certain locations. City traffic chief Hector Barron told the Sacramento Bee that it is an "opportunity to shine a light on who is most at risk. Disproportionately, it's low income people in the suburbs." The city has begun by improving bike lanes, slowing traffic, separating sidewalks from traffic, flashing beacons at crosswalks and pedestrian traffic signals. (See prior CP&DR coverage .) Los Angeles Approves Controversial High Rises in Hollywood Los Angeles City Council approved , 12-0, a plan for the Palladium Residences, one of the city's most controversial residential projects. The council backed a zoning and height district change as well as other approvals for two 30-story towers advanced to the Hollywood Palladium theater. Opponents of the $324-million project, primarily the AIDS Healthcare Foundation next door, argue the complex is too tall and dense for the location, which has notorious vehicular traffic. The foundation's executives plan to sue to stop the construction and they have begun gathering signatures to ban other "mega-developments." The apartments will add hundreds of much needed apartment units to a city that has experienced serious housing shortages. Approximately 37 units will be set aside for lower-income families. Protests against Palladium Residences spawned the Neighborhood Integrity Initiative, a ballot measure that would significantly impact planning and development in Los Angeles (see prior CP&DR coverage ).  SCAG Nears Approval of $556 Billion SCS/RTP The Southern California Association of Governments Regional Council is expected to adopt the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy in early April. The plan is a long-range vision that includes future transportation mobility and housing needs with economic, environmental and health goals. The RTP lists over $556.5 billion in projects and investments for transportation systems across the region. They include projects to optimize existing roadways, promote active transportation, ease goods movement, implement new technologies, improve airport access, and focus growth around "high-quality transit areas" and other urban centers, improve air quality, and preserve natural lands. San Francisco Applies Hotel Tax to Household Items In another move to regulate short-term rentals, San Francisco is asking Airbnb and other STR hosts to pay taxes on "furniture, appliances, supplies, equipment and fixtures" used in the roughly 5,500 Airbnb listings in the city. Through these calculations there will be around one percent tax on the value, similar to most other businesses such as offices, restaurants, and hotels. A new law in the city requires all short-term rental hosts to register with the city as of February 2015. San Francisco already requires STR guests to pay the 14 percent hotel tax.  Mountain View Considers Pod Car System Mountain View has agreed to $200,000 to study a pod car system  connecting the downtown transit center with the North Bayshore tech hub. The city is considering an automated-guideway transit (AGT) that uses driverless a system that runs so frequently that consulting a schedule is not required. The city may seek funding from private companies that currently participate in a Transportation Management Association through which they fund a shuttle system for employees. Compare to a light-rail extension that could cost around $100 million per mile, a pod system is estimated to run around $8 million per mile.  Federal Legislation Could Speed Rail to Las Vegas U.S. Senators and Congressman from Nevada introduced legislation to promote the proposed high-speed rail service between Las Vegas and Southern California. The Mojave National Preserve Boundary Adjustment Act of 2016 would remove some federal restrictions and promote the most efficient and cost effective route for the XpressWest. The initiative would transfer 520 acres from the National Parks Service to the Bureau of Land Management, which would allow construction on the land without tunneling under hills. This preferred route is more direct and would, backers say, prevent unnecessary impacts on wildlife and habitat.  Group Calls for Downsized Redondo Beach Harbor Development A grassroots organization in Redondo Beach plans to file a ballot initiative to scale down the proposed development along the city's harbor and pier. Rescue Our Waterfront's slogan is "revitalize don't supersize." The group claims the design doubles the amount of development but increases parking spaces by eight percent, thus risking parking shortages. Supporters say there is plenty of available parking in the area. Another major concern is the lack of adequate boat ramps for fishers and boaters. The Sierra Club sent Redondo Beach city staff a letter claiming the public is not properly informed about the Waterfront project's scale. There have been multiple meetings but this will continue to be discussed at the next Harbor Commission meeting.   Water District Approves $200 Million Purchase of Delta Islands The board of the Metropolitan Water District of Southern California has voted to purchase 20,000 acres of farm islands in the Sacramento-San Joaquin River Delta for around $200 million. While a private company had previously used this area for water storage, Met says it will use the acreage for fish and wildlife habitat or storing materials for emergency levee repairs or access for construction of delta tunnel system. To close the deal, Delta Wetlands Properties must clear from the title various agreements it made in connection with the water storage proposal. The islands are located in the path of the Metropolitan backed, proposed $15-billion tunnel system to channel water under the delta. The tunnel project is vehemently opposed by delta farmers who call the Met's ownership of the delta "an existential threat".  LAO: High Speed Rail Has Funds for First Segment A recent review of the business plan for High Speed Rail by the Legislative Analysts Office finds that the state has enough money to build the initial segment of the high-speed rail from San Jose to the Central Valley. While $21 billion is identified for the first section, the project is still $43.5 billion short for the entire 500-mile route. Under the 2016 business plan, the state would use existing federal grants, sale of bonds approved by voters in 2008 and greenhouse gas fees. However CA legislative analysts are concerned about the funding gap for the remaining segment but understand the rail authority's choice in beginning in Silicon Valley instead of Los Angeles. The authority said in a statement, "we remain committed to moving forward with this project to create job, improve air quality and better connect California's communities."  California Planning Schools Among �Most Influential' UCLA Luskin School of Public Affairs has been named the most influential planning school in Northern America from a study at Virginia Tech. The study measures citations of planning scholarship by using the median number of Google Scholar citations per faculty member. Professor Michael Storper was the second-most-cited, of the 900 faculty members, with more than 28,000 citations. Other top ten programs are at Harvard, UC Berkeley, New York University, USC, Tufts University, University of Minnesota, MIT, University of Maryland and Rutgers. (CP&DR Publisher Bill Fulton sits on the advisory board of the Lewis Center, Housed at the Luskin School.)  California Ranks Fourth in Bicycle Use The Alliance for Biking and Walking published a 2016 Benchmarking Report, which ranks various cities and states on statistics including percentage of people commuting by bike. California ranks fourth among the 50 states for bike commute, with 1.1 percent of all commuters biking. The report finds connections between biking and poverty, gender, and race. Other major conclusions in the report are show positive correlations between active transportation and health indicators. The study has shortcomings because it uses U.S. Census data, which asks only for commute trips and not other types of trips and majority of the data is self-reported.

Three environmental groups are suing Riverside County over a climate action plan and amendments to its general plan. Plaintiffs claim that, contrary to the plan's stated goals to combat climate chance and protect the environment, the plan actually creates increased traffic, air pollution and threats to wildlife. Plaintiffs include the Center for Biological Diversity, San Bernardino Valley Audubon Society, and the Sierra Club. The groups argue that the Board of Supervisors violated CEQA by certifying an inadequate environmental impact report. The county argues its plans are up to the state's standards and designed to assist California in meeting its GHG emission-reduction targets. According to the groups, Riverside County is not discouraging sprawl by increasing density in existing cities, not actively reducing pollution, and allows for developments near sensitive wildlife areas. A hearing is scheduled for Feb. 22. NFL Approves Rams' Move to Los Angeles After a 21-year wait, the National Football League has finally approved the relocation of a team to the Los Angeles area starting in the 2016 season. NFL owners voted, 30-2, to allow the St. Louis Rams to transfer to Los Angeles. They will temporarily play at the Los Angeles Memorial Coliseum and then move to a new stadium complex in Inglewood. The San Diego Chargers have a one-year option to join, but must decide by Jan. 15, 2017 or else the Oakland Raiders will get the year-long option. If they both choose to stay in their home markets they will each get $100 million for their own new stadiums. The proposed stadium in Inglewood will open in 2019 and cost almost $3 billion with no public funds. The 298-acre site will include entertainment, retail, housing, performing arts venue, and privately financed stadium with 70,240 seats. Study of Bay Area Carbon Footprint Released UC's CoolClimate Network, which includes researchers from UC Berkeley and the Bay Area Air Quality Management District, recently released a ranking of census blocks in the nine-counties in the Bay Area according to carbon consumption. The per-household measurements are based on transportation use, food consumption, goods and services used, energy to heat or cool home, materials going into construction, electricity use and waste. The study is the first detailed carbon study of a major metropolitan area. "One of the things that really struck me the most was the wide variation within cities," Christopher Jones, program director of the CoolClimate Network, told the San Francisco Chronicle. "Oakland, for example, has some of the highest and lowest carbon footprints in the entire Bay Area, all within the same city." The study found that Atherton has the largest per-household carbon footprint in the Bay Area, at 85.7 tons; Emeryville has the smallest, at 30.7 tons. Caltrans Issues Statewide Bikeway Guidelines Caltrans has issued a long-awaited "Class IV Bikeway Guidance" ( pdf ) document to assist planners and engineers in building protected bike lanes. In 2014 the Protected Bikeways Act mandated Caltrans create a category and guidance documents. The guidelines provide, for the first time, a statewide standard to help local planners design and implement bike infrastructure.  The document is written with a permissive rather than restrictive attitude to encourage the local jurisdictions to specialize to fit their communities. The guidance document are continuing protected intersections, loading zones and driveways. This document is designed to help engineers and planners build bike lanes for those commuters less comfortable with using the road alongside vehicle traffic. "We didn't want to dictate from a Caltrans statewide perspective," Kevin Herritt, chief of Caltrans' Office of Standards and Procedure, told Streetsblog . "The guidelines are intended to be flexible, so that all local jurisdictions can do what they need to do given their specific local circumstances." Coalition Proposes Region-wide Tax to Restore San Francisco Bay A coalition of Silicon Valley business leaders, Bay Area Council, and environmental groups such as Save the Bay are teaming up to create a new local tax for the Bay Area to vote on in the next election. This initiative would put a $12 tax on each parcel to grow a fund for bay restoration to protect against rising sea levels. If approved this program would raise $500 million over the next twenty years for levees and restoration of natural buffers such as marshes and wetlands. The tax poses complex issues in communities not adjacent to the Bay, such as Gilroy, Livermore, and Half Moon Bay that would still pay the tax. There is discussion of structuring it more like a benefits assessment; those that live closest to the potential danger should pay more. The San Francisco Bay Restoration Authority voted Jan. 13 to place the measure on the June 7 ballot. Los Angles Landlords May Pass Some Seismic Retrofit Costs on to Tenants Under a plan recently approved by the Los Angeles City Council, property owners and tenants can split the costs of seismic retrofitting, with tenants having rent increases of less than $38 a month over a ten-year period. The plan clarifies an ambitious ordinance passed in October that requires around 15,000 buildings to be retrofitted, especially unstable wood-frame apartments and concrete buildings. The costs of retrofitting these types of buildings could cost between $130,000 to millions. With the cost-sharing discussion resolved, the question of implementation remains. Property owners have seven years to retrofit wooden apartments and twenty-five years for concrete. According to Los Angeles Department of Building and Safety there are approximately 13,500 soft-story wooden buildings that need retrofitting. The city is continuing to search for financing options to assist landlords such as low-interest loans, permit fee waivers and tax breaks. Ojai Approves Total Ban on Short-Term Rentals Enacting what may be the strictest limits on short-term rentals in the state, the Ojai City Council voted, 5-0, to ban informal rentals from sites such as Airbnb and VRBO in all areas of the city including mixed-use and commercial zones. Councilmember Betsy Clapp told the Ventura County Star, "online business model circumvents and undermines community zoning laws" by allowing renters who do not enroll in schools, volunteer or contribute to the community. While some citizens said they rely on short-term rentals for financial support, the majority of the community was against this new home-based hotel system. The council also voted, 4-1, to subpoena Airbnb, VRBO, and others for records on existing vacation rentals in Ojay. The restrictions go into effect Feb. 1. Supreme Court Refuses to Hear Suit over Santa Ana Sucker Fish By refusing to hear a suit brought on by 21 Inland Empire water agencies, the U.S. Supreme Court has effectively put to rest an ongoing dispute over the protection of the Santa Ana sucker fish, which has been listed as threatened since 2000. The species lives in a specific 2-3 mile stretch of the Santa Ana river in Riverside, with over 9,000 acres in the county designated as critical habitat. Plaintiffs claimed the designation was based on flawed science and threatens billions of dollars of future water capture and groundwater recharge projects. With the ruling, the agencies must develop plans to protect the species. McKeever to Step Down as SACOG CEO Mike McKeever has announced, that 2016 will be his last year as Chief Executive Officer of the Sacramento Area Council of Governments. During McKeever's 12-year tenure as CEO, the organization has been recognized as an active participant in collaborative regional decision making. The work of SACOG and the region is highly regarded nationally for the visionary Blueprint framework, the Rural Urban Connections Strategy (RUCS), several high performing Metropolitan Transportation Plans, and programming hundreds of millions of dollars for members and partners to construct transportation projects that increase transportation choice and mobility. Don Saylor, SACOG Board Chair for 2015 and Yolo County Supervisor, said in a statement, "Mr. McKeever is a tremendous asset to the Sacramento region. He has assembled a great team at SACOG and has been extremely effective at serving our diverse 31-member Board." A successor has not been announced. Transfer of Control over Ontario Airport Nears Completion Following an agreement over the sale of Ontario International Airport to the City of Ontario, the city is applying to the FAA take control of airport operations. Approval could come as early as July, thus substantially completing transfer of the airport from Los Angeles World Airports to the city. There are multiple payments being negotiated between the various cities, airports and agencies. Los Angeles World Airports will operate ONT during the transition phase and assist with the protection of workers positions and salaries. Upon transfer, Ontario will owe LAWA $120 million, to be paid for largely through $2 per-passenger fees. Redondo Beach Develops Plan for Waterfront The City of Redondo Beach is considering a public-private partnerships to redevelop its pier and other waterfront properties.  Infrastructure repairs to fix the pier, crumbling parking garages and waterfront cost around $108 million. CenterCal Properties and the city of Redondo Beach are working together on a $250 million project called Waterfront Redondo. The plan has 11 acres of public open space, improved beach and swim area, public market, 700-seat specialty theater, hotel, retail space, and wider boardwalk. Some residents have expressed concerns over restricted views, threats by exploding sea lion population and resistance to a mall by the sea. The proposal will go to the City Council in March for approval. Accessory Dwelling Units Catch on in Marin County The San Rafael City Council voted , 3-2, to approve "junior second units." Council members agreed that additional units need to be built in the city. However, two council members disagreed on the requirements for the new units, expressing concerns about overcrowding and excessive parking use. The new junior second units will be constructed without minimum lot size or additional parking spaces. Officials will monitor the program for two years to watch for overcrowding or other problems, which warrant revisions. The move is part of a trend in Marin County. Novato and Tiburon adopted ordinances earlier and Fairfax, Larkspur and Belvedere are moving towards adopting standards. San Jose Considers Approval of Apple Facility Even as Apple Computers constructs its new headquarters in Cupertino, the company has received endorsement from the San Jose planners for the construction of a new campus in North San Jose, near the airport. This 86-acre development would bring 16,000-20,000 Apple employees to the area. The development plan gives the campus 4.15 million square feet and 15 years to add buildings. Planners see the campus as an anchor for economic development in that part of the city.

With a significant increase in cap-and-trade funding for 2016, the Strategic Growth Council announced the expansion of the Sustainable Agricultural Lands Conservation program (SALC). SALC provides funds that compensate farmers and ranchers for creating conservation easements. It also assists local governments' plans to preserve agricultural lands, with an eye towards mitigation of greenhouse gas emissions. Available funding in 2016 will amount to $40 million, a eightfold increase over the previous year. Funds will be made available through a competitive application process. Last year, SGC received $45 million worth of applications. The new funding level comes with new guidelines from SGC. Funding match thresholds have been reduced, particularly for projects in disadvantaged communities. Pre-applicaitons are due Feb. 16. Further information, including new guidelines, is available here .  DMV Issues Draft Regulations for Autonomous Vehicles Anticipating what could be one of the most significant urban trends of the coming decade, the Department of Motor Vehicles released a draft of preliminary regulations of autonomous vehicles ( pdf ). The regulations primarily focus on safety issues. Proposed regulations include the following: third-party safety certification; presence of liscenced operators capable of controlling vehiciles at all times; initial three-year deployment permits for manufacturers; privacy and cyber-security protection for vehicles that collect and relay data while driving. DMV initially intends to allow only autonomous passenger vehicles. Two upcoming workshops will be held to discuss the draft regulations and recieve input: Jan. 28 in Sacramento and Feb. 2 in Los Angeles.  Oakland, San Diego Stand Firm on Football Stadium Offers With NFL owners meeting in mid-January, Oakland and San Diego have issued what are apparantly final offers to keep their respective football teams. San Diego officials, including Mayor Kevin Faulconer, promised a $350 millino contribution towards a replacement for Qualcomm Stadium for the Chargers. The City of Oakland is being less generous towards the Raiders. Mayor Libby Schaff and Alameda County Supervisor Scott Haggerty reiterated their refusal to spend public money on a new stadium. They have, however, promised to give the Raiders a favorable deal on the long-term lease of 60 acres adjacent to O.co Coliseum if the Raiders choose to fund their own stadium.  Garcetti Taps Pasadena's Vince Bertoni to be New L.A. Planning Director Mayor Eric Garcetti today announced the nomination of Pasadena Planning Director Vince Bertoni as the new head of the Los Angeles Department of City Planning (LADCP). Bertoni comes to the department with more than 25 years of planning experience - including a previous stint at LADCP.  "Vince Bertoni's experience both here in Los Angeles and across the region will add tremendous value to our City's planning efforts," said Garcetti in a statement. "He is a professional who leads by collaborating and consensus-building - skills that will help him balance the diverse needs of our communities, and facilitate real progress in the ongoing conversation about development in this city."  Bertoni has served for five years as the City of Pasadena's Planning and Community Development Director. During that time, he successfully managed Pasadena's city planning program through a General Plan update, a comprehensive visioning process that happens just once every 20 years.  Before joining the City of Pasadena, Bertoni served as Deputy Planning Director in Los Angeles, where he oversaw the adoption of 16 historic preservation overlay zones, new guidelines for the Broadway Historic District, a bicycle master plan and a Hollywood community plan.  Los Angeles Goes After Nuisance Properties A new plan approved by the Los Angeles City Council would allow the city to take control of vacant nuisance properties from banks and put them under the control of a court-appointed overseer who would hire contractors to fix the houses for sale. Under the plan, proceeds from the sales, not taxpayer dollars, would pay for that work, including the fees of private attorneys who would handle the legal paperwork. "It offers an effective way to turn a property around quickly," City Attorney Mike Feuer told the LA Times. "This program costs nothing." Feuer's proposal now goes to Los Angeles Mayor Eric Garcetti for approval. If he signs off, the city attorney would be able to have outside firms start working on takeovers after 30 days. Mayors Form Homelessness Alliance Five West Coast mayors announced the creation of an alliance united in addressing the growing crisis of homelessness. The alliance, consisting of Portland Mayor Charlie Hales, Seattle Mayor Ed Murray, Eugene Mayor Kitty Piercy, San Francisco Mayor Ed Lee and Los Angeles Mayor Eric Garcetti, was developed during the West Coast Mayors Summit addressing homelessness, housing, and climate action. It first plans to elevate the importance of homelessness and housing in their communities and among their federal delegations. It would be committed to data collection and sharing - getting the right data for the West Coast - and sharing of best practices. Bay Area Cities Win Problem-Solving Grants San Francisco and San Jose are two of 13 new beneficiaries of grants from former New York Mayor Michael Bloomberg's What Works Cities initiative, a program launched in April 2015 that provides grants to technical experts to help mid-sized urban governments solve local problems. The initiative, launched through New York-based Bloomberg Philanthropies, plans to expand to as many as 100 cities by 2017, investing a total of $42 million to support consulting and technical assistance for mid-sized cities. Its goal is to encourage cities to adopt the data-driven governing techniques that distinguished Bloomberg's administration in New York City. L.A. River Project Gets Key Backing from Army Corps The Chief of Engineers of the U.S. Army Corps of Engineers, Lt. Gen. Thomas Bostick, has signed off on the plan to restore the Los Angeles River, a major milestone in efforts to transform the river's aquatic ecosystem. This approval is a critical step toward moving the project forward to Congress for authorization and appropriation of funding.  The Chief's Report now goes to the Assistant Secretary of the Army (Civil Works) for administrative review and transmittal to Congress, expected in early 2016. Congress must authorize the project in a Water Resources Development Act and appropriate funds in order for the Corps and the City to begin construction.  The plan will restore approximately 719 acres by widening the river in key areas by terracing and restructuring channel banks to support vegetation, creating side channels and off-channel marsh, daylighting small streams, and removing invasive vegetation. Associated recreation features include trails, vista points, educational amenities, and pedestrian bridges. "We and our partners have put tremendous effort into developing and moving forward a plan that would improve the L.A. River ecosystem in a constrained funding environment," said Col. Gibbs. "Our number one priority of the plan is to restore the river's ecosystem while preserving the flood protection that is provided by the existing channel system."

More than four decades after a graduate student proposed adding a "green belt" of wildlife habitats, parks, and recreational areas in a rim circling the San Fernando Valley, Rep. Adam Schiff is pushing to add as much land as possible "Rim of the Valley Corridor" to the Santa Monica Mountains National Recreation Area in the Los Angeles area. Backed by a broad coalition including the National Park Service, the designation would protect of the 1,000-square-mile area from future development and preserve puma and bobcat habitats, along with forests and fossil beds. "For us, it's a complete and utter enhancement," Las Virgenes Homeowners Federation president Kim Lamorie told the LA Times . "Our are always competing to get the National Park Service - to purchase land in and around our homeowners associations and rural villages.... Property values go up when you're surrounded by open space."  Group Proposes Complete Streets Alternative to 710 Freeway Tunnel An opposition group to an underground 710 freeway extension from Alhambra to South Pasadena presented its plan for an alternative to a tunnel proposed to close the 710 freeway gap through South Pasadena. Beyond the 710, a coalition of community organizations, environmental attorneys and five San Gabriel Valley cities, is advancing a plan that would expand bus service, improve surface streets, and develop more walkable communities to better address traffic congestion, pollution, and transportation needs of the area, all with a price tag for $875 million, much less than the $5.6 billion price tag of the tunnel, which is one of five alternatives analyzed in an environmental impact report released in March. "We are hoping to move beyond the old, tired 710 Freeway debate, which is wasting lots of time, money and resources," South Pasadena City Councilwoman Marina Khubesrian, vice chair of the Beyond the 710 coalition, told the  Los Angeles Times . Supporters of the estimated $5.6 billion tunnel, contend that the group is just trying to gum up an environmental review that is underway and undermine growing support for the tunnel project. Arcata Experiments with Zoning for Medical Marijuana  Believing that statewide marijuana legalization may be coming in 2016, the Arcata City Council voted unanimously for a proposal to create a new "Medical Marijuana Innovation Area," which would rezone three parcels of land to allow for the cultivation, processing, and wholesale of medical marijuana out in the open instead of in private homes. Isaiah O'Donnell, policy co-chairman for California Cannabis Voice Humboldt, estimated that there are about 100 indoor growers in the city that could legitimize their business in the innovation zone, but he expressed concern that a mega-cultivator could come in and monopolize the zone. "With Arcata being very small business-centric, I don't believe anybody should be able to come in and grow 50,000 square feet of cultivation," O'Donnell told the  Times-Standard .  Laguna Beach, Sacramento Propose Short-Term Rental Regulations Laguna Beach and Sacramento the latest cities to explore ways of regulating short-term rental services like Airbnb.  In Sacramento, City Council members say they are drafting a proposed ordinance backed by the city's planning department that would allow short-term rentals without a permit for up to 29 days and waive the requirement for an on-site manager. "We have this innovative new way for people to visit our city and for people to engage in the sharing economy," Sacramento City Councilman Steve Hansen told the Sacramento Bee . "We should be cautious of overshooting the mark with any kind of regulation." According to city estimates, Sacramento only has about 500 housing units used as short-term rentals, making it easier for lawmakers to take a breath before imposing restrictions, in contrast with coastal cities with high populations of tourists. Alternately, the Laguna Beach City Council voted unanimously to impose a 45-day moratorium on all new short-term rentals of 30 days or less as a temporary salve while city staff researches long-term solutions to what residents perceive as a growing quality-of-life issue. Residents have said that the high turnover of tenants has bred loud parties, the blocking of driveways by cars and increased trash on the streets. Additionally, city staff has said that many owners do not register their rentals with the city, avoiding the city's $275 transit occupancy tax.   Los Angeles Considers Long-Term Maintenance Plan for Sidewalks In an attempt to find a long-term plan for sidewalk upkeep after it makes a planned $1.4 billion in improvements, Los Angeles' top city budget office has recommended that the city transfer responsibility for fixing broken sidewalks in front of commercial businesses to property owners and make homeowners responsible for future upkeep. The report comes as the city has committed to spend $1.4 billion over the next three decades as part of a legal settlement with disability rights groups that had sued the city over its impassible sidewalks. Under the plan, businesses would have a year to voluntarily repair cracked sidewalks. If they did not comply, the city would make the repairs and charge the business. Residents, on the other hand, would receive a certificate following an inspection and city-funded improvements, and would be held responsible for all future damage to the sidewalks.  S.F. Mayor Proposes $500 Million for Affordable Housing San Francisco Mayor Ed Lee has proposed an ambitious new affordable housing plan to add 3,000 new units by 2030 in the Mission Bay, Transbay Terminal, and Hunters Point Shipyard-Candlestick Point neighborhoods. The plan would use the Redevelopment Property Tax Fund, established when the state dissolved redevelopment agencies, to tack on $500 million extra to Lee's previous plan to build $250 million worth of affordable housing throughout the city. The plan would authorize the issuance of bonds to build 1,800 affordable units by 2020, 660 units by 2025, and 540 units by 2030. Opposition Prompts Down-Scaling of Major San Diego Development Bowing to opposition from residents in the San Diego community of Carmel Valley, developer Kilroy Realty decided to scale back its massive mixed-use development known as One Paseo. Kilroy received City Council approval in February for a 1.1-million square foot version of the project with over 600 residences along with office and retail space, but a signature drive forced the previous version of the project to a vote in 2016 that would cost the city roughly $900,000. Observers are studying the fate of the project carefully as a potential precedent-setter for the development of denser projects in suburban San Diego. Kilroy said that the compromise would reduce the traffic caused by the project -- the major stickler for neighborhood opposition groups -- by half and would lower the heights of the tallest office towers from nine stories to seven stories. Kilroy will now present the compromised version to community groups for approval and eventually bring it back to the city council for another round of votes.  California Cites Score Highly in Fitness Ranking A new report ranks San Diego, the Bay Area, and Sacramento in the top five fittest among the 50 biggest metropolitan areas in the country. The ranking, called the American Fitness Index and released by the American College of Sports Medicine (ACSM) and the Anthem Foundation, measures health and community indicators including varieties of outdoor exercise options and rates of smoking, obesity, and diabetes. Those three cities ranked respectively third, fourth, and fifth; San Jose rounded out 10th place, Los Angeles got 23rd, and Riverside-San Bernardino came in at 34th. California's Carbon Use Beats Most Nations California has the second-least carbon-intensive developed economy in the world, according to a new study from public policy group Next 10. Having more electric cars than any other state or country, the most clean-technology investment, and a fast-growing fleet of renewable power plants, California's economy is only beaten by France in the study which measures emissions of greenhouse gases per dollar of economic activity. From 1990 through 2012, California's greenhouse gas emissions shrank by 25 percent per person while per capita gross domestic product rose 37 percent. That ratio could increase even further as Governor Jerry Brown seeks to expand California's use of renewable energy to 50 percent by 2030. Lawsuit Over Sacramento Arena Dismissed Without further comment the California Supreme Court dismissed a lawsuit led by retired state Department of Transportation director Adriana Saltonstall alleging that the $477 million Sacramento Kings downtown arena project violated CEQA and would cause massive traffic and air pollution problems in the city. Officials breathed a sigh of relief at the decision, as they assumed that the case could delay the stadium's scheduled opening date of October 2016. The dismissal leaves only one hurdle for the construction of the new arena which has been fast-tracked through CEQA by AB-900. Three Sacramentans are suing the city for contributing a $255 million subsidy to the project, most of which will come about by borrowing against its downtown parking operations. Natural Resources Agency Releases Application for River Parkways Grants The California Natural Resources Agency announced the release of the guidelines and application for the California River Parkways (RP) grant program. Awards for this program will be made pursuant to the River Parkways Act of 2004. An estimated $7.6 million will be available for projects that involve natural creeks, streams and/or rivers, or channelized or culverted creeks, streams and/or rivers. Projects must serve at least two of the following purposes: recreation, habitat protection, flood management, conservation, conversion to river parkways.  The agency will award funds to "projects that produce multiple benefits which reduce greenhouse gas emissions, increase water use efficiency, reduce risks from climate change impacts and demonstrate collaboration with local, state and community entities." The application period runs June 1 to Sept. 1.

Sacramento County voters may decide whether to increase the county sales tax by half-cent to fund major road and transit improvements. Proposed by the Sacramento Transportation Authority, the tax could raise $3.6 billion over 30 years to be spent across the county. Much of these types of projects were previously funded by gas tax, which has been diminishing in the last few years. Placer and Yolo counties are considering similar taxes. Cities would be allowed to spend their allocation as they chose, but many proposed project have been listed. These include freeway interchanges, bike overcrossings, Sacramento's downtown streetcar, Elk Grove's intermodal train station and road repairs and widenings. The authority board will vote April14 to begin collecting signatures for a November ballot. The tax will be in place 2017 to 2047, overlapping for a few years with the current sales tax increase that was voted on in 2004 and will expire in 2039. Los Angeles to Collect Developers' Park Fees Los Angeles may shore up is system by which new development contributes funds to parks. Apartment developers in Los Angeles have skipped paying park-building fees, also known as Quimby fee s, because of a technicality in the law. Quimby fees are charged on new homes on subdivided land while Finn fees are charged on housing units built on property that undergoes a zone change. The majority of the new rental developments do not require a zone change, and therefore no park fees are required. The planning commission has proposed that developers pay $5,000 for each apartment unit they build and $10,000 per unit fee on houses or condos built on subdivided land. These fees will be phased in over the next two years, and builders could receive credit for building parks on the properties. Chargers Propose Stadium Financing Plan The San Diego Chargers are proposing a 4 percent hotel tax increase to finance a new $1.8 billion stadium and convention center. Raising the tax from 12.5 to 16.5 percent will also allow $1.15 for publicly issued bonds for operations, tourism marketing and San Diego's general fund. Nearly $350 million would be the city's contribution to the football stadium, $600 million for the convention center and $200 million to purchase land. The remaining money for the stadium will be $350 million from the team and $300 million from the NFL. Now the team must begin collecting signatures to place it on the ballot for the November election. The complex would be owned and operated by the city, with the Chargers leasing the stadium for 30 years. The proposal is awaiting support from key leaders in the city such as Mayor Kevin Faulconer. Glendale Considers Freeway Cap Park The City Council of Glendale has agreed to dedicate funds to a study for a 4-5 acre park over a section of the 134 Freeway. The study, which will cost $300,000, will examine costs, scope of building and open bidding for firms to apply. In one such project in Dallas, much of the $57 million park was funded through public-private partnership. Glendale council members have expressed skepticism about the project's ability to attract such large investors. Polls have shown that residents are in favor of the park, which would include walking trails, playgrounds and a concert space. Phase One of Treasure Island Development Commences Construction of the first phase of the $6 billion Treasure Island and Yerba Buena Island redevelopment has begun. The first phase will include demolition of 40 structures and construction of new roads, utilities, and parks. The phase will feature up to 500 hotel rooms, 2,100 residential units. Infrastructure work alone will cost around $155 million and take nearly three years, while housing construction is expected to begin within a year. The entire project will take 10-15 years and include 8,000 residential units, of which 25 percent will be affordable. The developers involved are Lennar Urban, Kenwood Investments, Stockbridge Capital Group and Wilson Meany. Bay Area Counties Among Least Affordable Rental Markets; Evictions Increasing Real estate information company RealtyTrac analyzed 456 counties in the U.S. and found that Marin, Santa Cruz and San Francisco counties are among the top five least affordable markets. In all three of these counties, the average earner spends around 100 percent of income on monthly mortgages, insurance and property taxes. Another study found a rapid increase in evictions in San Francisco. Between March 2015 and February 2016, there were 2,134 evictions. There are multiple reasons for evictions, which can include owner move-in, asbestos cleaning, remodeling and taking the apartment off rentals to sell. The city has begun tracking buyout agreements, where the tenant agrees to vacate the unit for an agreed upon sum from the landlord. Delta Tunnel Plan Hits Political Snag In the ongoing discussion over the plan to build two huge tunnels beneath the Sacramento-San Joaquin Delta, the San Luis & Delta-Mendota Water Authority has demanded that two members of the State Water Resources Control Board, Chair Felicia Marcus and member Tam Doduc, be disqualified from a hearing because, the group claims, they have already made up their minds on the issue. The $15.5 billion project will re-engineer the water in the Delta, repair the fragile ecosystem and create more reliable water deliveries to the San Joaquin Valley and Southern California. Marcus and Doduc advocated for more natural water flow through the Delta, which leaves less available water for the contractors in the south. The two followed up saying the earlier ruling "should not be considered a final determination� We have not prejudged this issue." The state DWP and U.S. Bureau of Reclamation, the agencies that run the pumps currently, asked for two-month delay before hearings to resolve complaints before the lengthy hearings begin. While the two are supposedly not related, the tunnel project is facing criticism from both sides. Rail-to-Water Ballot Measure Postponed The proposed ballot measure to reallocate high-speed rail bonds to water projects has been postponed for two years. The sponsoring group, California Water Alliance, stated costs for obtaining signatures was too high and would begin collecting for the 2018 election. While this threat from potential election has subsided, there are numerous legal, technical and political challenges the project faces. Developer Pulls Out of 2,200-acre Project in Concord Catellus Development Corp. pulled its bid for a 2,200-acre community on the former Concord Naval Weapons Station in Concord. CEO Ted Antenucci wrote a statement to the city saying they had lost trust in the process and accused its competitor Lennar Urban of improper lobbying. City officials agreed to reimburse the $250,000 "good faith" deposit Catellus paid to be in the running. With Catellus leaving, Lennar will be the only firm left for the April 5 meeting to pick the master developer for the first phase of the project. San Jose Approves �Grace Period' for Affordable Housing Policy In 2010, the City of San Jose announced a policy to attack affordable housing: building 2,400 homes per year until 2022. Six years later, the city has not come close to reaching its goal. The law spent nearly two years in court being debated and all plans were placed on hold. The California Supreme Court voted unanimously in favor of San Jose. City council voted, 10-1, to approve a "grace period" for housing projects that were approved before June 30. The policy requires developments of more than 20 for-sale units to set aside 15 percent for moderate-income, which is between $74-89,000 annually. State Launches Transportation Innovation Council Caltrans and FHWA have created a council to oversee development of innovations in the transportation sector called California State Transportation Innovation Council (STIC). STIC is intended to promote a safer, more efficient and sustainable transportation system through pilot programs and other implementations. With aging infrastructure repairs are becomingly increasingly frequent and more costly; STIC is researching innovative new systems to drive economic growth and provide safer and more efficient transportation systems in the state. Tribes Clash over Proposed Madera Casino Three northern California tribes, led by the Chukchansi, are working with a congressman Rep. Doug LaMalfa (R-Oroville) to block a proposed Native American casino near Madera that is 40 miles from the sponsoring tribe's Rancheria and not on its ancestral homeland. The appeal is based on Proposition 48, backed by 60 percent of voters statewide in 2014, which forbids off-reservation gaming. According to Chukchansi tribal leader Claudia Gonzales, allowing the proposed casino off-reservation would provide a free-for-all including "farmlands, urban centers and even open lots in neighborhoods." Negotiations for a compact have begun between Gov. Jerry Brown and the North Fork tribe as congressional change seems unlikely during an election year.

The California High Speed Rail Authority won a court victory last week when Sacramento County Superior Court Judge Michael Kenny ruled farmers and other plaintiffs in Kings County had not presented enough evidence to support their claim that the state's high speed rail project had violated the terms of 2008's Proposition 1A. Kenny wrote, "there are still too many unknown variables" and therefore does not constitute sufficient grounds for the suit. The ruling implies that plaintiffs may reopen the case in the future if the project does not comply with requirements of the bond measure. The rail authority still must comply with the bond measure's requirements, including target travel times, ridership, headways, and financial self-sufficiency. State May Not Garnish Cities' Tax Funds in RDA Disputes, Court Rules The Third District Court of Appeals ruled , 3-0, that the state may not garnish tax money from cities refusing to surrender funds that the state claims it is owed in the wake of the 2012 dissolution of the state's redevelopment agencies. Of the 400 former redevelopment agencies statewide, nine cities have refused to return funds totaling $24 million to distribute to local taxing entities. The Legislature in 2012 authorized the withholding of sales and tax revenue and property taxes of those cities. The judges said a provision of the California Constitution, passed in 2010 by voters as Proposition 22, prohibits such action. "In passing Proposition 22, the people took away from the Legislature the authority to withhold sales and use tax revenue and property tax revenue from local governments," the justices wrote. Report Details Consequences of California Housing Shortage Bay Area think-tank Next 10 released a report predicting that California's housing shortage will impose serious economic consequences on the state. In the ten years between 2005 and 2015, only 21.5 permits were issued per 100 people in the state. The report finds that in urban areas, 45 percent of developers say costs, neighbor opposition or both are reasons they do not proceed with infill projects. Other challenges area CEQA, zoning and potential lawsuits, and Proposition 13 which limits property-tax increases could switch cities from building homes to retail projects. The study found that California has some of the highest rates of post-recession job growth in the nation but also lost 625,000 people to other states. Housing costs in California are the highest in the nation, approximately 35.7 percent more than the national average. "California has an employment boom with a housing problem," said Christopher Thornberg, co-author of the report. "The state continues to offer great employment opportunities for all kinds of workers. But housing affordability and supply represent a major problem." Anaheim Releases Proposed Streetcar Route The City of Anaheim released a route for its proposed streetcar. The route would connect the ARTIC transit center in Anaheim to Disneyland and the Convention Center. The project could cost approximately $298.7 million and $4.3 million to operate annually. The 3.2-mile route would have eight stops and carry 120 passengers along the 18-minute trip. But many are opposed citing increased costs and traffic as drivers idle behind the streetcars. The plan will be reviewed by the city council March 14. Disneyland Resort wants to construct its own transportation center for drop-offs and build a new 6,800 space parking structure. The city projects that 1.25 million annual passengers could ride the route by 2035, by which time the Platinum Triangle area is expected to have 25,000 residents, complementing Disneyland's 25 million annual visitors. Air District Ousts Executive Officer, Faces Unrelated Lawsuit The Natural Resources Defense Council and other environmental and community groups are suing South Coast Air Quality Management District for adopting what they consider weak smog regulations proposed by Western States Petroleum Association. California Air Resources Board and state lawmakers have asked the air board to reconsider. Oil industry groups have fought against stronger smog-reduction measures because of the steep cost of upgrading pollution control measures. Meanwhile, the board of the SCAQMD recently ousted longtime Executive Officer Barry Wallerstein. The ouster is generally seen as a pro-business move, prompted by the board's Republican members, State Senate President Pro Tem Kevin de Leon denounced the decision in a written statement: "Today's shameful action by SCAQMD is only the latest in a disturbing trend of dirty energy interests dismantling clean air rules that the public overwhelmingly supports." High Speed Rail to be Delayed Three Years A recently released revision of the business plan for California High Speed Rail indicates that the project will cost more and incur a three-year delay for the initial leg. CAHSR acknowledges the complications of crossing the mountains from Central Valley to Los Angeles, both geographically and financially. However, the entire price tag for the system has been cut by $4 billion to a total price tag of $64 billion. The authority needs funding from private investors, state and federal government. The initial segment from San Jose to Central Valley, costing $21-billion, will be operating by 2025; the authority hopes that that segment will persuade investors to put up money to complete the system. Ainsworth Named Interim Successor to Fester on Coastal Commission Senior Deputy Director Jack Ainsworth has been named interim chief of the California Coastal Commission. His appointment was approved, 10-1. Ainsworth has worked for the commission for 27 years and under Lester, the dismissed director, since October 2011. He most recently held the title of senior deputy director. It will take up to six months to name a new executive director.  Ainsworth told the commission he has not decided if he will apply to the position permanently. Meanwhile, activists have gathered 775 signatures to call for an ethics investigation into Lester's dismissal. Santa Monica Faces Slow-Growth Ballot Measure Slow-growth advocates in Santa Monica have introduced the latest in a series of initiatives and protests designed to discourage what they see as overbuilding in the city. The Land Use Voters Empowerment (LUVE), sponsored by the group Residocracy, would require public vote on large and medium-size developments in the city. It would amend the city's zoning code to require a vote on all projects over two stories and on any project that seeks a development agreement. A majority of City Council opposes the measure, as they said it would give developers added power and influence in their politics. Residocracy hopes the measure will slow development in an already congested city. At least 6,500 signatures are to put it on the November ballot. (See prior CP&DR coverage .) Online Tool Tracks Cap-and-Trade Expenditures Bay Area advocacy group TransForm has released a new interactive  map that tracks where California's cap-and-trade program dollars are being invested. The map tallies all the billions of dollars received through the program and their greenhouse gas reductions. The map tracks 412 projects, $1.5 billion in investment and over 3 million megatons of greenhouse gas reduction.  Over $150 million from the fund has been used to build affordable, transit-oriented development. The website also marks the funding areas such as transportation and sustainable communities, clean energy and energy efficiency, and natural resources and waste diversion. Natural Resources Agency Hears Proposals for Salton Sea Restoration In the long-running effort to restore the Salton Sea, a group of local leaders have formed a Long Range Plan Committee under the sponsorship of the California Natural Resources Agency. Last month, multiple presentations were heard to discuss potential solutions, covering topics such as geothermal technology, environmental management, increasing water in the sea and economic development. Michael Clinton Consulting LLC proposed a $46 billion plan for hydro-electric pumped storage, geothermal development in southwestern Salton Sea area, new water supply for Colorado River Basin, development for Cucupah Tribe, and deep-water port for Mexicali.  AGESS Inc proposed lagoon-floating wetlands and specialized plants, microalgae and brine shrimp to clean the water. American Research and Development proposed bringing water from the Pacific Ocean through tunnels and building islands to raise water levels to create a current, all while using private funds.

The Coalition to Preserve L.A. has announced it will postpone the Neighborhood Integrity Initiative, a proposed ballot initiative that would have deep ramifications or planning in Los Angeles, until March 2017. The coalition also revised the original 26-page initiative to eight pages. The coalition is concerned that the initiate would get lost among the 20 or so measures on the November citywide ballot. Campaign director Jill Stewart explained: " Our initiative is too important to be buried at the tail-end of this November's ballot, which is beginning to look like it will be." The group is particularly concerned about what it describes as "mega-projects" that do not conform to community plans are out of character with surrounding neighborhoods. The initiative would prohibit the City Council from approving general plan amendments for specific projects, commonly known as "spot zoning," for a two-year period and requires the city to update its General Plan. The new version removes some constraints on the general plan update process. The initiative requires 61,000 valid signatures to get on the ballot. (See prior CP&DR coverage .) L.A. Metro Seeks Ballot Measure to Fund $120 Billion in Projects The Los Angeles County Metropolitan Transportation Authority released a $120-plus billion spending plan for a potential sales tax initiative on the countywide ballot in November. The plan devotes funds to pedestrian and cycling projects, commuter rail, transit operations and programs, as well as money for local cities for their own projects. The measure is a follow-up to 2008's Measure R, which added a half-cent to countywide sales tax and has already funded numerous transportation projects. Among dozes of proposed projects large and small, a few major proposed public transit projects include accelerated development of an extension of the Purple Line subway to Westwood, a rail tunnel under the Sepulveda Pass, light-rail between Artesia and South Gate, 710 South improving congestion, an added lane on the 5 freeway in Santa Clarita, extensions to the Green Line to Torrance, extension of Eastside Gold Line to Whittier, and a transit hub at LAX.  Highway projects include expanded HOV connectors across the county, purchase of land for the proposed High Desert Corridor,  The measure would ask voters to increase countywide sales tax by half-cent for 40 years; it requires a two-thirds majority. Click here for the full staff report and list of proposed projects. San Francisco Moves Towards New Traffic Metrics San Francisco Planning Commission voted , 6-0, to adopt a resolution to proceed with vehicle miles traveled (VMT) metrics as provided by SB 372 for all CEQA determinations in the city. The move reduces the city's reliance on level-of-service (LOS) metrics that, according to SB 372, do not promote the state's environmental goals. In a statement, Director of Planning John Rahaim told the San Francisco Chronicle, "Vehicle miles traveled is a much smarter approach to identifying the direct environmental effects of car use. It will streamline CEQA review for projects that are designed to encourage public transit, promote pedestrian safety and help reduce the need for traveling long distances by car." The city is hoping this will promote policies and programs that encourage infill development and transportation projects. San Francisco is the first large city in California to adopt these new guidelines to measure traffic differently. (See prior CP&DR coverage .)  Group Sues Over Alleged Coastal Act Violations A Venic Beach-based eneighborhood group has filed a civil complaint lawsuit against the City of Los Angeles for destroying the community, violating California Constitution and the CA Coastal Act, and local land use protections, according to the suit. Venice Coalition to Preserve Unique Community Character (VC-PUCC) contends that the city planners have approved countless large construction projects that have, according to VC-PUCC, "destroyed character, density, and charm of Venice neighborhoods; blocked airflow and sunlight; destroyed vegetation; obstructed picturesque views; and eliminated affordable housing units in this fragile and unique coastal zone." The group claims it is most alarmed by the "Venice Sign Off" procedure that has allowed developers to construct without notifying neighbors or holding public hearings and the hundreds of illegal Coastal Act exemptions. The group is seeking an injunction that would prevent the city from approving additional exemptions to coastal-area zoning restrictions and prevent administrative sign-offs.   Huntington Beach Rejects Affordable Housing Plan The Huntington Beach City Council rejected a plan last week, on a 7-0 vote, to increase the city's supply of high-density and low-income housing. The vote, promoted by anti-development protests, comes even though the city is out of compliance with its Regional Housing Needs Assessment allocation. The Department of Housing and Community Development notified the city in June that it was 400 units below the low-income housing requirement by the state and therefore will have certain state funding withheld. In May, the City Council stopped plans for a 4,500-unit development and dropped the number to 2,100 total and lowered the low-and very-low income housing from 783 units to 123. The vote last week was on an alternative plan. The deadline for the city to present a viable RHNA plan is September.  Study Shows Synergy between Transit, Ride Hailing Services A recent study by the Transit Cooperative Research Program looked at traveling habits of 4,500 people in seven cities nationwide, including San Francisco and Los Angeles, and found people that use ride-sharing services like Lyft and Uber are more likely to use public transportation. Of those that use the services, 50 percent say they use a train frequently, and 45 percent use buses. Communities are being transformed and people are owning fewer cars and choosing to use alternative modes of transportation. The study's backers say that the study confirms that ride sharing complements public transit. Emily Castor, Director of Transportation Policy for Lyft said in a statement, "Transit is the backbone of urban mobility�..these findings prove that Lyft and transit combined reduce the need for car ownership, which will lead to more livable, sustainable cities." Los Angeles May Pass Costs of Sidewalk Repair on to Property Owners In an effort to conform with a lawsuit agreement to fix the city's sidewalks, the Los Angeles City Council, two Los Angeles City Council committees have proposed a "fix and release" plan whereby the city could pay for initial repairs and gradually transfers responsibility to property owners if damage is related to street trees. City officials have blamed the state of its sidewalks on this old rule, as lack of repairs increased with worsened government funding. The proposal is part of a $1.3 billion effort to comply with the Americans with Disabilities Act.. The new plan has met with protests over fears that costs might be passed on to cash-strapped residents. Debate over responsibility for sidewalk repair centers on a city law that requires the city to pay for damage related to street trees; state law stipulates that landlords are responsible.  Developer Must Pay $1 Million for Habitat Degredation Bay Area developer Wildlife Management has pleaded guilty to a criminal violation of the Endangered Species Act and must pay $1 million to conservation funds and preserve 107 acres of land for $3 million. The company polluted a pond that supported the threatened California tiger salamander and forged documents to hide their actions. After sediment runoff from a construction site in Dublin entered a pond, Tong submitted forged documents in March 2012 stating they had purchased $3.2 million in credits from the Ohlone Preserve Conservation Bank to offset the pollution. James Tong, principal of Wildlife Management, must spend four months in home detention and perform one-hundred hours of community service.  Oakland Approves Controversial High Rise Ending a particularly bitter development battle in Oakland, the City Council voted, 6-1, last week to approve a controversial high-rise project with UrbanCore to be built on surplus city land. The 360-unit project, including one-third affordable units, is expected to generate $45 million in property tax and $21 million in business tax revenue. Chanting the slogan, "No segregated housing on public land," protestors claim it is another "luxury development that includes a token amount of affordable housing in a segregated, separate building." Coast Range Conservancy Proposed State Senator Lois Wolk (D-Davis) and Assembly-member Bill Dodd (D-Napa) introduced SB 1396 to establish a state conservancy to protect, preserve and restore the Northern Inner Coast Range by creating the Inner Coast Range Conservancy. The ten existing conservancies coordinate project implementation for state allocations, bond funds and other grant opportunities. Lake County Supervisor Jim Steele said: "A state conservancy for our region can provide fairness and equity in our region in providing critical and necessary outside funding for important projects such as for Clear Lake's water quality and ecosystem." The bill will be heard in committee in early April.