This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . California Representatives Promote Disaster-Response Bills in Congress Members of Congress proposed a number of new measures focusing on forest management, disaster preparedness and streamlining government processes in the midst of the Los Angeles wildfires. The aims to expedite forest management efforts by reducing regulatory hurdles and using scientific methods to prevent wildfires; it is coauthored by Rep. Scott Peters (D-San Diego). A coalition of environmmental groups has said the bill “would harm forests, communities, the climate, water, and biodiversity." Two additional bills introduced included speeding up federal firefighter hiring (sponsored by Rep. Darrell Issa (R-Bonsall)), increasing FEMA funding to better prepare for future disasters (Sponsored by Rep. Eric Swalwell (D-Dublin)), and a bill limiting the powers of California's Coastal Commission, citing its alledged delay of fire-management measures in the Coastal Zone. That bill is sponsored by Rep. Kevin Kiley (R-Rocklin), whose district northeast of Sacramento does not touch the coast. While President Biden has promised federal disaster aid, the future of funding is uncertain due to ongoing political debates over the debt ceiling and indications from President Trump about withholding aid. Caltrans Updates California State Rail Plan Released earlier this month, the California State Rail Plan aims to build a zero-emissions rail network connecting the entire state. The plan includes the California High-Speed Rail project, planning to link major cities like San Diego, Los Angeles and San Francisco through 200-mph trains. The plan outlines immediate and long-term strategies to enhance transit, including efforts to increase rail usage from 2% to over 20% of all travel, helping to reduce congestion and improve air quality. It will require an investment of more than $300 billion over 25 years, with expected returns of $540 billion and the creation of 900,000 jobs. Key components of the plan include high-speed rail connecting Los Angeles to Las Vegas, upgraded transit in San Diego and the addition of new connections, like a cross-border trolley linking San Diego and Tijuana. Los Angeles Adopts Measures to Hasten Wildfire Recovery The Los Angeles City Council adopted several measures to support recovery efforts after devastating wildfires, including plans to speed up access to federal funds and protect against price gouging and evictions. One proposal aims to create a bond measure for 2026 to raise funds for repairing and building new fire stations, addressing the aging infrastructure of the fire department. The council also focused on helping fire victims, such as by reuniting displaced people with their pets and implementing safeguards for tenants facing hardship. Another proposal seeks an independent report on the city's fire response and transparency from the L.A. Fire Department and Department of Water and Power. As officials work on long-term recovery strategies, there is a push to rethink city priorities, especially regarding public safety and infrastructure, to prevent future catastrophes. Homelessness Increases Nationwide, Led by California The U.S. Department of Housing and Urban Development released its 2024 Annual Homelessness Assessment Report (AHAR) to Congress, reporting record-high numbers of homelessness, with California and New York reporting the highest number of people experiencing homelessness and the highest rates of homelessness nationwide. A total of 771,480 people nationwide experienced at least temporary homelessness in 2024, up over 110,000 from 2023. California reported 187,084 estimated people experiencing homelessness, 66% of whom do not receive shelter from the state. The state reported an increase of 5,685 people experiencing homelessness in 2024. During the coldest time of 2024, 74% of people experiencing homelessness were unsheltered by the state. Of the homelessness in California, 25,639 were people in families with children. CP&DR Coverage: Fulton and Stephens on Los Angeles Wildfires There's no question that after this experience, fire departments in Los Angeles and around the West will have to rethink their whole strategy and apparatus for fighting fires. Nobody was ready - and perhaps nobody could have been ready - for set of fires of this scale. Clearly, a whole revision of fighting wild fires in dense urban areas is going to come about. And it's also likely that the state fire code will tighten up even more, requiring homeowners to create more defensible space around their houses. But it's not likely that any development patterns will change in response. —Bill Fulton Palisades village consisted of more than just a main thoroughfare. It branched off into side-streets filled with shops, cafes, and small offices that, for lack of a better word, are a lot cuter than California's typical commercial strips are. The result was a matrix of a half-dozen blocks that felt like a real town. It flouted Los Angeles' unwritten rule of urban design: the more impressive the natural setting, the more heinous the built environment must be. With the loss of one of its most pleasant communities, Los Angeles is, perhaps, one self-inflicted misstep away from a downward spiral, if we're not already there. We must accept that the envy of the world is not a permanent condition. — Josh Stephens Quick Hits & Updates Los Angeles Mayor Bass named Steve Soboroff — former police commission president and real estate developer — as chief recovery officer for the Los Angeles wildfire rebuilding effort. Soboroff led the development of Playa Vista, one of the city's largest-ever mixed-use developments, in the 2000s. He will coordinate efforts between the mayors office and city departments “for rebuilding and expediting the safe return of residents, workers, businesses, schools, nonprofits, libraries and parks." The Department of Housing and Community Development (HCD) is extending multiple program deadlines and re-opening certain funding opportunities to assist fire-impacted communities in their recovery efforts. These changes include extended application deadlines for federal and state programs, such as HOME, Emergency Solutions Grants and Homekey+, as well as additional time for reporting and funding disbursement requests for affected areas in Los Angeles and Ventura counties. The California Coastal Commission rejected Santa Barbara County's proposal to update its local coastal plan, including removing subjective language and implementing objective design standards for housing projects. The commission called for revisions to ensure the plan aligns with the Coastal Act by adding more objective development standards and clarifying that such standards should apply to housing projects, like the Miramar Hotel expansion, in the coastal zone. Senate Bill 71, introduced this week by Sen. Scott Wiener, aims to make the CEQA exemption for public transportation and active transportation projects permanent, expanding it to include bus shelters, lighting, ferry terminals and infrastructure maintenance. The bill builds on the success of SB 288, which has streamlined nearly 100 transit projects in California, improving public transportation speed and reliability, reducing costs and helping to meet the state's climate goals by addressing bureaucratic delays. After over five years of construction, the 9.1-mile extension of the A Line from Azusa to Pomona was officially handed over to L.A. Metro January 3, and is expected to open to passengers in the summer. The $1.5 billion project, which includes new stations and infrastructure, aims to serve both Los Angeles and Inland Empire residents, providing a significant alternative to driving, especially for commuters traveling between Pomona, Pasadena and Los Angeles, with future expansions extending the line into San Bernardino County by 2030. Los Angeles City Council unanimously approved the $1 billion redevelopment plan for 25-acre Television City, aiming to modernize it with 980,000 square feet of office, production, 15-story tower and a retail space. The developer has also committed $6.4 million toward community projects, including park upgrades Newly inaugurated San Francisco Mayor Daniel Lurie appointed former Twitter CFO Ned Segal as his chief of housing and economic development to help revitalize San Francisco's downtown and accelerate housing construction. Segal, a longtime friend of Lurie, will oversee key city departments in the hopes of fostering economic growth, coordinating efforts to make the city more responsive to citizens and businesses. The Vallejo City Council approved a profit-sharing agreement with Blue Rock Springs LLC for the redevelopment of the Blue Rock Springs golf courses, guaranteeing the city a minimum of $10.5 million in compensation, with potential additional funds based on the project's appraisal and the sale of residential lots. While the deal has raised some concerns about whether the compensation is sufficient, the city will receive a share of profits from the sale of completed homes and the development will be restricted to certain areas due to environmental concerns. A recent analysis out of UC Berkeley's Terner Center analyzes recent California reforms increasing the pressure on cities to produce more below-market-rate (BMR) housing, with inclusionary zoning (IZ) emerging as a potential strategy. The analysis concluded IZ can lead to trade-offs, including reduced overall housing production and higher rents. While programs like Los Angeles' Transit Oriented Communities (TOC) can incentivize more affordable housing, the analysis highlights that increasing IZ requirements beyond a certain point can reduce both market-rate and BMR production, suggesting that policymakers should focus on other tools, such as public subsidies, to improve affordability.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Newsom Suspends Some Permitting Processes for Wildfire Rebuilding Governor Newsom signed an executive order to expedite the rebuilding process for communities impacted by recent wildfires in Southern California. The order suspends certain permitting and review requirements under the California Environmental Quality Act (CEQA) and the California Coastal Act to speed up the reconstruction of homes and businesses. Additionally, state agencies have been directed to identify other building code provisions that could be safely streamlined to reduce costs and accelerate recovery. The order also extends protections against price gouging for construction materials and services in Los Angeles County until January 2026. Finally, Newsom committed to collaborating with the Legislature to find further ways to enhance wildfire resilience and expedite the rebuilding process. (See related CP&DR coverage .) Los Angeles Plans for 100,000 New Homes and Jobs Downtown The Los Angeles City Council adopted the Downtown Community Plan Update (DTLA 2040), a comprehensive effort to guide development and address key issues like the housing crisis and racial segregation. The plan focuses on creating 100,000 new homes and 100,000 jobs by 2040, leveraging Downtown's transit-rich areas to support sustainable growth and equitable development. It introduces a new zoning code designed to modernize building design and usage regulations, making it more flexible and responsive to the city's diverse communities. The plan garnered strong support from community groups, including those advocating for affordable housing in areas like Skid Row and Chinatown, and it emphasizes the importance of preserving historic resources while fostering economic growth. DTLA 2040 is the first community plan in Los Angeles to implement the city's recently updated zoning code, which will eventually be applied citywide to promote inclusivity and combat the housing and climate crises. Sacramento County Adopts Climate Action Plan The Sacramento County Board of Supervisors approved the Community Development Department's Planning and Environmental Review Division's revised 2024 Draft Communitywide Climate Action Plan (CAP). The CAP outlines strategies for reducing greenhouse gas (GHG) emissions and adapting to climate change, aiming to meet California's 2030 and 2045 GHG reduction goals. It also aligns with the Sacramento County General Plan and integrates environmental, economic and community priorities. The Final CAP, along with the Final Subsequent Environmental Impact Report (SEIR), will be presented to the Board of Supervisors, with a hearing tentatively scheduled for November 6, 2024. Interested individuals can subscribe for updates on the hearing date and additional developments regarding the plan. Berkeley Experiments with "Amnesty" for Unpermitted ADUs Berkeley has launched a four-year pilot program aimed at legalizing unpermitted accessory dwelling units (ADUs), which homeowners often avoid renting due to concerns about liability and city penalties. The program offers a pathway for homeowners to have their ADUs inspected and legalized without facing fines, providing a certificate of occupancy or a simpler certificate of compliance. The program is designed to address the city's housing crisis by allowing these affordable units, often created from basements or garages, to be legalized while ensuring safety and code compliance. It is part of a broader effort in California to increase the number of ADUs, which are seen as a cost-effective solution to the housing shortage. With thousands of unpermitted units in Berkeley alone, this initiative could add significant affordable housing while avoiding the high costs of new construction. CP&DR Coverage: A Denser L.A. (Sort Of) In a departure from the actions other major cities in California, the Los Angeles City Council voted on December 10 to approve a citywide upzoning designed to meet L.A.'s housing targets - but didn't touch single-family zoning. L.A. has been at the forefront of the state's more toward allowing more housing in recent years, especially in the construction of accessory dwelling units. Vince Bertoni, the city's planning director, recently said Los Angeles has accounted for 80% of recent housing construction in Los Angeles County. The Citywide Housing Incentive Program, or CHIP, includes a “mixed-income incentive program,” which encourages mixed-income but “low scale/low rise” housing designed to create a transition along major corridors between high-rises and single-family neighborhoods, as well a 100% density bonus for restricted affordable housing in certain locations. Quick Hits and Updates The California State Auditor has removed the high-risk designation from Blythe, El Cerrito, Lynwood and San Gabriel after these cities addressed key deficiencies in their financial conditions and management practices. However, the cities of Lindsay, Montebellocha and West Covina retain their high-risk status due to ongoing concerns about their financial stability and management, with the State Auditor continuing to monitor their progress. San Francisco Mayor-elect Daniel Lurie appointed Alicia John-Baptiste, former head of the urban policy think tank SPUR, as his policy chief, overseeing infrastructure, climate and transportation. John-Baptiste, who brings extensive experience from her leadership roles at SPUR and the SFMTA, will manage several key city agencies, including the SF Municipal Transportation Agency and Public Works, as part of Lurie's plan to restructure the mayor's office for greater accountability and efficiency. (See related CP&DR coverage .) A legal battle between the California Coastal Commission and homeowners in Half Moon Bay could set a precedent for coastal property protections across the state, particularly regarding seawalls. The case centers on whether homes built after 1977 are eligible for seawalls, with environmental groups supporting the commission's interpretation, which could limit seawall construction, while property rights advocates argue for broader eligibility to protect homes from erosion. California Attorney General Rob Bonta has filed an amicus brief supporting a proposed affordable housing project in Goleta, Santa Barbara County, after the city unlawfully rejected the application. The project would add 56 homes, including 13 affordable units for lower-income households, in a city facing a severe housing shortage. Bonta argues Goleta's refusal to process the application violated the Housing Crisis Act of 2019 (Senate Bill 330) and the Housing Accountability Act (HAA), both of which are designed to streamline housing development and limit local resistance. San Joaquin County will purchase the Oakmoore Golf Course property in Stockton for $9.6 million, considering it for use as a site for safe camping for the unhoused, along with potential future public works facilities. While some community members express concerns about increased crime or vandalism, supervisors believe the land could provide a controlled space for homeless individuals with necessary services. The Biden administration has renewed waivers allowing California to enforce stricter emissions rules for lawn mowers, leaf blowers, refrigerated trucks and off-road vehicles, providing protection for the state's climate policies ahead of a potential shift under a Trump administration. These approvals are part of efforts to safeguard California's progressive regulations, with additional waivers still pending for rules on zero-emission trucks, ferries, tugboats and cars. For the fifth consecutive year in 2024, California ranked last in the nation for net U-Haul move-ins, reflecting ongoing domestic out-migration amid high living costs, particularly in the Bay Area. In contrast, states like South Carolina, Texas and Florida saw significant population growth, with California's overall population growth driven by international immigration and natural increase rather than domestic migration. Communities for a Better Environment (CBE) has filed a lawsuit against the Port of Oakland, claiming that the Environmental Impact Report (EIR) for the proposed terminal redevelopment at Oakland Airport fails to adequately address the potential harm to the predominantly Black and Latino East Oakland community, particularly in terms of air quality, noise pollution and traffic. The lawsuit seeks an injunction to halt the project, highlighting concerns over increased nitrogen oxide emissions, health risks from noise pollution and the lack of sufficient environmental analysis. A study by the Los Angeles County Economic Development Corporation favors the San Vicente-Fairfax K Line extension, which would provide significant economic benefits, create over 123,000 jobs and generate $22.5 billion during construction, with completion expected in the 2040s. This route, which would connect to the Hollywood/Highland Station, is supported by local officials though concerns remain about the impacts on businesses during construction and the need for interim transportation solutions. San Francisco voters recently passed Proposition K, which permanently closes the Upper Great Highway to cars and converts it into a full-time park, sparking a divisive debate between urbanists seeking more green spaces and residents worried about increased traffic in their neighborhoods. The controversy has led to a recall effort against Supervisor Joel Engardio, who supported the measure. San Francisco's population declined by 0.13% between July 2023 and July 2024, continuing a trend of population loss since the pandemic, with a net loss of 5,336 residents due to domestic outmigration. While California overall saw population growth, particularly from international migration, San Francisco's shrinking population is contributing to challenges such as a reduced tax base, lower housing demand and a slower downtown recovery. A recent report by StreetLight Data reveals that vehicle use and traffic congestion in many of the largest U.S. metros have surpassed pre-pandemic levels, indicating that efforts to reduce vehicle miles traveled (VMT) are falling short. While VMT nationwide has increased by 12% since 2019, San Francisco has successfully reduced VMT per capita by 13%, possibly due to a shift toward remote work and effective state policies aimed at promoting more sustainable transportation options. The report highlights the importance of evaluating development projects based on their potential impact on VMT and emphasizes the need for improved infrastructure to encourage alternatives to car travel, particularly for short trips.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Biden to Designate 820,000 Acres for New National Monuments in California President Joe Biden is set to designate two new national monuments in California: the Chuckwalla National Monument south of Joshua Tree National Park and the Sáttítla National Monument nearby the Oregon border. The Chuckwalla monument will protect over 620,000 acres of desert habitat crucial for wildlife and indigenous cultural sites, while the Sáttítla monument spans 200,000 acres of woodland and meadows important to the Pit River and Modoc tribes, preserving additional important wildlife and ecosystems. These designations, part of Biden's efforts to preserve public lands, were influenced by significant support from tribal leaders and environmental groups, despite opposition from some local officials. The Chuckwalla monument's boundaries were adjusted to accommodate solar development interests, a concession aimed at balancing conservation with energy goals. State Rolls Out Reforms to Property Insurance Regulations Insurance Commissioner Ricardo Lara introduced a new regulation aimed at addressing the home insurance crisis by allowing insurers to charge higher premiums to cover the costs of reinsurance as part of a broader set of reforms. The regulation is designed to make the state's insurance market more appealing to insurers, many retreating due to wildfire losses. For the first time, insurers will be able to include reinsurance costs in their premiums, a practice common in other states but new to California. To ensure consumer protection, the regulation will cap these costs at an industry standard, while also requiring insurers to increase their coverage in wildfire-prone areas by 5% every two years. The regulation also enables ensurers to use predictive "catastrophe models" to identify high-risk areas. The move has been welcomed by industry groups, though critics argue it could lead to significant rate hikes and lacks safeguards to ensure insurers will actually write more policies in fire-prone areas. The regulation must still pass a review before it can become law and some insurers, like State Farm, have already ceased issuing new policies in California. (See related CP&DR coverage .) San Francisco Gets High Marks for Urban Mobility Resilience San Francisco ranks first in the 2024 Urban Mobility Readiness Index, evaluating cities' preparedness for future mobility challenges. The city excels in adopting technologies like autonomous vehicles (AVs) and robo-taxis, while investing in infrastructure, such as EV charging and public transit access, to reduce carbon emissions and improve traffic flow. Despite these advancements, San Francisco still faces challenges in expanding public transit and cycling infrastructure to match other leading cities. The index emphasizes the importance of consistent investment in both traditional mobility systems and new technologies to ensure resilience and sustainability. San Francisco's efforts highlight the need for a balanced approach to urban mobility, combining innovation with improvements to existing services to meet evolving transportation demands. California Organization Receives National Award for GHG Reduction The Southern California Clean Cities Coalition received two top awards at the national 2024 Clean Cities and Communities Training Workshop, recognizing its achievements in reducing gasoline gallon equivalents (GGEs) and greenhouse gas (GHG) emissions. These awards were based on data from the coalition's 2023 Clean Cities Annual Report, which is submitted annually to the U.S. Department of Energy (DOE). The coalition reported a 129% increase in GGEs reduced and an 814% increase in GHGs reduced compared to 2022. The analysis of these metrics is conducted by the DOE and the National Renewable Energy Laboratory to track the progress of coalitions nationwide. The Southern California coalition's success highlights the role of regional collaboration, with substantial contributions from local fleet operators, including the Los Angeles County Metropolitan Transportation Authority and Foothill Transit. Moving forward, the coalition aims to increase participation from regional stakeholders, which will help further demonstrate the region's impact on promoting alternative fuels and cleaner vehicles. CP&DR Coverage: Faith-Based Organizations Approach Housing Development Cautiously Senate Bill 4, the Affordable Housing on Faith and Higher Education Lands Act, signed in 2023, provides CEQA streamlining for 100% affordable projects built on properties owned by faith-based organizations and nonprofit colleges, making projects subject to ministerial approval so long as they conform to local design standards. But, only a few of those acres have been redeveloped so far. Uptake has been slow so far, though. Whereas colleges are accustomed to developing student housing and completing other capital projects, housing development is not typically on religious organizations' agendas. Jurisdictions where SB 4 may hold the most promise are suburban cities that have traditionally been cool to new housing. In those cases, anti-housing city councils would not legally be able to deny a conforming project. Quick Hits & Updates The Berkeley City Council approved zoning changes to support research and development by allowing biosafety level 2 labs in mixed-use light industrial zones while prohibiting higher-risk level 3 and 4 labs throughout the city. The changes, aimed at fostering innovation, include a reduction in parking requirements and easier approval processes for smaller R&D labs near UC Berkeley and other key areas. The decision is part of a broader effort to grow the city's innovation sector, which includes biotech, climate technology and sound equipment manufacturing, as well as to provide financial incentives like tax exemptions for small R&D businesses. The Berkeley City Council approved zoning changes to support research and development by allowing biosafety level 2 labs in mixed-use light industrial zones while prohibiting higher-risk level 3 and 4 labs throughout the city. The changes, aimed at fostering innovation, include a reduction in parking requirements and easier approval processes for smaller R&D labs near UC Berkeley and other key areas. The decision is part of a broader effort to grow the city's innovation sector, which includes biotech, climate technology and sound equipment manufacturing, as well as to provide financial incentives like tax exemptions for small R&D businesses. San Francisco's transportation director, Jeffrey Tumlin, is resigning after five years at the helm of the Municipal Transportation Agency (SFMTA), where he led the agency through a fiscal crisis exacerbated by declining revenues from parking and transit due to the pandemic. Tumlin's tenure saw improvements in Muni service, but the agency faces a looming $300 million deficit starting in 2026, with potential cuts to services, including the historic cable cars, which Mayor-elect Daniel Lurie has vowed to preserve. (See related CP&DR coverage .) The redevelopment of the Rancho San Pedro housing complex near the Port of Los Angeles has been recommended by the Los Angeles City Planning Commission, with plans to transform nearly 20 acres into the One San Pedro project, which will provide up to 1,553 new homes, including 1,090 affordable units. The project, slated to take 14 to 20 years, will also feature commercial spaces, public parks and a replacement housing building for existing residents during the redevelopment process. A new development proposal for a controversial parcel in San Francisco to replace the Sloat Garden Center, has been submitted by San Francisco Development Corp. and Housing America Partners for a 22-story, 446-unit mixed-income complex with a mix of market-rate and affordable senior rental apartments for 2700 Sloat Blvd. Despite being a scaled-back version of a previously proposed 50-story tower, the plan still faces potential opposition from local residents and officials, with concerns about the building's height and its impact on the Sunset District. After years of requests from local residents, an agreement has been reached to create the Modoc Multi-use Path, a new one-mile trail connecting Goleta and Santa Barbara. The County of Santa Barbara, La Cumbre Mutual Water Company and the Trust Land of Santa Barbara County have partnered to develop this ADA-compliant bike and pedestrian pathway. San Diego is moving forward with a law aimed at preserving low-income housing by requiring owners of subsidized apartment buildings to notify the city if they plan to sell. The law, which received unanimous approval from a city committee, would give city-approved developers the right to make a first offer on these properties and potentially outbid other buyers. The goal is to prevent the demolition of rent-restricted apartments in favor of market-rate housing, especially as rent restrictions expire. San Diego County's Local Agency Formation Commission (LAFCO) has recommended directing more development to Oceanside, citing its capacity for growth and transportation infrastructure. However, local officials argue that Oceanside is already overdeveloped and that the recommendation disregards the city's existing growth plans and residents' opposition to further development in certain areas. The Lincoln Institute of Land Policy's report Preserving Affordable Homeownership highlights the growing partnerships between community land and trusts (CLTs) and municipal governments to address the housing affordability crisis. These partnerships allow individuals to purchase homes on leased land from CLTs, keeping homes affordable over time by limiting resale prices, and the report provides recommendations to strengthen such collaborations for long-term housing affordability. The San Luis Obispo Local Agency Formation Commission approved the annexation of a 1,370-unit housing project in Nipomo, despite opposition from the Nipomo Action Committee (NAC), which raised concerns about environmental impacts and infrastructure challenges. The project, which includes affordable housing, retail space, a Cuesta College campus and recreational facilities, has faced legal challenges, including a lawsuit from the NAC. Caltrain's newly electrictrified train service attracted over 753,000 passengers in its first month, a 54% increase compared to October 2023, marking its highest ridership since the pandemic. The switch to electric trains has boosted ridership significantly, with weekday and weekend numbers both surpassing pre-COVID levels—weekend ridership increased by 38% and weekend Saturdays and Sundays saw jumps of 169% and 142%, respectively.

Seawall Case

CP&DR Vol. 39 No. 12 December 2024 Report

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Federal Government Considers Protections Monarch Butterfly In Coastal Counties The U.S. Fish and Wildlife Service has proposed listing the Western monarch butterfly as threatened under the Endangered Species Act, citing a dramatic population decline of over 95% since the 1980s. The proposal includes designating critical habitat along California's coastline, where these monarchs spend the winter, specifically 4,395 acres across several counties including Alameda, Monterey, Santa Cruz, Ventura and Santa Barbara. This designation aims to protect essential overwintering sites and prevent further habitat destruction, though it would not affect private or state lands unless federal funding or permits are involved. Conservationists hope the listing will provide necessary protections and encourage habitat restoration, including planting milkweed and nectar plants. The public is invited to comment on the proposal until March 2025, with the potential for broader conservation efforts across the monarch's range, including private and agricultural landowners. Bay Area Plan Aims to Protect against Sea-Level Rise The Bay Area adopted its first comprehensive plan to protect over 400 miles of shoreline from the impacts of sea level rise, including flooding of infrastructure and neighborhoods. The Regional Shoreline Adaptation Plan , which was unanimously endorsed by the Bay Conservation and Development Commission, provides cities and counties with the latest science and best practices to adapt to rising seas, although its success depends on widespread local implementation. While the plan outlines strategies like seawalls, levees and nature-based solutions, there are concerns from environmental groups about its lack of enforceability and from business leaders about the absence of private investment solutions. The plan divides adaptation efforts into eight areas, urging local governments to assess vulnerabilities and consider how rising groundwater might affect communities, in addition to coastal flooding. Despite some pushback, the state is offering grants and technical support to help municipalities meet the plan's requirements, with high-risk areas such as San Francisco and Oakland identified as priorities for action. (See related CP&DR coverage .) Budget Cuts Jeopardizes Revitalization of San Diego's Core San Diego has abandoned its Civic Center Revitalization Plan due to projected budget deficits of nearly $1.5 billion over the next five years. The plan, proposed by Mayor Todd Gloria in 2022, aimed to sell or lease parts of the city's aging Civic Center complex to fund a new City Hall. However, following the rejection of a proposed sales tax increase to help address the budget shortfall, Mayor Gloria announced that the new City Hall project would not move forward and work on the plan would cease. The city will instead focus on renegotiating or terminating office leases for downtown spaces and attempt to move more employees back into the existing Civic Center buildings. Despite earlier efforts to market the Civic Center property for development, there was little developer interest, and a $2 million study evaluating the new City Hall proposal will be left incomplete. Fresno Council Sends Industrial Specific Plan Back Goes Back to Drawing Board The Fresno City Council unanimously rejected the South Central Specific Plan, a long-awaited land-use policy for the city's heavily industrialized southern region. The plan, seeking to reduce industrial land use by 17%, faced opposition on multiple fronts. Business leaders feared the plan would make Fresno less competitive for investment, while environmental groups argued it failed to adequately protect public health, particularly around areas like Orange Center Elementary. The plan had been in the works for five years. Councilmembers expressed hope that a revised, more business-friendly version of the plan would be developed, with some calling for less restrictive measures on industrial growth in line with state law. Following the rejection, an ad-hoc subcommittee will be formed to create a new version of the plan, with a resolution expected to come before the council in early 2025. Congressman Makes a Play to Kill High Speed Rail Representative Kevin Kiley, a Republican representing the 3rd Congressional District (Sacramento suburbs and Eastern Sierra), announced plans to introduce a bill that would eliminate federal funding for the California High-Speed Rail project. The Department of Government Efficiency recently criticized the project for its significant delays, cost overruns and the $6.8 billion in federal funds already received, as well as the additional $8 billion requested. Kiley's bill would make the project ineligible for further federal funding, redirecting resources to other infrastructure needs. Kiley argues that the project has failed due to political mismanagement and that taxpayer funds should be used to address critical issues like improving California's deteriorating roads. (See related CP&DR coverage .) Study Evaluates Policies to Promote Housing in Six States A recent study out of the Terner Center at UC Berkeley compares six states across the country utilizing “pro-housing” designations to reward and encourage compliance with state housing and zoning laws. All six state programs encourage land use and zoning changes to promote housing, including promoting the construction of accessory dwelling units. These programs all emphasize the importance of engaging stakeholders early to build support and align interests among policymakers, developers and housing advocates. The study found successful implementation also requires integrating these initiatives with broader state policies, including incentives, penalties and requirements for local jurisdictions. The study concluded by refining these programs through ongoing evaluation and feedback, states can improve their effectiveness, inform federal housing efforts and create a stronger foundation for removing local barriers to housing production nationwide. (See related CP&DR coverage .) CP&DR Coverage: Reverse-Reverse CEQA; Malibu-area Vineyards A ruling from Lake County has been upheld by an appellate court, meaning the county still has not complied with the California Environmental Quality Act in trying to approve a controversial resort in Guenoc Valley north of Napa Valley. the issue was the impact of the new project on the ability of existing residents to evacuate - a kind of “reverse-reverse-CEQA situation. Much of the ruling hinged on an “errata” that the county added to the EIR in between two hearings held by the Lake County Board of Supervisors to consider the project. But the appellate court said that the errata didn't contain information that was specific enough. Elected officials don't always approve the project analyzed under CEQA. But that doesn't necessarily mean environmental documents have to be changed or recirculated. That, at least, is the conclusion of the Second District Court of Appeal in the latest legal battle over vineyards in the Santa Monica Mountains in Los Angeles County. The Malibu Coast Vintners and Grape Growers Alliance, Inc. sued the county, claiming that the complete ban created an unstable project description under CEQA and constituted significant new information that required recirculation of the EIR. The appellate court disagreed. The court basically concluded that the change from heavy regulation of vineyards to a complete ban was an insignificant change that neither destabilized the project description nor triggered recirculation. Quick Hits & Updates Sonoma County's plan to redevelop the 945-acre Sonoma Developmental Center property has hit a setback after the Board of Supervisors voted to decertify the environmental impact report (EIR) that had cleared the way for a mixed-use development, affordable housing and a climate research center. This decision follows a lawsuit filed by a group called Sonoma County Advocates for a Livable Environment, which argued the EIR violated CEQA. The board is still considering a revised proposal for the site and plans to measure its environmental impacts before moving forward. (See related CP&DR coverage .) The Port of San Diego and the San Diego County Local Agency Formation Commission have approved a Memorandum of Understanding (MOU) to establish a collaborative framework for their future relationship, ensuring open communication and alignment of objectives. The agreement outlines provisions regarding jurisdiction, changes to Port territory, the Sphere of Influence, financial contributions and Municipal Services Reviews, with the first review planned for 2026. Both agencies expressed their commitment to transparency and continued partnership for the benefit of the San Diego region. A judge's decision allows the annexation of much of the Coastside to the Midpeninsula Regional Open Space District to move forward, completing the final procedural step for the expansion. While the district celebrated the victory, opponents, including the Half Moon Bay Coastside Foundation, vowed to continue legal battles, arguing that the annexation process involved procedural errors and seeking to bring the issue to a public vote. New research from UC Davis reveals that soil in the Salton Sea air basin, fueled by irrigation and excess fertilizer, is a major source of nitrogen oxides, contributing significantly to smog in Southern California. This finding highlights the need for better management of agricultural practices in the region, as pollution from soil bacteria has been largely overlooked by air quality regulators, exacerbating respiratory issues for local residents. The California Transportation Commission (CTC) recently adopted updated guidelines for the State Highway Operations and Protection Program (SHOPP), incorporating provisions from S.B. 960, a new law requiring Caltrans to include safe walking and biking accommodations in its projects. Following pressure from advocates and a letter from Senator Scott Wiener, CTC staff amended the guidelines to ensure bicycle and pedestrian projects are eligible for SHOPP funds and to mandate the inclusion of complete streets elements, such as bike and pedestrian safety improvements, in future highway projects. A developer has proposed transforming the soon-to-be vacated Chevron headquarters in San Ramon into a large housing development, with the first phase of the Orchards project offering 426 homes, retail space and a park. The broader plan, by Sunset Development, aims for 2,510 homes across three phases, including affordable units, as part of a larger effort to turn the Bishop Ranch area into a mixed-use community with 10,000 new housing units and amenities. The Placer County Local Agency Formation Commission approved the annexation of 2,700 acres to the city of Lincoln, a smaller version of a previous proposal that failed after voter protests. The new plan, which is expected to bring residential and commercial development, is projected to include 5,500 homes and 3 million square feet of commercial space, with infrastructure work set to begin in 2026. Moovit's 2024 Global Public Transport Report reveals key trends in public transit across major U.S. cities. In California, San Francisco commuters enjoy the shortest average commute times (43 minutes), while Los Angeles riders face longer commutes averaging 47 minutes. Miamians endure the longest commutes (52 minutes) and also have the longest wait times, averaging 21 minutes per trip. Nearly half of renter households in the San Francisco metro area are considered "cost-burdened," spending over 30% of their income on housing, which is a troubling trend seen nationwide, though the Bay Area's burden rate is lower than in some other large metros. Despite high rent costs, areas like San Jose and other regions with higher incomes experience lower burden rates, while cities in Florida and the Sun Belt have seen dramatic increases in rent relative to income, exacerbating housing affordability issues.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Over $2 Billion Made Available for Affordable Housing Gov. Newsom announced new tools and funding to accelerate the development of permanent supportive housing for veterans and others in need, addressing homelessness and housing affordability. The state is making $2.145 billion in Prop 1 funding available, alongside streamlined permitting processes to help local governments acquire and rehabilitate existing buildings or construct new housing more quickly. Homekey+, part of the Prop 1 initiative, will support both the acquisition of existing properties and the construction of new supportive housing projects, with a focus on cost containment and faster timelines. Local governments and tribal entities are encouraged to apply for funding, with applications starting in January 2025. The initiative aligns with California's broader strategy to address homelessness, mental health and substance use issues, backed by voter-approved reforms and funding in Proposition 1. Placer County Sued over Approval of Palisades Tahoe Village The League to Save Lake Tahoe and Sierra Watch have filed a lawsuit challenging Placer County's approval of the Village at Palisades Tahoe development, citing concerns over its environmental impacts at the storied ski area formerly known as Squaw Valley. The proposed development, which dates back at least 12 years (see prior CP&DR coverage ) includes 300,000 square feet of commercial space, nearly 1,500 bedrooms and over 2,000 parking spaces, potentially increasing traffic and air pollution in the Lake Tahoe Basin. The project's environmental reports predict it will add 3,300 new daily car trips, contributing to the region's pollution and worsening road damage, which already impacts the clarity of Lake Tahoe's water. Despite the League's proposals for a smaller, phased project to reduce these impacts, Alterra Mountain Company, backed by the private equity firm Alterra, rejected these alternatives. Community groups, residents and local businesses have also voiced strong opposition to the development, citing concerns about worsening traffic and public safety. Contrary to Fair Housing Laws, New Housing Concentrated in Low-Income Areas A report from the UCLA Lewis Center for Regional Policy Studies finds that most cities, roughly 80%, disproportionately plan new housing in lower-income, environmentally compromised neighborhoods, contrary to state mandates that encourage housing in higher-opportunity areas. While cities that proposed rezoning for new housing sites showed better fair housing results, the majority of cities relied on existing zoning, which perpetuates income and racial disparities due to the location of multifamily zones. The analysis, which looked at 199 cities' housing elements statewide, suggests that inertia, political pressure and legal challenges are major reasons cities avoid rezoning, even though state laws offer penalties for non-compliance. The report also critiques California's housing element laws, which impose complex requirements that may discourage cities from rezoning in more affluent neighborhoods or using mixed-use zoning to meet low-income housing targets. CP&DR Coverage: November 2024 Local Ballot Measure Results This month's local land use ballot measures addressed some common issues - tenant protections, open space, and broad notions of local control included - and emerged with little by way of discernible patterns. Most significantly, a measure to give Huntington Beach voters broad control over housing prevailed whereas a similar measure - in similarly iconoclastic Redondo Beach - failed. Tenant protections, including rent control, passed in traditionally liberal cities and failed in more conservative and residential cities. countywide sales tax measure for transportation in San Diego County failed, by a slim margin. San Francisco's high-profile attempt to shut the Great Highway to cars prevailed, as did several measures to strengthen urban growth boundaries. Finally, one of the most dramatic conflicts this year took place in Eureka, where voters thwarted the will of a local multimillionaire who wanted to prevent downtown parking lots from being redeveloped into housing. It was, in short, a mixed bag - and also a poignant microcosm of land use debates in California. Quick Hits & Updates The City of Norwalk has adopted a plan to redevelop a former youth prison site into the Norwalk Transit Village, a 32-acre mixed-use development featuring 770 homes, commercial space, a hotel, and parks, with 40% of the housing set aside for low- and very low-income households. This project is part of Norwalk's 2021-2029 Housing Element, but it comes amid tensions with the state over a controversial homeless shelter ban, which has led to legal actions and threats to decertify the city's housing plan. The Link21 project, aiming to build a second Transbay Tube, announced that it favors the use of standard gauge rail for the new rail crossing between Oakland and San Francisco. Standard gauge, which is compatible with other regional rail systems like Caltrain and Amtrak, would improve regional connectivity and allow for more frequent intercity service. However, BART's union, SEIU 1021, opposes the recommendation, advocating for the continued use of BART's unique broad gauge system, while planners from Capitol Corridor and the California State Transportation Agency support the shift to standard gauge. The Federated Indians of Graton Rancheria are suing to block the Koi Nation's proposed Sonoma County casino, claiming the project threatens their tribal sovereignty and ancestral rights, as the land in question is outside the Koi Nation's historic territory. The lawsuit challenges the federal approval process, arguing that the Koi Nation's ties to the area are insufficient and that the project could harm local communities and the environment. The EPA has urged California regulators to protect tribal cultural practices, particularly subsistence fishing, in the Sacramento-San Joaquin Bay Delta, which is facing an ecological crisis. EPA administrator Martha Guzman criticized a proposal by Governor Newsom that would allow voluntary water cutbacks with limited oversight, calling for stronger accountability. Environmental groups and tribes have filed a civil rights complaint, arguing that current water policies harm Native communities and their cultural reliance on the Delta's fish populations. Sentinel Peak, the owner of the Inglewood Oil Field, is suing California over Assembly Bill 2617, a law that mandates the closure of low-production oil wells in the field by 2027 and the plugging of all wells by 2030, with penalties of $10,000 per well per month for non-compliance. The company argues the law is unconstitutional, claiming it imposes excessive fines and unfairly targets its operations while other similar oil fields are not subject to the same requirements, but environmental groups and lawmakers defend the legislation as necessary to protect public health and the surrounding communities. A Superior Court judge ruled in favor of YIMBY Law in the organization's lawsuit against the city of Los Angeles for illegally denying 78 affordable homes located on Olinda St in Sun Valley. The project proposal falls under the original form of Mayor Karen Bass' Executive Directive 1 ( ED1 ) which streamlines 100% affordable housing projects. The court validated YIMBY Law's interpretation of the interaction between California state law and ED1. The project will now return to the entitlement process. Carlsbad is exploring the possibility of building a solar power farm on 30 to 40 acres at the Maerkle Reservoir, with a feasibility study approved by the City Council to assess the project's viability. The plan faces challenges, including limited access to the site and concerns about the safety of lithium-ion battery storage systems, though experts will be consulted to address these issues. The study will take up to 18 months to complete, with an allocated budget of $481,000 for the project. The Sacramento City Council approved a pilot program that permits social cannabis consumption in designated areas of dispensaries, with Mayor Darrell Steinberg casting the deciding vote. The program includes two types of permits—one for consuming infused food and drinks, and another for smoking cannabis—along with specific requirements for ventilation systems and impaired driving prevention plans.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . State Releases Plan to Protect Western Joshua Tree The California Department of Fish and Wildlife aims to protect the western Joshua tree, with a draft plan that focuses on limiting development in areas where the trees could thrive under future climate conditions and includes strategies for mitigating wildfire risks. It also proposes introducing genetically resilient Joshua trees into select areas to enhance their survival. The western Joshua tree faces threats from climate change, wildfires and development, with some projections envisioning a 50% loss within several decades. Released last week, the the draft plan is a collaborative effort involving government agencies, nonprofits and tribes, with $1.4 million in funding to support conservation initiatives. While some critics worry about the impact on local development, the plan emphasizes the urgency of protecting these iconic trees, which are vital to the Mojave Desert ecosystem, as climate models predict severe habitat loss by the end of the century. (See related CP&DR coverage .) California Congressperson Starts Yes in My Back Yard Caucus Democratic Congressman and former mayor of Long Beach Robert Garcia has launched the bipartisan Yes In My Back Yard (YIMBY) Caucus to address the national affordable housing crisis. The caucus aims to promote housing development by removing regulatory barriers, encouraging new construction and investing in necessary infrastructure. Advocates argue that the housing shortage, driven by high dem and and insufficient supply, exacerbates rising costs and deepens the affordability crisis across the U.S. The new caucus will be co-chaired by Reps. Lori Chavez-DeRemer (R-Oregon), Jake Auchincloss (D-Mass.), Juan Ciscomani (R-Ariz.), Rep. Scott Peters (D-Calif.), Rep. Chuck Edwards (R-N.C.), Rep. Brittany Pettersen (D-Colo.) and Rep. Marc Molinaro (R-N.Y.). The caucus builds on Garcia's People Over Parking Act, introduced last year, which would eliminate outdated parking requirements to make housing more affordable. Commission Recommends Insurance Reforms in Light of Wildfire Danger The Little Hoover Commission is calling for urgent reforms to California's homeowners insurance market, which has been destabilized by rising wildfire risks and other climate-related challenges. Among the key recommendations in a new report are the development of public oversight for catastrophe modeling, requiring insurers to factor in mitigation efforts when setting rates and creating a data clearinghouse to improve transparency and access to risk information. The report emphasizes the need for insurers to recognize fire mitigation measures in underwriting and to define a core set of standards for homeowners and communities to reduce fire risks. It also suggests expanding programs that help homeowners strengthen their properties and ensuring access to all types of insurance, including surplus line policies. The Commission's recommendations aim to stabilize the market and help homeowners cope with rising premiums, which have forced many to seek coverage through the California FAIR Plan, the state's last-resort insurance pool. (See related CP&DR coverage .) Saga of Housing on West Los Angeles Veterans Administration Campus Continues The U.S. 9th Circuit Court of Appeals has extended a stay on a judge's order requiring the VA to build housing on its West Los Angeles campus, delaying the construction of up to 200 temporary units. The VA had appealed the ruling, arguing that complying would force it to divert up to $1 billion from crucial services for veterans. The case arose from a lawsuit accusing the VA of failing to provide sufficient housing for homeless and disabled veterans and leasing campus l and to outside entities like UCLA. U.S. District Judge David O. Carter had previously ordered the VA to construct hundreds of units, but his decision is now on hold pending an expedited April hearing. Plaintiffs' attorney Mark Rosenbaum criticized the VA's actions, claiming it contradicts the government's stated goal of quickly ending veteran homelessness. CP&DR Coverage: Fulton on Second Coming of Trump The new Trump Administration and California are at war with one another already. President-elect Donald Trump has said for months that he won't provide federal help for the state in the case of wildfires or other disasters and Gov. Gavin Newsom has already convened a special session of the Legislature to beef up the litigation budget so that the state can sue the federal government over the environment and other issues. Mostly, it means we'll be yo-yo-ing back to the policy positions from the first Trump Administration - especially on wetlands. But it's also possible that Trump will try to support MAGA local electeds in California as they take on the state over housing issues. And it's unlikely - though theoretically possible - that Trump will try to mess with California's climate change laws, which seek to influence land use decisions by encouraging less driving. Quick Hits & Updates In 2023, San Diego experienced the largest net inflow of college-educated adults in the U.S., with over 12,500 highly educated residents moving to the city, boosting sectors like biotech and aerospace. However, the city also faces challenges, including a high rate of college graduates leaving and one of the worst upward mobility rates in the nation, with housing costs and affordability driving relocations. A Native American-led coalition is urging the Biden administration to designate three new national monuments in California, including the Chuckwalla, Kw'tsán and Sáttítla monuments, to protect sacred lands and endangered species from mining, logging and other threats. With President-elect Trump poised to take office, advocates fear these efforts may be undone, as his administration has previously reduced protections for national monuments, prompting a sense of urgency to secure the designations before January 20. The Coastal Commission approved an update to Sonoma County's Local Coastal Program, which outlines zoning regulations for the county's 55-mile coastline, focusing on housing, conservation, public access and development. This long-awaited update, the first since 2001, includes goals such as promoting affordable housing, preserving agriculture, addressing sea-level rise and discouraging oil drilling, while encouraging modest-scale visitor accommodations and more sustainable development practices in designated urban areas. A Stanford study reveals that parts of California's San Joaquin Valley have been sinking nearly an inch per year between 2006 and 2022 due to groundwater pumping, a phenomenon known as subsidence. The study highlights the long-term effects of excessive groundwater extraction, which has caused significant land sinking and infrastructure damage, but also suggests that restoring groundwater through techniques like flood-managed aquifer recharge could help mitigate the issue. California has awarded over $91 million in state funding to Native American communities for affordable housing and homelessness interventions, with $71 million allocated through the inaugural Tribal Homekey program. This funding will support the development of 172 affordable homes across various tribal communities, while an additional $20 million is provided to 37 Tribes through the Tribal Housing Homeless Assistance and Prevention Program to address homelessness with culturally responsive solutions. San Francisco's Municipal Transportation Agency unveiled a draft of its citywide Biking and Rolling Plan, which aims to exp and bike and alternative transit infrastructure, making safe bike paths accessible to every resident within a quarter mile. However, the plan lacks specific deadlines or guaranteed projects, with no new car-free zones proposed and some long-term initiatives still requiring approval, leading to criticism from biking advocates who find the plan too vague and insufficiently ambitious given the city's financial constraints. A proposed San Diego city law aimed at preserving subsidized housing for low-income and moderate-income residents has received unanimous approval from a key city committee and is now set for a final vote by the City Council. The law would require owners of rent-restricted apartment buildings to notify the city and approved housing developers before selling, allowing these developers the right to make a first offer or outbid other buyers to prevent the demolition or conversion of units into market-rate housing. The Sacramento City Council approved a pilot program that permits social cannabis consumption in designated areas of dispensaries, with Mayor Darrell Steinberg casting the deciding vote. The program includes two types of permits—one for consuming infused food and drinks, and another for smoking cannabis—along with specific requirements for ventilation systems and impaired driving prevention plans. A Native American-led coalition is urging the Biden administration to designate three new national monuments in California, including the Chuckwalla, Kw'tsán and Sáttítla monuments, to protect sacred lands and endangered species from mining, logging and other threats. With President-elect Trump poised to take office, advocates fear these efforts may be undone, as his administration has previously reduced protections for national monuments, prompting a sense of urgency to secure the designations before January 20. The Coastal Commission approved an update to Sonoma County's Local Coastal Program (LCP), which outlines zoning regulations for the county's 55-mile coastline, focusing on housing, conservation, public access and development. This long-awaited update, the first since 2001, includes goals such as promoting affordable housing, preserving agriculture, addressing sea-level rise and discouraging oil drilling, while encouraging modest-scale visitor accommodations and more sustainable development practices in designated urban areas.

Major Los Angeles Rezoning Plan Takes Step Forward The Los Angeles City Council Planning and Land Use Committee has endorsed a rezoning plan aimed at increasing housing availability in the city by focusing new market-rate and affordable housing in commercial corridors and dense residential areas. The Citywide Housing Incentive plan, which is part of the city's response to state RHNA mandates, aims to create space for an additional 255,000 homes. The committee's vote largely preserved single-family zones, but some council members continue to advocate for opening up these areas to help combat economic and racial segregation. The proposal allows developers to build more in areas near transit, jobs and schools, with incentives for including affordable units, though single-family zones would only be affected if owned by public or faith-based organizations. Despite concerns from tenant advocates about potential displacement, the committee chose not to impose further demolition restrictions, although they did amend the plan to limit the number of homes faith-based groups could build on single-family lots. Critics contend that the plan will not satisfy state housing requirements (see item below). The full City Council is expected to consider the plan by February. UCLA Study Faults Los Angeles Rezoning Plan for Perpetuating Inequities A recent study examines Los Angeles' Citywide Housing Incentive Program (CHIP) in light of California's housing production targets. The study finds that the rezoning will only boost the city's capacity for new homes by about 30%, falling short of its RHNA requirement of over 250,000 new units. Expanding development incentives to include single-family neighborhoods, which cover 72% of residential land, could dramatically increase housing capacity and help address the affordability crisis. The analysis finds that, while the program may comply with state mandates to increase housing capacity and address segregation, it still faces significant limitations, particularly in low-resource neighborhoods. The Mixed Income Incentive Program (MIIP) offers only a modest improvement according to fair housing metrics, increasing housing capacity by about 380,000 units, but it still concentrates much of this capacity in lower-income areas. The study argues that expanding development in higher-resource neighborhoods, including single-family zones, is essential to meet both housing production goals and fair housing objectives. Without stronger incentives for higher-density development in wealthier areas, the city is unlikely to effectively address displacement and affordability challenges. State Awards $113 Million in Grants for Coastal Resilience and Access The Coastal Conservancy approved over $113 million in grants for 47 projects aimed at coastal restoration, resilience, public access and climate adaptation. The funding will support initiatives across the state, from Del Norte to San Diego counties, and includes efforts to acquire land for conservation, restore coastal habitats and increase public access to the coastline. Additional grants were awarded for projects in Santa Barbara, Los Angeles and other counties, including coastal resilience efforts such as habitat restoration, wildfire resilience and sea-level rise adaptation. Several grants also support community engagement and the creation of "Coastal Stories" projects to highlight diverse cultural perspectives on California's coast. These projects collectively aim to restore over 650 acres of habitat, acquire more than 1,100 acres for conservation and improve access to coastal areas for public enjoyment. The funds also include specific support for climate resilience measures to protect the coast from rising sea levels and other environmental impacts. Major Slopeside Development at Palisades Tahoe Wins Approval The Placer County Board of Supervisors approved a controversial 85-acre resort village at the base of the Palisades Tahoe ski resort (formerly Squaw Valley), a project that has sparked heated opposition from local residents and environmental groups. The development will add hundreds of lodging units, hotel rooms, commercial space and parking, with construction planned over 25 years. Opponents are concerned about increased traffic, environmental damage and strain on local resources, especially the potential impact on Lake Tahoe's water clarity and traffic congestion. Proponents argue that the project will boost the local economy, offering more amenities and year-round tourism, while Alterra Mountain Co. has pledged measures to mitigate traffic and environmental impacts. Despite legal challenges and ongoing resistance, the project was approved unanimously, with the county promising to monitor and adjust as needed during the phased development. (See related CP&DR coverage .) CP&DR Coverage: CEQA Case Draws on People's Park Rule In the first important court ruling following up on the People's Park case, an appellate court in Los Angeles has reversed its earlier ruling that housing project near the University of Southern California isn't eligible for the Class 32 infill exemption from the California Environmental Quality Act. But the court also said that the City of Los Angeles must first correct another error - ensuring that the project conforms to the areas old redevelopment plan, which has now been folded into the city's zoning code. The case involves a proposed seven-building complex of 100 apartments to be built on 2.3-acre site in the West Adams district less than one mile from campus. The court concluded that, in order for the Class 32 exemption to apply, the city must find that the project conforms not only with the zoning but also with the redevelopment plan. But, based on a lawsuit from the West Adams Heritage Association, the Second District Court of Appeal found that noise from a rooftop deck would create a potentially significant impact that disqualified the project from the CEQA exemption. ( CP&DR 's coverage of this previous ruling can be found here .) The court ruled on the First District Court of Appeal's ruling in the People's Park case, which involved potential noise from student housing in a new housing project in Berkeley on the site of the storied protest location. Quick Hits & Updates Sacramento officials unveiled a $40 million plan to revitalize the Old Sacramento Waterfront, including upgrades to boardwalks, docks and buildings, as well as funding for a new hotel and expanded tourism initiatives. The plan also allocates $5 million in state funding for a hotel development and $2 million for Visit Sacramento to attract more festivals, with the goal of boosting local tourism and generating economic growth in the city. UC Berkeley's Terner Center analyzed and identified 53 sites owned by the United States Postal Service in California, located in high-resource, residential areas near public transit as potential candidates for housing development. The research suggests prioritizing these sites for further evaluation, noting that many have sufficient usable land for multifamily housing, though additional assessments are needed to address site-specific challenges like zoning and infrastructure. The Center for Jobs and the Economy released a report that analyzes the impact of CEQA lawsuits on housing production. While the 3.5 million-home statewide shortfall intensifies, lawsuits against new housing that prevent upzoning, transit accessibility, and housing affordability under the guise of environmental violations continue to grow. Los Angeles city officials failed to spend over $500 million of the $1.3 billion budgeted for homelessness in fiscal year 2024, due to inefficiencies, staffing shortages and outdated systems. While the city has faced criticism for its lack of transparency and accountability in addressing homelessness, Mayor Karen Bass's office emphasized her efforts to tackle the issue and modernize the city's approach. San Francisco's Muni transit system faces the possibility of significant bus, train and cable car service cuts, as well as potential closures, due to a growing fiscal deficit and the failure of Proposition L, which would have provided new funding. The agency is projected to have a deficit between $239 million and $322 million by 2026, with possible cuts to services like cable car lines, streetcars and frequent bus routes unless new funding sources are found. Los Angeles is set to begin a $740-million project to transform wastewater into purified drinking water at the Donald C. Tillman Water Reclamation Plant, a key step in expanding the city's local water supply amid worsening droughts and climate change. The initiative will produce 20 million gallons of potable water daily by 2027, making use of recycled wastewater and is part of broader efforts to reduce reliance on increasingly unreliable imported water sources. The Biden administration and eight California water agencies have reached an agreement to fund a nearly $1-billion project to raise the B.F. Sisk Dam and expand the San Luis Reservoir near Los Banos. This expansion aims to increase the state's water-storage capacity, allowing for more water retention during wet years. The expanded reservoir will provide water to 2 million people, agricultural areas and wetlands in the Central Valley. With the project's completion expected in less than 10 years, it represents a major step in bolstering water resilience amid climate change. However, additional funding is still needed to fully realize the project. The San Luis Obispo County Local Agency Formation Commission approved the annexation of a 1,400-unit housing development into the Nipomo Community Services District, allowing the project to move forward. This decision follows previous approvals, including a vote by the county Board of Supervisors, despite some dissent from local officials. The La Jolla Community Planning Association expressed strong opposition to a proposed 22-story development in Pacific Beach that would surpass the area's 30-foot height limit, fearing it could lead to similar high-rise projects in La Jolla. While developers argue it will address housing needs, local residents and leaders are challenging the project, which uses state laws to bypass local zoning restrictions, with some even exploring legal avenues to prevent its approval. San Francisco's Embarcadero Plaza is set for a transformation into a park twice the size of Union Square, with a public-private partnership aimed at redesigning the space and integrating it with the adjacent Sue Bierman Park. The project, expected to cost at least $25 million, will feature a retail corridor, event stages and green areas, with construction likely taking three years to complete. Democrats in Congress have introduced the Homes Act of 2024, which aims to create a new federal housing authority to provide billions in funding for affordable housing across the U.S., particularly for low-income households. The legislation proposes a public alternative to private development, with plans to generate 1.25 million housing units over ten years, including a significant portion designated for extremely low-income families, although it faces significant challenges in securing funding and support within Congress. California has secured a new 25-year lease agreement with federal partners to keep San Onofre State Park open, ensuring continued access to its beaches, trails and campgrounds. The deal, facilitated by advocacy groups and local officials, protects this popular surf destination, which attracts about 2.5 million visitors annually, from potential access restrictions following the expiration of its previous lease. The Los Angeles Ethics Commission has accused real estate developer Samuel Leung of 444 violations of city campaign finance laws, including allegations of laundering campaign money and reimbursing donors from 2009 to 2015. Following a previous investigation that uncovered over $600,000 in questionable political donations tied to Leung's apartment project, the commission's filing indicates that he reimbursed or facilitated reimbursement for numerous contributions that exceeded legal limits, potentially resulting in substantial penalties.

CP&DR Vol. 39 No. 11 November 2024 Report

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Sacramento Soccer Stadium and Entertainment District Advances After eight years of negotiation and false starts, the Sacramento City Council has approved a preliminary term sheet for a new 12,000-seat soccer stadium in the downtown Railyards, marking a significant step toward the construction of the venue for Sacramento Republic FC. The project will span 31 acres, with 14 acres dedicated to the stadium and the rest reserved for mixed-use developments such as a hotel, housing and commercial spaces. Wilton Rancheria, which recently acquired a majority stake in Republic FC, will finance the $217 million stadium, part of a broader $321 million development. The stadium is planned to open by 2027, with the surrounding entertainment district potentially ready by 2026 and may eventually expand to 20,000 seats for a potential MLS team. The approval includes provisions for public infrastructure funding and community benefits, with further discussions planned for 2025 to finalize agreements on details like environmental impact and community outreach. Approvals for Battery Plant in Morro Bay to Test New State Clean Energy Regulations The California Energy Commission and the California Coastal Commission will decide the fate of a proposed battery plant project in Morro Bay under a new state process that allows developers to bypass local governments for large renewable energy projects. This change follows delays in the city's approval process, which could have extended the timeline for a decision until 2025. Under the state process, the Energy Commission must make a decision within 270 days, with the California Coastal Commission then weighing in. Although the city will lose its ability to set conditions on the project, such as requiring the removal of the smoke stacks of a former power plant on the site, it will still have chances to participate in the process, including public hearings and potential agreements for community benefits. Even if local opposition—like the local ballot Measure A-24 requiring a popular vote to rezone the parecel—is successful, state agencies can override local zoning if they determine the project is necessary for public good. Study Assesses Proximity of High-Density Zones Pollution in Los Angeles A new study by the Urban Institute finds that zoning policies in Los Angeles disproportionately locate high-density housing, including affordable units, near high-traffic roads, exposing residents to harmful levels of air and noise pollution. While 20% of land zoned for dense housing is within 300 meters of high-traffic roads, only 12% of land zoned for lower-density housing is similarly situated. The city's Transit-Oriented Communities (TOC) program, which encourages building near transit stations, inadvertently concentrates development near polluted areas, as 19% of TOC zones are within 300 meters of high-traffic roads. Additionally, multifamily housing, especially in large buildings and federally subsidized low-income housing, is more likely to be built near such roadways, worsening pollution exposure for those already vulnerable. The study suggests cities can mitigate these disparities by zoning housing away from highways, improving transit infrastructure and implementing strategies to reduce pollution exposure. CP&DR Coverage: Ballot Measure Bonanza At the final tally, California's cities and counties put twenty-odd measures related to land use on their local ballots, ranging in magnitude from a multibillion-dollar transportation measure (San Diego County) to the lifting of a prohibition on roundabouts (Cotati). There were contentious, high-profile battles to open San Francisco's Great Highway and to enable Huntington Beach to assert power over the state, and a slew of measures to preserve open space. Notably scarce were traditional ballot-box approvals to ask voters to decide on proposed developments. CP&DR has all of the results , plus a preview , and a deep dive into a quizzical measure to preserve parking in downtown Eureka . Quick Hits & Updates San Jose city leaders are proposing an "Innovative Project Pathway Program" to streamline development in the downtown area, aiming to expedite the approval of large residential and commercial projects. The program would simplify the development process, potentially allowing for faster rezoning and modifications to the city's general plan, with the goal of attracting more investment to reduce the city's high office vacancy rate. While supporters argue the initiative could revitalize downtown and encourage innovative projects, critics emphasize the need for a citywide residential incentive program and improved environmental review processes to address ongoing delays in housing development. Last week, a Los Angeles judge ordered the United States Department of Veterans Affairs to expedite contracts for 750 units of temporary housing for disabled veterans on the West L.A. campus, warning of contempt if the deadline was missed. However, on Friday, the Ninth Circuit Court of Appeals temporarily paused the judge's order, granting the VA relief from the pressure to fast-track the housing. The VA argued that its $407 billion budget is already stretched to cover multiple competing needs. The City of Palm Springs has proposed a nearly $6 million reparations settlement for former residents of Section 14, a Black and Latino neighborhood demolished in the 1960s to make way for commercial development. The settlement includes cash payments, housing initiatives and small business support, as well as a monument to honor the community, in recognition of the city's past role in displacing residents, which has long been seen as racially motivated. The Port of Oakland has received over 100 inquiries for the redevelopment of the 50-acre Howard Terminal site, which was originally slated for a new ballpark for the Oakland A's before the team's departure to Las Vegas. Interested parties include developers, real estate firms and other organizations, with the Port seeking innovative proposals that integrate with the site's industrial and mixed-use surroundings, although significant environmental remediation and approvals are needed before development can proceed. San Francisco Board of Supervisors President Aaron Peskin introduced legislation aimed at increasing housing density by modifying building codes, particularly by easing requirements for multiple staircases in buildings over three stories. The proposed changes, which would allow for single-stair buildings, are designed to make medium-density residential projects more feasible on smaller lots, supporting the city's broader goal of meeting housing needs without sacrificing affordability or tenant protections. The Los Angeles County Board of Supervisors approved the purchase of the Gas Company Tower for $200 million, which will facilitate the relocation of county offices from the city's civic center. The tower, located at 555 W. 5th St., will provide a more seismically-safe alternative to the aging Kenneth Hahn Hall of Administration, which is considered vulnerable to earthquakes. The county expects the purchase to save millions of dollars compared to renovating old buildings, and the deal includes assuming existing tenant leases. The City of Stockton is set to redevelop a nine-acre waterfront site into the South Pointe project, featuring 500 residential units, commercial space and community amenities as part of its plan to revitalize the downtown area. The project follows a government-funded cleanup of the site and aims to create a vibrant, walkable space that fosters community engagement and supports local commerce.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . State Gets Serious with Norwalk over Housing Noncompliance Led by HCD's Housing Accountability Unit, the state has filed a lawsuit against the city of Norwalk, claiming that its moratorium on new homeless shelters and supportive housing violates multiple housing laws. In August, Norwalk's City Council imposed the ban, citing concerns over budget strains and disorder due to homeless projects in the area. Governor Gavin Newsom and Attorney General Rob Bonta argue that the ordinance is unlawful and discriminatory, with Bonta criticizing the city's inclusion of homeless shelters alongside businesses like payday lenders and liquor stores. In addition, Norwalk has yet to meet its housing goals . The city has only issued permits for 175 units during this housing element cycle, a mere 3.5% of its 5,034 unit Regional Housing Needs Allocation. On October 3, in response to the city's failure to repeal the ban, the state announced that it was decertifying the City of Norwalk's housing element. The state's action makes the city ineligible for significant housing and homelessness funding and means the city can no longer deny permits to “builder's remedy” affordable housing projects. Wildfire Concerns Prompt Anaheim to Reject Housing Development Anaheim's city council voted 5-2 to reject a proposed 500-unit luxury apartment development in Deer Canyon, citing concerns about the potential impact on wildfire evacuation times and safety in a high-risk fire zone. The fire department, including the fire chief, advised against the project, pointing out the challenges of evacuations in the area, although the developer argued that the project would enhance fire resilience. Many residents, especially those who had experienced previous evacuations, expressed concerns about adding more people and vehicles to a region with limited evacuation routes. Supporters of the project, including labor unions and the developer, emphasized the urgent need for new housing to address California's housing shortage, while also asserting that the development could help improve fire safety. In response to the council's decision, the developer has indicated they may pursue a "builder's remedy," a state law that could allow for a larger development with affordable housing units, bypassing the city's approval. Judge Strikes Down San Francisco Vacancy Tax A San Francisco judge ruled against a voter-approved tax on vacant apartment units, which was designed to increase housing availability in the city. The measure, passed in November 2022 with 54% support, would have imposed taxes on property owners with vacant units for more than 182 days a year, starting at $2,500 per unit and rising up to $20,000 annually. City officials estimated the tax could generate over $20 million yearly to fund affordable housing and potentially release nearly 5,000 units for rent. However, property owners, led by the San Francisco Apartment Association, argued that the tax violated their property rights and was an unconstitutional confiscation of their property. Judge Charles Haines ruled in favor of the property owners, striking down the measure, but did not provide a detailed explanation for the decision. (See related CP&DR coverage .) State Settles Housing Dispute with La Habra Heights The state reached a settlement with the Orange County city of La Habra Heights, requiring the city to adopt a housing plan by July 7, 2025, to allow for the development of 244 housing units, including 164 affordable units. The settlement follows La Habra Heights' failure to update its housing plan on time and adequately address its Regional Housing Needs Allocation target, which had been raised by 72 units due to past deficiencies. The agreement also stipulates that the city must ensure public participation and may face penalties if it remains noncompliant. The housing element is part of California's broader effort to address the housing crisis and ensure that all communities, regardless of size, contribute to meeting the state's housing needs. Once the housing plan is adopted, the city will have to make land available for multifamily and affordable housing, helping to reduce homelessness and promote equity. CP&DR Coverage: Fulton on the New Debates over Exactions Six months after it came, the U.S. Supreme Court's ruling in the Sheetz case is beginning to have an impact on land use planning in California. Unfortunately, the court didn't say what California jurisdictions should do instead, which led to a wide variety of interpretations. The big question is whether California's method of calculating fees - essentially by using an average - conforms to the Sheetz ruling. But are averages okay? Or must cities and counties actually engage in what the Supreme Court has called an ‘individualized determination” for, say, every single home or building in the entire jurisdiction - a huge departure from the past practice of averaging? Quick Hits & Updates The Los Angeles City Council eliminated a rule that allows landlords to evict tenants under the "substantial remodel" exemption within the city's "just cause" eviction regulations. Tenant advocates argue that this exemption has been used to evict long-term renters and raise rents, while landlords claim the change could hinder necessary property improvements. The council's decision, which passed unanimously, instructs the Housing Department and city attorney to draft new rules ensuring tenants can remain in their apartments during remodels, similar to protections already in place for rent-controlled units. The Sacramento City Council adopted the Stockton Boulevard Plan, which aims to promote economic sustainability, housing development and transportation improvements along a major corridor southeast of downtown. The plan focuses on mixed-use development, affordable housing, community services and enhancing pedestrian and biking infrastructure, with efforts to protect and support the local community, particularly Black, Indigenous and people of color residents. Plans for a new 72-story residential skyscraper at 524-530 Howard Street in San Francisco's SoMa district have been approved , thanks to Assembly Bill 2011, which streamlines the conversion of commercial properties into housing. The tower, which could become the city's tallest residential building, will include 672 apartments, with 68 affordable units, along with space for parking and bicycles and a pedestrian bridge connecting to the Transbay Transit Center's rooftop park. A new report from Hilgard Analytics and Zenith Economics reveals a significant decline in residential permitting in Los Angeles, with only 6,907 units approved from January to September 2024, a 30.7% drop compared to the same period in 2023. Factors such as high interest rates, disincentives from Measure ULA, local housing policies and uncertainty surrounding Proposition 33 have contributed to the decline, though some areas in the San Fernando Valley have seen an increase in housing construction. The San Diego Association of Governments will allocate up to $45 million for public infrastructure projects through its Smart Growth Incentive Program, with a focus on climate action, planning and capital improvements. The funding, sourced from the county's TransNet sales tax, will support initiatives such as streetscaping, transportation enhancements and urban improvements, with projects expected to be completed by 2029. Developers have long sought to establish a sand and gravel quarry on Sargent Ranch, a 6,500-acre site near Gilroy, but recent developments have led to a significant preservation effort. The Peninsula Open Space Trust purchased 1,340 acres of the property for $15.6 million, designating it as open space, while ongoing plans for the quarry face continued opposition from environmental groups and local communities, raising questions about the future of the remaining land. Plans for a 1.7-mile people mover connecting Los Angeles Metro's Crenshaw Line to SoFi Stadium and Intuit Dome have been jeopardized after South Bay cities rejected a request for an additional $493 million in funding, threatening $1 billion in federal support. The project, initially backed by the Rams and Clippers and Congresswoman Maxine Waters, has faced growing opposition due to rising costs, design changes impacting nearby properties and concerns over potential disruptions to local businesses during construction, leading to uncertainty about its viability before the 2028 Olympics. The Milken Institute's report on the "best performing cities" in 2024 finds that, despite ongoing inflation and rising interest rates, the U.S. economy continues to grow, with metropolitan areas playing a central role in this expansion. But, four of the five cities experiencing the largest drops in performance are in California. In 2022, over 6 million jobs were added across the US, with 90.7 percent located in metropolitan areas, but some major California metros, such as Los Angeles and Modesto, have seen slower job and wage growth and population decline, while areas in Texas and the Sunbelt have flourished. Sacramento State University plans to replace Hornet Stadium with a new facility designed to host over 25,000 attendees, aiming to enhance its athletic programs and community events while potentially supporting a future move to the Pac-12 conference. Funding for the project has been secured from various sources and construction is expected to take four years, with more details to be announced soon. The Sacramento City Council unanimously approved the American River One housing project, which plans to include nearly 800 residential units and commercial space, despite two appeals challenging its environmental review. The Save the American River Association is pursuing litigation for a full environmental impact report, citing concerns about the project's proximity to the American River, while the construction workers' union LIUNA Local 185 raised issues about worker safety and habitat impacts. Settlement discussions are underway, but no trial date has been scheduled and project representatives have not indicated when construction might begin.