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The housing element/builder’s remedy battles continue around the state, as the Department of Housing and Community Development has revoked the housing element certification of the wealthy peninsula town of Portola Valley. HCD said Portola Valley was not making sufficient progress toward the upzoning called for in the housing element.

The Department of Housing & Communty Development has signed off on Beverly Hills’ housing element, possibly ending one of the most contentious housing element disputes in the state.

And away they're going. The grandstands of Churchill Downs will probably always fill with what bourbon-soaked pundit P.J. O'Rourke described as the "tremendous squash and jostle" of seersucker suits and saturnine headwear every May. And yet, out West no fewer than four of California's once-proud of racetracks have entered some form of bankruptcy, redevelopment, or uncertainty. With attendance and handle down at California tracks--as at tracks across the country--rare opportunities are emerging to redevelop outsized parcels that sit amid heavily urbanized areas. Thanks in part to competition from off-track betting and Indian casinos as well as nationwide trends, Bay Meadows Racetrack in San Mateo has already been demolished, and Inglewood's Hollywood Park could cease racing operations and face demolition as early as August. With parent company Magna Entertainment in bankruptcy, Arcadia's Santa Anita is up for auction, and Albany's Golden Gate Fields is expected to follow. These changes leave San Diego's publicly owned Del Mar as the state's only financially sound thoroughbred track. (Orange County's Los Alamitos, a quarter horse track, is privately owned and financially sound; according to the City of Cypress Planning Department.) "Nothing has been successful in terms of trying to preserve racing at Hollywood Park," said Doug Moreland, executive vice president at Wilson Meany Sullivan, the owner and developer of both Hollywood Park and Bay Meadows. "We had that path going, and we also had the path of looking at the opportunity to redevelop the site." Since 2000 Hollywood Park's handle has dropped from more than $400 million to $280 million per year; the city's share has fallen accordingly, to less than $1 million. "I don't see as a trend that will begin," said Inglewood City Councilman Daniel Tabor. "I see it as a trend that will continue." Both Santa Anita and Golden Gate Fields are currently zoned for racing and have no imminent plans for redevelopment, but it may only be a matter of time until horse racing tracks go the way of drive-in movies and steel mills. This time, however, planners have been stepping more gingerly on such prized property, envisioning not identical tract homes or office parks but more complex developments that pass muster with stakeholders and public officials--and that favor two legs over four. "Facilities like racetracks, like old drive-in movie theaters, failing shopping mall; are potentially great assets," said David Goldberg, communications director for the advocacy group Smart Growth America. "They represent a real opportunity to create new neighborhoods, enlarge the tax base and to take what could be an eyesore or dead spot and make it a vibrant part of a community." As result, the most pastoral of spectator sports is giving way to aggressive new conceptions of urbanism, with Wilson Meany Sullivan turning both of its properties into mixed-use infill developments. The Bay Meadows site encompasses a total of 173 acres while "Hollywood Park Tomorrow" will cover 238 acres. If the Inglewood City Council approves Hollywood Park Tomorrow, supporters hope that the blare of the final Call to Post will, in turn, breathe new life into the gritty city that has featured in more than a few gangsta rap lyrics. Nearly 3,000 residential units would be laid out in a curvilinear street pattern replete with trees and landscaping at Hollywood Park Tomorrow. The plan includes 25 acres of park space, and, in its southwestern corner, a retail and entertainment district with 650,000 square feet of space in a city that is notoriously bereft of high-quality retail. The plan calls for a "lake park" in the center that would echo Hollywood Park's infield. A public school could also be included. The Bay Meadows master plan – which includes more than 1,200 residential units and 1.2 million square feet of commercial space to be built in four independent phases – attempts to make the project as low-impact as possible. It focuses on the adjacent Caltrain commuter rail station, thus positioning it as a "creative district" to serve both Silicon Valley to the south and San Francisco about 20 miles north. At the same time, the plan attempts to knit together surface streets that would span the railroad tracks and connect the project with the rest of the city. "When you do any kind of infill site you have edges that you need to respect," said Paul Milana, a partner at Cooper Robertson, which has developed the site's master plan. Both projects have faced opposition, however, because – unlike with abandoned factories or military bases—cities stand to lose tax revenue and jobs when racetracks abruptly close. Bay Meadows narrowly dodged a voter referendum that could have killed the project (see CP&DR Legal Digest , January 2008 ). More recently, Wilson Meany Sullivan has taken heat for razing the track in February and summarily delaying construction without ensuring replacement of the track's former $300,000 annual tax contribution to the city. Critics of Hollywood Park Tomorrow contend the historic value of the racetrack and the economic value of its largely union jobs outweigh the uncertainties that the development would bring.   "Some development will help the area," said Diane Becker of opponent group Save Hollywood Park. "But destroying the main attraction to the city and a large job base makes no sense." Inglewood officials contend that the development agreement will compensate for the shortfall. "The city will get a guaranteed income stream from Day One whether they're at full build-out or not," said Tabor. Meanwhile, Wilson Meany Sullivan estimates that the project could create up to 19,000 new jobs. The Hollywood Park Casino will remain and continue to operate as part of the new development. "This is a $2 billion investment in Inglewood, and I think people recognize the economic benefits the city will receive from this," said Moreland. "Over $100 million in tax increment because it's in a redevelopment area." Though the financial outcomes remain to be seen, the aesthetic principles that guide both projects have arisen through intense public processes. In both Inglewood and San Mateo, local stakeholders have gone to the "smart growth" playbook to demand that the developments are integrated with the existing cityscapes, and include community benefits and a mix of uses. Some stakeholders have embraced the opportunity. "It's rare for a project at public hearings to have anybody outside of project sponsors, real estate interests, and the standard folks come out and support the thing," said San Mateo Principal Planner Stephen Scott. "We had independent people come down and say you're doing the right thing. The silent majority was not so silent in this case." The project has even been endorsed by environmental groups such as the Sierra Club and the Greenbelt Alliance for its emphasis on transit and density (see CP&DR Local Watch , March 2006 ). "The design details really matter," said Goldberg. "The way that you mix the uses really matters, as does the balance between traffic and connectivity." Bay Meadows is in the final throes of the approval process and hopes to break ground by the end of 2009 or the beginning of 2010. The master plan for Hollywood Park recently gained unanimous approval of the Inglewood Planning Commission and is slated for a vote of the City Council soon. Whether these developments will spur others across California depends in part on the health of horse racing. The tracks in Albany and Arcadia may do more business in the absence of their respective intra-regional competitors. But both cities are aware of the precedent that has been set and of how valuable both sites could be depending on whether they could be rezoned. "We haven't talked specifically to groups, but with what's gone on with Bay Meadows and Hollywood Park, I'm sure there's interest in the entire site," said Arcadia Development Services Director Jason Kruckeberg. "There's not too many 380-acre sites in Los Angeles County in an urban area like that." Developer Caruso Affiliated has already received approval to build a lifestyle-center mall on part of Santa Anita's parking lot (see CP&DR , December 2006; Legal Digest , January 2006). Caruso Affiliated did not respond to questions about whether it might bid on the site and initiate a zoning change. Kruckeberg said that for the time being, "the city and the community ... want it to be a horse race track as long as it can be." The process which a buyer or developer would have to go through is a real wild card," said Kruckeberg. "So it's really tough to put a value on the overall 300-acre piece." Albany Community Development Director Ann Cheney said that the bar for rezoning Golden Gate Fields is particularly high. The city's Measure C puts major zoning changes in the hands of voters, meaning that any developer who wanted to replace the track with housing, offices, or any other development that might complement the site's commanding view of San Francisco Bay and the Golden Gate Bridge would have to run a gantlet of community outreach. "(A developer) has to convince this entire community that that's the best thing to do," said Cheney. "It's not just in the zoning ordinance ... this is going to have to go back to all of Albany's registered voters." Cheney added that any redevelopment plans would have to account for a wide range of potential uses, including parks, open space, and the maintenance of the functioning racetrack alongside new construction. If arguments about smart growth and public benefits don't sway stakeholders, developers can always try handing out mint juleps. Contacts: Daniel Tabor, Inglewood councilman, (310) 412-5111. Paul Milana, Cooper Robertson Partners, (212) 247-1717. Doug Moreland, Wilson Meany Sullivan, (415) 905-5300. David Goldberg, Smart Growth America, (202) 412-7930. Ann Cheney, Albany Community Development Department, (510) 528-5760. Jason Kruckeberg, Arcadia Planning Division, (626) 574-5414. Bay Meadows development: www.baymeadows.com . Hollywood Park Tomorrow: www.hollywoodparktomorrow.com .

Located in the heart of Silicon Valley, approximately 37 miles south of San Francisco and 17 miles north of San Jose, Los Altos (pop. 31,625) is a highly desirable residential community. Known for its tree-lined streets, beautiful neighborhoods, and small-town atmosphere, the City offers an exceptional quality of life. The Planning Manager leads a team of five planning professionals overseeing development application reviews, environmental analysis, and public counter services, and administers historic preservation, tree protection, and floodplain management. The City of Los Altos seeks an experienced, service-oriented planning professional who thrives in a highly engaged community . The ideal candidate will bring a strong customer service mindset , recognizing the importance of responsiveness, clarity, and consistency when working with residents, applicants, and stakeholders. The position requires five years of urban planning experience, including three years of supervision, and training equivalent to a Bachelor’s degree in a related field.   Salary range $ 157,378 - $191,294, placement within range DOQE. Salary is supplemented by a competitive benefits package. Visit www.tbcrecruiting.com  for a detailed brochure and to apply. Closing date: Sunday, May 3, 2026 .     Suzanne Mason  ·  562.631.2500 TERI BLACK & COMPANY, LLC www.tbcrecruiting.com

Gov. Gavin Newsom has signed all but one of the 40-odd planning and development bills the Legislature passed, including – at the last minute – the controversial bill regulating warehouses.

In recent years, city councils across the Inland Empire--including Colton, Rialto and Riverside—have enacted moratoriums to freeze warehouse development. Others, like Jurupa Valley, have implemented other forms of control that stop short of moratoriums.

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 Threatens Jurisdictions with Inadequate Housing Elements Gov. Gavin Newsom issued  final warnings to 15 California cities and counties that have failed to comply with state housing laws requiring plans for residents of all income levels. The notices, delivered through the California Department of Housing and Community Development, give these jurisdictions 30 days to respond or face possible lawsuits and referral to the state Attorney General. The noncompliant communities of Atwater, Avenal, California City, Corcoran, Escalon, Half Moon Bay, Hanford, Kings County, Lemoore, Merced County, Montclair, Oakdale, Patterson, Ridgecrest, and Turlock are more than two years behind schedule in adopting certified housing elements. While 92% of California jurisdictions have achieved compliance in the current planning cycle, these 15 remain outliers without a clear path to meeting requirements. Since 2021, the state’s Housing Accountability Unit has taken over 1,200 actions to enforce housing laws, expediting 12,486 housing units that were previously stalled in the local planning process. (See related CP&DR coverage .) Yucaipa Does Turnaround on Warehouse Ballot Measure Yucaipa voters will no longer decide  on two proposed June ballot initiatives related to warehouse development after the City Council reversed an earlier decision. The council unanimously rescinded both a rezoning ordinance that would have allowed over 1,000 acres for warehouse use and the Freeway Corridor Specific Plan, effectively canceling the need for a public vote. City officials said that removing these measures made the planned referendums unnecessary and also avoided an estimated $200,000 cost for a special election. A community group, Yucaipa Neighbors Opposing Warehouses, had successfully gathered signatures to put the measures on the ballot, arguing the plans would harm the city’s rural character. In response to the controversy, the council now plans to involve residents more directly by hosting community meetings and forming a group to help shape future development plans. (See related CP&DR coverage .) Nation's Would-Be Busiest Light Rail Line Wins Approval The Los Angeles County Metropolitan Transportation Authority board unanimously approved  a new route for the K Line northern extension, a major rail project connecting South Los Angeles to West Hollywood. The 9.7-mile underground light rail line would add nine stations, link to four major rail lines, and is projected to carry up to 100,000 riders daily. That ridership would make it the busiest light rail line in the country and would create important connections to two other lines, prompting supporters to refer to it as the system's "missing link." The project is estimated to cost $11–15 billion and still requires significant local funding, including roughly $2.25 billion that could be raised through mechanisms like Enhanced Infrastructure Financing Districts. Construction is not expected to begin until 2041 under current funding timelines. Investors Increasingly Bullish on California Homes Home-buying by investors in California surged  in late 2025, especially in major metro areas where housing is already expensive. In cities like San Francisco, investor purchases rose 24% year-over-year, with similar increases in Oakland (17%) and Los Angeles, San Jose, and San Diego which all rose around 11%. Redfin analyzed county-level home sale records from January 2000 through December 2025 across 38 major metro areas, and for this report investors were defined as buyers who used a trust or limited liability company or similar entity to acquire a home. This comes on the heels of national discussions around investor homebuying, including President Donald Trump’s January request to congress to ban private equity firms from purchasing single-family homes and The Senate’s recent bill banning investors that own at least 350 homes from purchasing more. CP&DR Coverage: Population Decline Hits All Corners of California Lots of people are leaving California altogether for other states – upwards of 100,000 per year to Texas. Some were simply leaving expensive coastal areas for cheaper inland areas. But guess what? Even inland counties  have been losing population to other states. They’re apparently making up for it with some migration from coastal areas. But they’re also relying on babies being born and – to a lesser extent than coastal areas – immigration from other countries to keep their population going up. All of this does not bode well for future California population growth. There’s long been a discussion in policy circles in Sacramento and elsewhere about how to manage a California with 50 million people. For better or worse, it doesn’t seem like that will ever be a problem. Quick Hits & Updates A March 2026 audit by the California State Auditor examined  the Housing Choice Voucher (HCV) program in Orange, Riverside, and Sacramento counties, along with three related programs serving specific populations. The audit found that these agencies lack sufficient federal funding to meet demand, resulting in long wait times for households. Fully funding all eligible applicants would require nearly $2 billion in additional federal support annually. Sixteen states, including California, and the District of Columbia are suing  the U.S. Department of Housing and Urban Development over new guidance they say weakens enforcement of housing discrimination laws. The dispute centers on Department of Housing and Urban Development memos that limit funding for certain discrimination cases and prioritize only those with clear intentional bias. States argue the changes could undermine protections in laws that go beyond federal standards, including those covering sexual orientation, gender identity, and income sources. A plan adopted by the City of Elk Grove and Sacramento Regional Transit may bring  light rail and more bus routes to the city. The proposed hybrid plan would extend light rail and Stations are proposed to include affordable housing, retail and pedestrian infrastructure. Estimated costs are about $1.06 billion in capital expenses and $17.3 million annually to operate, with funding likely from a mix of federal, state, local, and grant sources. Nine of the top ten cities with the lowest share of solo-living households  in America were in California: Fontana, Moreno Valley, Santa Ana, Oxnard, Elk Grove, Ontario, Chula Vista, Fremont, and Santa Clarita. The percentage of one-person American households has increased to nearly 30%, but remains significantly more common in certain American cities. Recent research found that couples or roommates in the U.S. save about $10,000 per year by splitting the rent in two. A study by the nonprofit organization San Francisco Bay Area Planning and Urban Research Association (SPUR) recommends  five strategies for addressing San Jose’s high vacancy rates in residential and commercial buildings, including consistent funding, long-term community development, reimaginings for underutilized spaces, private sector involvement, and investment in cultural districts. The San Jose Planning Commission denied  an appeal against a 126-unit Willow Glen mixed-use housing project approved under Builder’s Remedy because San Jose lacked a compliant housing plan in time, allowing it to proceed despite local zoning conflicts. Over 1,800 neighbors signed a petition requesting changes to reduce the traffic and sewage impact, but commissioners said that would effectively violate state law by blocking it. The development will include 15% of the base number of units for very low-income households and another 15% to moderate-income households. Oakland has been named a 2025 Digital Inclusion Trailblazer by the National Digital Inclusion Alliance  for its efforts to bolster access to affordable high-speed internet, devices, and digital skills training. The award highlights Oakland’s coordinated approach across city departments and community partners, including publishing a Broadband Master Plan, securing major state broadband investments, and supporting initiatives like free Wi-Fi in affordable housing. Oakland joins 58 other communities nationwide.

Continuing its resistance to SB 79, the Los Angeles City Council voted March 29 to pursue an upzoning plan designed to delay implementation of the state law. But the council chose the least aggressive of three alternatives put forth by the Planning Department and it remains unclear whether the plan will meet with the approval of the Department of Housing and Community Development.

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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 Aims to Place 7.5 Million Acres under Tribal Stewardship California intends  to place at least 7.5 million acres of land and coastal waters, about 7% of the state, under Indigenous tribal stewardship, reflecting land that was originally promised to tribes in 1850 but never delivered after Congress secretly rejected treaties. The Natural Resources Agency created this policy aimed to repair historical harms by expanding tribal access to ancestral lands and restoring cultural and environmental practices that harmed the tribes as well as the ecosystems. It establishes three types of agreements: access agreements for cultural use, collaborative agreements for shared land management, and land return agreements that transfer ownership back to tribes. These frameworks would allow tribes to revive traditions like cultural burning, which can help reduce wildfire risk and improve ecosystems. Currently, about 1.7 million acres are already under tribal stewardship through a mix of reservations, state partnerships, and land return programs.  San Diego Moves to Take Control of Liberty Station The city of San Diego has taken  key steps in its conflict with a property management company over control of Liberty Station, a 330-acre mixed-use property near a planned sports arena and NAVWAR project. These agreements shift decision-making power to 13 agencies including school districts, community college districts and health districts that have financial interests in Liberty Station and which must approve the payouts in exchange for giving up their rights to the site. So far, only a portion of those agencies have approved or scheduled votes, making their decisions critical to the city’s broader plan. Final approval would allow the city to officially classify Liberty Station as a “future development” site, enabling it to retain ownership rather than sell it off as a liquidation property. The effort is driven in part by a 2023 court ruling tied to a lawsuit from Seligman Properties, which argues that no real future development is planned and that the designation is invalid. Report Identifies Impediments to Development of Affordable Housing Nearly 39,880 affordable homes across 461 projects are currently stalled  because they lack sufficient public funding to begin construction. A report by Enterprise Community Partners, a nonprofit dedicated to increasing housing supply, used data from the California Affordable Housing Production Pipeline which analyzes developments awaiting final funding to suggest that private, federal, and local investment is needed in order to address housing needs. To address the deficit, the brief proposes four key actions: invest immediate state funding, pass a 2026 housing bond, streamline the housing finance system, and tackle rising operational costs like insurance and maintenance. To move along the stalled projects in Pipeline, the state would need roughly $2.3 billion in direct subsidies, $1.8 billion in state tax credits, and $5.8 billion in tax-exempt bonds. On average, every $1 of state funding leverages about $3.6 in federal, local, and private investment, meaning delays could cost the state an estimated $7.7 billion in additional funding. California Needs 1 Million More Affordable Homes California faces  a shortage of close to 1 million affordable homes, making it the third worst state after Nevada in Oregon, according to a report  by the National Low Income Housing Coalition. The findings have not improved much from last year, despite changes in state housing policy, which may be due to lack of funding. Nationwide, there is a 7.2 million shortage of homes affordable and available for extremely low income renters. Extremely low income renters are defined as renters either the federal poverty guideline or 30% of their area median income. For every 100 extremely low-income renter households, only 35 affordable and available rental homes exist nationwide, with the supply ranging from 16 per 100 people in Nevada to 73 in South Dakota. CP&DR Coverage: Fulton on CEQA "Shot Clocks" The passage of AB 130 and SB 131 – the budget trailer bills from last summer – has shifted the landscape for planning in California in new ways. And although the impetus for these shifts came from the state’s desire to encourage more housing, there are pros and cons for both local governments and housing developers from the deal.On the one hand, the two bills – and a later cleanup bill, SB 158 – would seem to tip the scales further in the direction of housing developers. Among other things, the bills created a major new infill housing exemption for infill housing and created a “shot clock” for approval of ministerial projects. On the other hand, the bills may have created more certainty and other advantages for cities and counties – and they may include a few warning signs for developers. Quick Hits & Updates The Solano County Board of Supervisors are requesting  Suisun City to the pause annexation for California Forever until the county can update its general plan. The request, based on a 5-0 vote, came just before a city council meeting where Suisun City will consider a reimbursement agreement with California Forever to cover city expenses for exploring annexation, potentially bringing $10 million in public benefits. A lawyer for Suisun City raised concerns that the county’s letter discussion may have violated the Brown Act. The 21st Century ROAD to Housing Act, which is aimed at bringing down housing costs, was passed  89-10 in the Senate and will now make its way to the House. It faces an uncertain future as House GOP leaders and conservative lawmakers argue they were left out of the bill they say was assembled without their input. It is expected to be one of the only pieces of bipartisan legislation to pass President Trump’s desk this year, and has the potential to become the first major housing bill to become law in roughly three decades.  The City of Santa Monica released  a draft framework for the Great Park set to replace the Santa Monica Airport upon its closure in 2028. The framework organizes the park into eight distinct spaces or “districts”. The framework will be presented to staff and City Council in late April. The Monterey Park City Council voted unanimously on March 4 to place  a June 2, 2026 ballot measure before voters that would prohibit data centers of any size citywide by amending the city’s general plan. The proposal follows strong community opposition to a planned facility, with residents raising concerns about electricity use, water consumption, and environmental impacts. The Oakley City Council approved  the Bridgehead Industrial Project after the developer removed plans for potential data centers from the proposal. The 164-acre development, planned on former vineyards near Big Break Regional Shoreline, will instead focus on logistics and warehouse uses in 10 buildings ranging from 117,180 sf to 936,680 sf. Data centers were removed after strong community opposition over concerns about electricity demand, water use, and environmental impacts, which helped secure enough council support for approval. The Terner Center for Housing Innovation at UC Berkeley examined  data from 691 new affordable housing projects funded by the Low-Income Housing Tax Credit (LIHTC) program in California from 2020–2023 to assess the effect of local impact fees on development costs. Almost all of these projects were charged impact fees, which on average added nearly $20,000 per housing unit to development costs, though approximately 13,660 affordable housing units on 134 projects saw figures closer to $30,000. While fees typically accounted for less than 5% of total development expenses, affordable developments paid an average of approximately $300 million in fees each year. Oakland  has unveiled  its 2025–2029 Economic Development Action Plan (EDAP), designed to stabilize the economy and foster growth, particularly centering racial equity to confront gaps in home and business ownership opportunities. The five central goals of the plan include attracting high-growth industries, supporting local businesses, connecting residents to pathways to employment, investing in under-resourced neighborhoods, and supporting artistic, social and cultural activities. The L.A. County Board of Supervisors unanimously approved  the county’s first heat action plan with three central goals: cooler outdoor spaces, cooler indoor spaces and better public education about the dangers of heat. Strategies include replacing blacktop at schools, installing shade structures, and tightening protections for safe indoor temperatures in rental properties. The Sacramento Local Agency Formation Commission  has approved  the annexation of 450 acres of unincorporated land near Sacramento International Airport for the Airport South Industrial Project into the city of Sacramento. The project would bring warehouses, hotels and restaurants to the currently undeveloped land. BART officials gave  initial approval to a “doomsday” plan which involves potentially shutting down 10-15 stations by next year to save money. The plan would see immediate cost reductions starting January 2027, including a 63% decrease in train service, eliminating the red and green line, ending daily service at 9 p.m., 1,100 layoffs, higher parking fees, and furloughs for police, maintenance and cleaning service workers. LA Metro will open  three new stations on the D Line subway, connecting Los Angeles to Beverly Hills on May 8. Stations will be located at Wilshire/La Brea, Wilshire/Fairfax and Wilshire/La Cienega. Research from UCLA Anderson School of Management suggests that Los Angeles’s Measure ULA  or “mansion tax” may have backfired  by slowing overall development rather than boosting housing supply, and led to increased strategic tax avoidance. After the transfer tax, which applied to property sales over $5 million, took effect in April 2023, city building permits plunged roughly 40 percent overall. The tax has raised about $378 million per year, well under the projected $600 million to $1.1 billion per year. (See related CP&DR coverage .)

In the latest battle over the Housing Accountability Act’s limitation on attorney’s fees in cases involving the California Environmental Quality Act, a group with close ties to labor has won an appellate court victory, in large part because the City of Inglewood ignored the issues raised by the group. The appellate court also said that the city and the developer could not prove a significant financial benefit to the labor unions that appear to be closely linked to the plaintiff.