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

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

Under a new state law, rezonings related to the housing element aren’t subject to the California Environmental Quality Act. But UC Davis law professor Chris Elmendorf says there’s a tradeoff: environmental impact reports will almost certainly be required for all housing elements, putting more pressure on cities and counties to identify the environmental impact of every possible housing site at the housing element level.

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

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

Though 2025 is an off-year for elections, voters are going to the poll statewide because of Proposition 50, the Congressional redistricting measure sponsored by Gov. Newsom. Only two of these ballots include land use measures. But, despite the small numbers, there is a distinct pattern: both jurisdictions are upholding California’s not infrequent tradition of competing land-use ballot measures. The jurisdictions are far from surprising: the City of Santa Cruz and the City of Sausalito, neither of which is a stranger to contentious land use debates, and both of which have severe housing shortages and affordability crises. The two cities are debating very different solutions. Sausalito’s measures ask voters to approve zoning updates that will enable the city to implement a housing element compliant with state housing law. State Housing Element Law requires the City to have a housing element which plans for at least 724 new housing units at various income categories by January 30. It’s a move that other cities have used: city councils that are wary of allowing more housing put the onus on voters to approve necessary changes -- or else. In this case, the council is asking voters for piecemeal approval. Measure K calls for zoning of a portion of Martin Luther King Park for housing, and Measure J upzones 12 sites in the city’s commercial district. Both measures must pass in order for the city to reach compliance and avoid the threat of state-imposed penalties. The Santa Cruz County measures are both complex measures designed to fund affordable housing. Measure B, sponsored by the county’s Association of Realtors, would enact a 0.5% transfer tax on property sales over $4 million whereas Measure C, sponsored by members of the city council, imposes a similar tax on much smaller transactions: sales of at least $1.8 million. City staff estimates that Measure C would raise $2.5 million annually -- roughly four times more than Measure C would. If both measures pass, the one with more votes will prevail. Sausalito Measure K : Local Control Shall the measure to achieve compliance with State Housing Law mandates, by adopting a housing overlay zone allowing City-directed development on limited parts of the City-owned Martin Luther King Jr. property consistent with Sausalito’s publicly adopted Housing Element, providing capacity for no more than 50 units of housing prioritizing Sausalito’s seniors; while maintaining existing recreational, dog park, and school uses; maintaining building height limits, be adopted? Sausalito Measure J : Commercial District Local Control Shall the measure adopting various housing overlay zones to allow housing at various income categories, including housing for seniors/families/individuals, on twelve sites in Sausalito’s commercial districts, consistent with Sausalito’s publicly reviewed and adopted Housing Element – in order to maintain compliance with State Housing Element Law, preserve local land use authority, prevent state fines, and preserve historic community character, while maintaining existing required developer fees – be adopted? Santa Cruz Measure B : Parcel Tax for Workers and Climate Resilience Measure To fund affordable housing for local workers, seniors, veterans, persons with disabilities, reduce/prevent homelessness, and increase climate resilience, shall the Santa Cruz County Association of Realtors-sponsored measure, enacting an annual parcel tax of $50 and a real estate transfer tax in the amount of 0.5% in excess of $4,000,000 (with a maximum of $100,000), with certain exemptions, providing approximately $1,100,000 annually, for 10 years, subject to oversight/audits, be adopted? Santa Cruz Measure C : Parcel Tax for Housing Measure To fund affordable housing for local workers, seniors, veterans, and persons with disabilities, and reduce/prevent homelessness, shall the Housing Santa Cruz County-sponsored measure, enacting an annual parcel tax of $96 and a graduated real estate transfer tax from 0.5% in excess of $1.8 million, up to 2% in excess of $4.5 million (with a maximum of $200,000), with certain exemptions, providing approximately $4,500,000 annually, for 20 years, subject to oversight/audits, be adopted?

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

Although SB 79 and the big infill housing exemption from the California Environmental Quality Act got all the headlines this year, the Legislature was active on a variety of planning and development bills this, with Gov. Gavin Newsom signing more than 40 bills into law. Unlike last year, Newsom vetoed no bills on CP&DR ’s list.

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

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

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 . Court Rules Do or Die for Dormant Hawthorne Mall A judge has ordered the owners of the long-abandoned Hawthorne Plaza Mall to either redevelop or demolish the 35-acre property by August 2026, after decades of failed plans and community frustration. Once a large shopping center, the mall has sat vacant since the late 1990s, though it has occasionally served as a backdrop for major films. While developers once pitched a large-scale mixed-use project with a proposed 600 units in 2017, those plans never came to fruition, leaving residents frustrated by decades of inaction. If the current owners fail to act by the court's deadline, officials have warned that a receiver could be appointed to seize control and determine the mall's future. City officials say the move is critical to revitalizing downtown and addressing safety concerns. New Housing Approved at Anemic Pace Statewide California jurisdictions' issuance of new housing permits has fallen to one of the lowest levels in more than a decade, excluding the early pandemic slowdown. The state approved about 49,400 units in the first half of 2025, marking a modest decline from last year and well below both the recent building surge and the long-term average. Rising borrowing costs, leftover unsold units from the pandemic construction boom and broader economic uncertainty have limited builders' willingness to start projects. Single-family homes have seen the sharpest pullback, while apartment construction has held steadier, but still fall below peak activity. The national picture shows a similar trend, but overall permitting remains stronger than California's. Bay Area to Face Regionwide Vote to fund BART California lawmakers have approved SB 63, clearing the way for a 2026 ballot measure that would raise sales taxes in five Bay Area counties to stabilize struggling transit systems like BART, Muni and Caltrain. The proposal would form a new regional district under the Metropolitan Transportation Commission and could generate up to $1 billion annually for 14 years, though the tax rate would vary between counties. Supporters argue the revenue is necessary to avoid steep service cuts, while critics warn the measure could burden low-income residents and question whether agencies have done enough to control costs. To address concerns, the bill requires efficiency audits and directs agencies to explore redeveloping land around stations for housing or mixed-use projects. If approved by voters, the sales tax would take effect in 2027, pushing some Bay Area cities' tax rates to the highest in California. Threat of Lawsuit Scuttles Logistics Plan in San Bernardino The board of the Inland Valley Development Agency (IVDA) voted to scrap its Inland Valley Infrastructure Corridor project--a master plan for logistics around San Bernardino Airport--to avoid a lawsuit from the People's Collective for Environmental Justice Action. Community groups argued the plan violated California's environmental disclosure laws and would have displaced residents while increasing polluting warehouse and industrial development. This marks the third time in recent years that residents have successfully blocked similar IVDA proposals, including the controversial Airport Gateway Specific Plan. Local advocates celebrated the cancellation as a major environmental justice win but urged the agency to engage communities more meaningfully in future planning. Court Non-Ruling on Palm Springs Project Strengthens Prevailing Wage Law The California Supreme Court refused to hear an appeal over wage requirements tied to a $175 million redevelopment in Palm Springs, effectively upholding a lower court decision against the project's developer. Palm Springs Promenade LLC, backed by Grit Development, must now comply with state prevailing wage laws and may owe workers back pay for construction on the former Desert Fashion Plaza site. The company had argued that the project was exempt under the city's charter authority, but appellate judges concluded the developer controlled how construction funds were spent. The dispute began in 2017 after a labor compliance group sought a state review, and the case drew attention from the League of California Cities, which supported the developer's position. The ruling sets a precedent that developers in public-private projects cannot sidestep wage rules by invoking municipal exemptions when they retain primary control over construction. CP&DR Coverage: The (Potential) SB 79 Revolution Of all the land use and housing bills passed in California over the past decade, none has ever received as much hoopla as SB 79, the legislation that would essentially upzone all property. Mear major transit stops around the state and give transit agencies more power over zoning and developing their own property. Many years in the making, SB 79 passed the legislature on the last day of the session and is expected to be signed by Gov. Gavin Newsom. Supporters - largely from the YIMBY movement - hail the bill as the biggest step forward yet in the effort to increase housing production in California. It includes a two-tier system in which allowed housing densities depend on quality of nearby transit service. Quick Hits & Updates Measure ULA, Los Angeles's real estate transfer tax, has dampened luxury property sales and slowed housing development even as it channels money into affordable housing programs, according to a report from the UCLA Lewis Center. The study also pushes back on claims of widespread job creation, concluding that the measure has so far generated only a small number of construction jobs rather than the thousands touted by supporters. San Francisco voters recalled Supervisor Joel Engardio after he backed the conversion of the Great Highway into Sunset Dunes, a car-free coastal park that many Sunset District residents opposed despite citywide approval. While Engardio defended the project as worth the political cost, his ouster highlights broader Bay Area discontent with local leaders and divisive development decisions. Santa Clara County's $950 million Measure A bond has nearly run out of funds but exceeded expectations, supporting close to 6,700 affordable homes, far above its original 4,800-unit goal, while also enabling projects like Mountain View's La Avenida Apartments for low-income and formerly homeless residents. Despite successes, rising costs and shortfalls in rapid rehousing units leave questions about future funding, with advocates calling for continued public and private investment to maintain momentum. Santa Ana approved The Village, a redevelopment project near South Coast Plaza that will replace an underperforming retail center with nearly 1,600 homes, along with new shops, offices, bikeways and acres of public open space. The project is expected to generate about $5.5 million annually in tax revenue and create roughly 9,000 jobs, positioning the city to meet state housing goals while transforming the area into a mixed-use community hub. Los Angeles Metro released a draft EIR for a 4.5-mile C Line extension from Redondo Beach to Torrance, adding two new stations and providing a direct 19-minute rail connection to LAX and nearby Inglewood venues like SoFi Stadium. Expected to open in 2036, the project incorporates community feedback, trench designs to reduce noise and traffic impacts and is projected to draw more than 11,500 daily riders while cutting millions of vehicle miles each year. Kilroy Realty is moving to revive its long-delayed redevelopment of the former San Francisco Flower Market site in Central SoMa, filing new applications that present four possible versions of the project ranging from office-heavy towers to high-rise housing, mixed-use or institutional space. The redesigned proposals increase building heights and parking while dropping earlier promises of childcare and community space, reflecting the developer's attempt to stay flexible in a shifting market where both housing and office demand remain uncertain. San Diego Mayor Todd Gloria is proposing to dissolve the city's four community parking districts after an internal review found contract violations, questionable reimbursements and spending on overhead instead of neighborhood improvements. If the City Council approves, the city would redirect $1.8 million in annual parking meter revenue to fix sidewalks, streetlights and other infrastructure, though district leaders argue the mayor is exaggerating problems and trying to grab funds to cover budget gaps. Oakland-based nonprofit PSE Healthy Energy released an interactive map of methane leaks across the country from 2016 to 2025, including 32 occurring in California, all in the southern San Joaquin Valley. Associated with oil and natural gas production, almost all the methane leaks also included other dangerous chemicals such as benzene in concentrations hundreds of times higher than the state's short-term limits. The nonprofit said most people effected by leaks never know they are happening, and they hope to provide communities with a better understanding of how methane leaks affect health and air quality. Capitola city leaders are preparing to redevelop 46 acres of empty space at Capitola Mall into up to 1,700 housing units. Capitola City Council will need to make major zoning decisions before the project can begin. Community Development Director Katie Hurley says the council will choose between updating existing objective standards, fast-tracking updates, or adopting a form-based code. The California Department of Housing and Community Development awarded $52.6 million to two housing projects in Atascadero and Ojai, two of the areas most severely impacted by the winter storms of 2022 and 2023. These grants seek to jumpstart construction for 91 affordable rental homes, using the federally funded Distaster Revovery Housing Accelerator Program (DR-ACCEL).

1986 was a lousy year for urban planning but a relatively great year for journalism. Back then, when I was growing up in Los Angeles, my family received daily deliveries of the  Los Angeles Times , the Herald-Examiner , and even the Santa Monica Evening Outlook , which, as its name implied, was quaintly printed during the day and distributed in the evenings—often by teenagers on bicycles, the newspapers hand-wrapped with rubber bands. I am not sure that truth has ever fully been spoken to power in Los Angeles—the metropolis being the city of noir, deceit, and scandals aplenty—but there was no shortage of outlets, reporters, and discussion fostered by what was then an incredibly healthy journalism industry. California Planning and Development Report was but one specific, unusual, and much-needed addition to this thriving ecosystem. At the time, those mainstream outlets seldom covered land use, a subject that was hardly an object of discussion the way it has become today. At a time when the state and much of the country was sprawling at a steady, inexorable pace y, there wasn’t much in the way of intrigue. Under the legacy media’s watch, sprawl crept across California’s landscape, smog alerts remained common, BART was the state’s only major rail system, and downtowns were as dead as disco. In November 1986, Los Angeles voters passed Proposition U , a slow-growth measure that haunts the city to this day.  That very same month, Bill Fulton had the radical idea of covering land use and planning as a serious journalistic endeavor, and he has done so ever since. Indeed, when Bill founded CPDR , he did so in part because planning was in such a sorry and beleaguered state.  Back then, I was not remotely attuned to the niceties of urban planning and policy. But, by coincidence, I lived (part-time) in the exact same city as Bill did: West Hollywood. While my parents dragged me to stores at the Beverly Center and the theater performances on Melrose Ave, Bill was plugging away at his newsletter. I was 11 years old, but I intuitively appreciated living in a dense, lively area, compared with the dullness of the suburbs or the Valley, where many of my friends lived.  How times have changed—in both urban planning and journalism. We celebrate the 40th volume of CP&DR at a time of relative triumph for the approaches and values Bill has long promoted. What were once fringe ideas—smart growth, new urbanism, and transit-oriented development—have now themselves become the dominant ethos of planning. The rapidity with which modernist planning took over in the 20th century has been rivaled only by the glacial pace  at which we have attempted to undo the problems it introduced. But undo it we must. The smart-growth build-out is far from complete. Still, we hope our state is better for these efforts. Perhaps we can credit some of the changes to this newsletter, to Bill, and certainly to Bill’s contemporaries, colleagues, and students. I wish we could say the same for journalism.  As cities have come roaring back, their nerve centers have atrophied and disappeared entirely. You don’t need to be a journalist to know that newspapers have folded at a staggering rate: 3,200 since 2005. Some of the influences are obvious: they did not keep up with the transition to digital media and did not figure out how to monetize it. Their ad revenue was siphoned away by sites like Craigslist. They competed for attention with social media. Much of these journalists’ hard work was given away for free. Most nefariously, many papers have been eviscerated by private-equity schemes that view newsrooms not as civic resources but as distressed financial assets—worth more dead than alive. They are taking a wrecking ball to public discourse—not unlike what planners did to American cities after World War II.  We are now accompanied by many other urban-related media services. Entire websites are dedicated to urbanism, among them Planetizen and Next City, while sites like  Atlantic Cities and Curbed have come and gone. Many journalists—not just one or two—have made urbanism their beat. We have Substack newsletters ( Bill’s included ), Twitter/X feeds, and impressive citizen journalists use social media to cover and comment on urbanism Despite traditional journalism’s decline,  urban planning and the new media ecosystem surrounding it are arguably healthier than ever.  In the next 10 or 40 years, I don’t know how  that combination will play out. Where was once Bill’s humble newsletter, CP&DR has aged into a vital legacy publication--that’s good for us, I suppose. And yet,I fear the loss of civic discourse, investigative reporting, and placemaking expertise that come only with robust papers of record. Sniping on Nextdoor and holding hands on Bluesky will not suffice.   What I do know is that Bill and I, supported by our talented contributors, are going to keep trying. We e want our readers to keep trying as well. What does that mean? It means reading actively. It means participating in discussions. It means making the time to be interviewed, sharing tips when something is newsworthy, and doing all the things required to facilitate a civil society, even if other venerable institutions have failed to step up. So, while we celebrate this 40-year milestone for CP&DR and all of the great city-building that has taken place during its watch, let us redouble our dedication to a free, fair, and vibrant press -- for the sake of cities and of democracy itself.