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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 . Lawmakers Reach Deal to Fund High Speed Rail through 2045 Governor Newsom and California lawmakers struck a deal to dedicate $1 billion annually from 2030 to 2045 for the state's high-speed rail project, the largest guaranteed funding commitment in its history. The money is enough to finish the 171-mile Central Valley segment between Merced and Bakersfield, slated for completion in 2033, but not enough to extend the line to San Francisco or Los Angeles, and more funds will be needed to reach population centers like Gilroy and Palmdale. The commitment is tied to an extension of California's cap-and-trade program, which generates billions annually for climate and infrastructure projects. Supporters say the investment will create jobs and reduce emissions, while critics call it wasteful spending after years of delays and ballooning costs. 15 Jurisdictions Receive Prohousing Designation California has added 15 jurisdictions to its list of communities with the Prohousing designation. They include the cities of Adelanto, Bishop, Campbell, Chula Vista, Hayward, Indio, Lancaster, Los Altos, Santa Ana, Sunnyvale, and Woodland; the counties of Nevada, San Luis Obispo, and Tuolumne, and the town of Moraga. This status is given to local governments that adopt policies aimed at increasing housing production, such as streamlining permitting, updating zoning rules and reducing certain fees. The newly added communities are taking varied approaches, including supporting accessory dwelling units, making use of public land and adjusting regulations to encourage affordable housing. To keep the designation, jurisdictions must maintain certified housing plans, complete rezonings, comply with state housing laws and submit regular progress reports.(See related CP&DR coverage.) Los Angeles County Light Rail Extension Pushes Toward Inland Empire; Next Phase Faces Funding Troubles Los Angeles Metro opened its long-awaited A Line extension from Azusa to Pomona, a $1.5 billion project adding four new stations and expanding the world's longest light rail line to 58 miles. The nine-mile addition improves access to colleges, medical centers and the Pomona Fairplex, which will host Olympic cricket matches in 2028. Construction began in 2020 and required relocating freight tracks, with Metro now overseeing operations after the Foothill Gold Line Construction Authority completed major work. While the project was originally planned to continue east to Claremont and Montclair, the San Bernardino County Transportation Authority recently withdrew $37 million in funding, halting the Montclair extension for now. Officials say the Claremont extension remains on track, but the Montclair segment and eventual hopes of reaching Ontario Airport faces major delays. San Francisco Zoning Reform Advances, with Opposition Heating Up The San Francisco Planning Commission approved Mayor Dan Lurie's 'family zoning' plan after a contentious ten-hour long hearing that highlighted increasing division over the plan to add 36,000 new homes to San Francisco's west side and southern neighborhoods. Opposition groups said the zoning changes would displace small businesses and tenants and lead to uncontrolled real estate speculation, while Lurie says the plan is critical to make San Fransisco affordable for families and viable for small businesses. Supervisors Myra Melgar and Chyanne Chen have both introduced legislation to protect small businesses and tenants, with Lurie supporting. The group Neighborhoods United brought opposition to the plan on the grounds it never received an Environmental Impact Report from the city. The Planning Commissioners who voted against the plan criticized a lack of funding mechanisms to ensure affordable housing can be funded sufficiently, and said mere upzoning, rather than a comprehensive urban development plan, would be insufficient to tackle the city's problems. CP&DR Coverage: American Planning Assoc. Conference Preview The City of Monterey and the surrounding urban area is likely the smallest region to host the conference of the California Chapter of the American Planning Association, but it punches above its weight in terms of the complexity of urban planning challenges and issues. The region lies on the border between the Central Coast and the Bay Area, hemmed in by mountains and the Pacific Ocean. In preparation for this month's conference, which starts September 28 at the Monterey Convention Center, CP&DR's Josh Stephens spoke with Monterey Community Development Director Kim Cole; Marina Planning Manager Alyson Hunter; and Salinas Planning Division Manager Grant Leonard. CP&DR is a media sponsor of this year's conference. Quick Hits & Updates The California Supreme Court is being asked to decide who controlled $51 million in public funds used in Palm Springs' $175 million downtown redevelopment, a key factor in whether the project must pay prevailing wages. The case has broader implications for charter cities' authority in public-private partnerships, with municipal leaders warning the appellate court's ruling could undermine local fiscal autonomy while state regulators argue the private developer, not the city, controlled the construction. The Richmond City Council will weigh a sweeping plan to redevelop the 143-acre Hilltop Mall site into a mixed-use district, with new housing, retail, parks and transit links, aiming to help the city meet its housing goals. While planners and officials support the vision, residents remain split over density levels, and environmental review is expected to begin before final hearings in 2026. According to long-range projections from the University of Illinois Chicago, Fontana and Moreno Valley in the Inland Empire are among the California suburbs expected to see major growth this century. Fontana's population is forecast to rise by about 99,000 residents to more than 308,000 by 2100, while Moreno Valley could add over 104,000 residents, reaching more than 314,000. Home hardening and defensible space can cut destruction rates nearly in half, dropping losses from 80% to as low as 52%, according to a UC Berkeley-led study of five major California wildfires found that. Researchers said survival depends most on spacing between homes, siding materials and building age, but stressed that community-wide adoption of mitigation strategies is key to saving lives and homes. The Los Angeles City Council voted 11-2 to approve a $2.6 billion Convention Center expansion, despite warnings it could drain over $100 million a year from the city's general fund and threaten basic services. Supporters, including Mayor Karen Bass, argue the project will create thousands of jobs, boost downtown's recovery and prepare L.A. to host Olympic events in 2028, while critics warn it could worsen the city's budget crisis and leave a gleaming facility surrounded by deepening homelessness. A large majority of Los Angeles residents support building more affordable apartments, even in neighborhoods now zoned for single-family homes, according to a UCLA Lewis Center poll. The study suggests many Angelenos are willing to allow higher-density housing across typical single-family streets to help ease the city's housing shortage and expand affordable options. The Solano County Board of Supervisors voted to support state legislation that would allow California Forever to construct a shipbuilding facility in Collinsville. The legislation would override voter approval for development, and public comment before the vote was highly critical of the plans, which opposing residents said would eliminate local control over development and the environment. Researchers at Occidental College released a report on Los Angeles's Measure ULA, the "mansion tax" passed by voters in 2022. In April 2025 the UCLA Lewis Center released a report titled Taxing Tomorrow which found that the tax was hurting the real estate market. The report found that Taxing Tomorrow came to "premature conclusions" based on "questionable methodology, limited data, and flawed analysis". Los Angeles has launched its largest affordable housing funding round ever, offering $387 million to developers, most raised through Measure ULA's “mansion tax” on property sales over $5 million. Unlike past funding cycles, the city will now award money based on a percentage of project costs, covering anywhere from 30% to 100%, to accelerate construction, preservation and adaptive reuse projects. California lawmakers are considering paying Valero between $80 and $200 million to cover maintenance costs for the Benicia refinery near San Francisco. The plant is scheduled to close in April of next year, and would be the latest refinery closure in California. Over the past year Governor Newsom has encouraged California regulators to work with oil companies to prevent closures in an effort to contain fuel costs which are already the highest in the country. The California Theatre in San Diego has been listed for sale as an immediate redevelopment opportunity. The half-acre property has fully satisfied historical requirements for redevelopment, and listing agent Jason Kimmel described the property as a key component San Diego's long-term plan for the civic center area.

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 Reaches Agreement with Artesia to Update Housing Element The Attorney General's Office and the Department of Housing and Community Development reached a settlement that will bring the Los Angeles County city of Artesia into compliance with Housing Element law. In 2023, HCD found Artesia to be out of compliance with the Housing Element Law. HCD issued a letter of inquiry, inviting Artesia to explain its non-compliance in May 2023. The city responded with a proposed timeline for compliance, but then failed to meet its own deadline. HCD issued a Notice of Violation (NOV) in October 2024. The agreement, which is in the form of a proposed stipulated judgment and must be approved by the court, lays out deadlines for the city to revise the housing element. Under the settlement, Artesia will take several required actions to adopt a compliant housing element no later than January 2026. The housing element will plan for 1,069 new homes, including 608 that will be affordable for very low-, low-, and moderate-income Californians. Artesia will face civil penalties of at least $10,000 per month from January 1, 2025 to the compliance deadline of January 2026. Artesia must acknowledge that the “Builder's Remedy”— a provision in the Housing Accountability Act that requires local permitting authorities to process certain housing project development applications, regardless of zoning or general plan consistency — is in effect until the City has an updated housing element. Bill to Soften Los Angeles "Mansion Tax" Dies When Mayor Unexpectedly Revokes Support Los Angeles Mayor Karen Bass worked with state lawmakers to draft a bill that would scale back Los Angeles' “mansion tax,” arguing it discouraged housing construction, but the plan collapsed when she withdrew it hours before a key vote. The proposal, known as SB 423, would have reduced taxes on recently-built apartments, shopping centers and warehouses, while maintaining higher rates on luxury homes, with the aim of stimulating development. Supporters of Measure ULA, the voter-approved tax on property sales over $5.3 million, denounced the move as an attempt to undermine voters' will and warned it could slash revenue for affordable housing and homelessness programs by up to 30%. Business groups and real estate advocates were split, with some calling the changes insufficient and others viewing them as a necessary correction to keep projects viable. Bass and the bill's co-authors vowed to revise the legislation and bring it back in January, while opponents of ULA continue on with a separate statewide ballot measure that could nix the tax entirely. (See related CP&DR coverage .) California Rep. Liccardo Co-Sponsors Federal Housing Bill U.S. Reps. Sam Liccardo, D-Calif., and Mike Flood, R-Neb., introduced legislation aimed at making it easier for cities to use federal money to build affordable housing. The Unleashing Needed Local Options to Construct and Keep Housing (UNLOCK) Act would loosen restrictions on how municipalities spend Community Development Block Grant (CDBG) funds. Efforts stem from feedback gathered by the House Subcommittee on Housing, which sought input from local governments on ways to reduce red tape in federal housing programs. “When Mountain View shared their idea, I jumped at the chance to bring this idea to fruition in Congress,” Liccardo said — referring to the city in his district that recommended expanding CDBG flexibility. “As Mayor of San Jose, I saw firsthand how cities are forced to face the brunt of the housing crisis without the federal money to match the magnitude. Easing restrictions on municipalities' use of CDBG funds will help us meet our communities' growing needs faster.” Mountain View, Calif., officials said the city has five affordable housing projects in its pipeline that could benefit from the change. Flood said the measure would also help communities in his state: “This targeted legislation would give communities across the state the flexibility to use CDBG dollars to directly address housing supply needs.” The bill has backing from the U.S. Conference of Mayors, National Association of Counties, National League of Cities and other national housing organizations. Federal Land Management Rules Could De-emphasize Conservation The Department of the Interior may repeal a Biden-era land management rule that had elevated conservation to the same priority as development on federal lands. The 2024 rule allowed public property to be leased for ecological restoration, but critics in industry and agriculture argued it threatened energy production, grazing and recreation. Burgum and other opponents said undoing the policy would preserve access for multiple uses and safeguard local economies, while environmental groups countered that the move undermines federal law and favors extractive industries. The proposal aligns with broader Trump administration efforts to expand drilling, mining and logging across Western states. Once formally published, the rollback will undergo a 60-day public comment period, setting up a clash between conservation advocates and industry supporters over the future of public lands. CP&DR Legal Coverage: Judge Sides with HCD in Beverly Hills Builder's Remedy Case A Los Angeles judge has ruled that the addition of a hotel and the subtraction of some affordable housing units doesn't cause a Beverly Hills developer's vested rights under the builder's remedy law to expire. Rather, he wrote, the two changes fall - just barely - within the law's provision that a developer can change both affordable housing and square footage by 20% without surrendering the vested rights. This marks the second time in recent months that an L.A. judge has relied heavily on interpretations from the Department of Housing & Community Development on the vested rights question. Judge James Chalfant recently ruled a 90-day window to respond to incompleteness letters resets each time a new letter is received, based in part on HCD's interpretation. Quick Hits & Updates San Diego's Metropolitan Transit System voted to postpone a proposed 2026 sales tax measure until 2028, opting instead for its first fare hike since 2009 and other stopgap measures to address a projected $250 million deficit. The plan includes raising fares by up to 20%, diverting $225 million from capital funds to operations and considering service cuts and pension payment adjustments. President Trump issued an executive order to establish a “National Center for Warrior Independence” on the West L.A. VA campus, calling for up to 6,000 housing units for homeless veterans by January 2028, but the details of the plan are being developed largely behind closed doors, with nondisclosure agreements, lack of public input and blocked access for veterans and Congress. A Los Angeles City Council committee voted to move forward a plan that could end mandatory parking requirements for new housing, giving developers the option to build with little or no parking. Santa Monica City Council approved a one-year pilot program letting developers meet affordable housing rules by building units off-site, rehabbing old ones or paying fees, in hopes of jump-starting stalled projects amid high costs and interest rates. Supporters say it could unlock thousands of units, but critics, including the mayor, warn it risks reinforcing segregation and weakening the city's commitment to integrated affordable housing. Anaheim officials are in early talks with startup Swyft Cities about a $125 million gondola system that could connect Disneyland with major destinations like the Honda Center, Angel Stadium, ARTIC and the Anaheim Convention Center. The 3.8-mile route under discussion would run along Katella Avenue with a five-minute end-to-end trip. The Trust for Public Land's 2025 ParkScore index ranked Irvine second place nationwide for park acreage, access, amenities, investment and equity, credited largely to its Great Park project. San Francisco also placed near the top, ranking in the top ten for its strong park access and sustained investment, and San Diego ranked 22nd. A federal judge in San Francisco ordered the U.S. Fish and Wildlife Service to decide within nine months whether the San Francisco Estuary's white sturgeon population should be listed as threatened under the Endangered Species Act. The agency had sought until 2029, citing staff cuts and a backlog, but the presiding judge ruled that its delays were partly self-inflicted and couldn't override statutory deadlines. The estimated price of a planned expansion and refresh of the LA Convention center has risen to $2.7 billion, up $483 million from six months ago, intensifying uncertainty about whether the center will be ready in time for the 2028 Olympics. The city is counting on two planned digital billboards to contribute revenue, but approval is uncertain and the city would have to come up with $111 million a year through 2058 to cover expansion costs. Most of the increase comes from the Department of Water and Power, which issued higher estimates for relocating utilities. LADWP also warned that the project would likely cause delays to the planned rail line to the San Fernando Valley and other projects as staff would have to be diverted. A new study found San Diego has the second-oldest homeowners in the nation, with an average age of 54, just behind Los Angeles at 55. Despite the metro area's median age of 39, high housing costs, stagnant wages, and policies like Prop. 13 have kept older homeowners in place while younger residents leave or continue renting, making nearly half of San Diego households renters. The Sacramento Area Council of Governments announced that the region constructed 12,500 homes in 2024, the highest in a year since 2005 and surpassing current annual targets. To meet the current goals, the region will need to add 278,000 new housing units by 2050. SACOG pointed to policies such as removing parking mandates, streamlining approvals, and more flexible zoning as key to the increased construction.

The City of Monterey and the surrounding urban area is likely the smallest region to host the conference of the California Chapter of the American Planning Association, but it punches above its weight in terms of the complexity of urban planning challenges and issues. The region lies on the border between the Central Coast and the Bay Area, hemmed in by mountains and the Pacific Ocean.  In preparation for this month’s conference, which starts September 28 at the Monterey Convention Center, CP&DR spoke to local planners involved in conference planning to give conference-goers a preview of what they might observe on the ground in mobile workshops and in sessions influenced by the host region. Fittingly, we spoke on Admission Day, which commemorates the date when California was admitted to the Union. As the former capital of Spanish and Mexican Alta California, Monterey is the only city in the state that takes Admission Day as a holiday.  CP&DR’s Josh Stephens spoke with Monterey  Community Development Director Kim Cole ; Marina Planning Manager Alyson Hunter; and Salinas Planning Division Manager Grant Leonard .  How do you characterize your cities? Alyson Hunter, City of Marina: We're a small city. We're about 22,000 people, and we've got about 3 miles of coastline on Monterey Bay. One of the most interesting and fascinating, and, from a planning perspective, challenging parts about working for the City of Marina is that geographically, half of our city is the former Fort Ord Army Base. In the mid-’90s it was closed down, and several cities and other public entities got the land.  Historically, we've been a bedroom community, both to the base and to the other larger cities around, like Salinas and Monterey. But we are trying to create some job-producing development here. We've got exciting Joby Aviation happening at our little Marina airport, manufacturing EVTOL flying machines. We're trying to grow both residentially and commercially, with niche manufacturing to keep up with our big neighbors to the north and south. Kim Cole, City of Monterey: Monterey is a historic town. We were the capital of Alta California, and the State of California constitution was written in Monterey. And before all of that, we were a Native American village. We have layers of history. Building on that today, I think about our town as being focused on the environment and education. I think when you hear the debates in our town, a lot of it centers around how to preserve the National Marine Sanctuary and the city's relationship to the sanctuary. And in terms of education, we have the Monterey Bay Aquarium, a junior college, and two of our three military bases are focused on education: the Naval Postgraduate School and the Defense Language Institute for the Army. That creates a really dynamic environment to work in. Grant Leonard, City of Salinas: We're the largest city on the Central Coast and in Monterey County. We're an ag town, principally, also a bedroom community. We actually contribute commuters to the Bay Area. Many residents leave as early as 5 a.m. to get to work in San Jose. But we're enjoying a moment of revitalization in our downtown, which is really thriving. We're expanding our industrial and business parks, including a new Amazon warehouse and distribution center. We're also, like Marina, trying to maximize the use of our airport through new aviation technologies. And we're a growing city. We have three future growth areas with 10,000-15,000 homes. Two of the three planning areas are entitled, and we’re currently doing the specific plan for the third one. Those are all based on New Urbanism: more walkable communities, balance of shops and commercial and recreation opportunities, schools, but also principally housing.  Our main priorities continue to be, from the community and council, economic development and housing. We're the first city in the area to have a certified housing element this cycle. A major right now is on rent stabilization, tenant protection rights, and then “expanding the pie,” as the politicians like to say, for economic development. How do the state’s housing shortage and affordability constraints play out in your region and cities? Hunter: Like Salinas, Marina was also certified early for this cycle, because we are one of the few cities on the peninsula proper that has actually built a couple thousand homes over the last 15 years. Our RHNA number was very low because we're already building a ton of housing. We're trying to encourage commercial development to help meet the job–housing balance. We have our third big master plan project just coming online under construction right now. But our number one constraint is water. We're all under different water rules, even in this small geographic area, which is another planning challenge/nightmare. Coastal cities have had particular challenges with RHNA because of geographic constraints. How has RHNA treated Monterey?  Cole: The city has a current housing stock of about 13,000 housing units. We received a RHNA allocation of 3,654 units. We're working on implementation of all our programs, but despite all that, we're not really seeing housing growth. The reason is infrastructure constraints. The City of Monterey and a couple of our adjacent jurisdictions are subject to a cease-and-desist order from the State Water Resources Control Board. It's been well over 20 years of our region trying to find water. We are not part of the State Water Project. There's no importing of water from outside the region. Our region has been looking at recycled water. And we're actually importing water from the Salinas Valley, cleaning that water, and ultimately injecting it into our aquifers. The first round was successful. Our local water district is trying to expand that service.  The third arm to that is a very controversial regional desal plant in Marina. The Coastal Commission has approved it. The PUC recently made a big decision. What our region has to show is that it produces enough water over a two- or three-year period that survives drought conditions that the State Water Resources Control Board will lift the water moratorium. What has it meant for the last few years? Monterey cannot set a new water meter in our city. Every sink and toilet in our city for residential construction is counted by our regional water district, and other uses, like commercial, typically are limited to square footage. If you have an existing retail space, you're limited to that square footage. You can't increase. So the only development we've really been doing is where they can squeak out an additional bathroom from a house, maybe take out some other extra fixtures and build ADUs. Our big project is converting an old office building on Garden Road from office to 64 residential units, 12 of which are dedicated towards our inclusionary housing program.  So, even though we received a very large RHNA number, we're unable to produce housing because of the cease-and-desist order. So every glass of water at the conference is precious. Cole: Yeah, so you better drink it! How different, or similar, is the situation in Salinas? Leonard: Kim mentioned Monterey has about 13,000 housing units total. Our future growth area has 12,000 to 15,000 housing units yet to be built, so quite a different scale. Housing in Salinas is really a story of one farm field conversion to a subdivision after another. And home values are a little lower—you can get a 3-bedroom, 2-bath home here for probably 50 to 70% of the cost of what it is on the peninsula. So instead of a million, it'll be $700,000 over here. What we have a real issue with is overcrowding and habitability. Our lower-income community members end up doubling up, tripling up.  I think one thing that's maybe not talked about enough in California, is people are retiring, and they're holding on to their houses when their kids move out. You have a lot of housing stock built for families that now has one or two people in it. In Salinas there are neighborhoods that are much less populated and have very nice homes, and then you have neighborhoods that are really overcrowded. One of the things we're working on with our general plan update, Salinas 2040, is increasing the allowed density throughout the city, so everywhere can basically be upzoned. That'll speed forward some redevelopment projects that we're looking at. Our revitalization plans for East Salinas and also Chinatown all have housing as a key component. Are you going to be annexing at all to accommodate those 13,000 units, or can it all be done by upzoning and infill? Leonard: The future growth areas are already annexed. They were identified in the late 1980s with a memorandum of understanding with the county. They were then annexed in 2008, right as the Great Recession was happening. The planning for them for two of the three locations was finalized in 2019 and 2020, just before COVID. So, it's been a series of planning steps, and each one has seemed to be hit with a large outside factor that delayed it, whether it was no savings and loans in the 90s, and then the recession in 2008, and then COVID. But they're already annexed into the city, and we don't have plans for any future annexations, except for one business park on the north side of town. Our main focus with the new general plan for 2040 is infill and upzoning. Is HCD sympathetic to Monterey’s water constraints?  Cole: HCD has been very proactive in their enforcement of the housing element. They’re reviewing all of our rezonings, and they’ve already required one amendment.  As far as sympathy goes, RHNA doesn’t look at water supply. The City of Monterey received more units because of socioeconomic factors. Our original allocation was about 1,600 units, but when the regional government looked at equity issues, we got double that number. Everyone knows Monterey, Pacific Grove, and nearby cities can’t build that  many units until the cease-and-desist order on water is lifted. The real issue is environmentalism. Our region is very environmentally forward, and there’s strong concern about desalination in the National Marine Sanctuary. Desal would give us a stable water supply and allow us to lift the cease-and-desist order. But politically, it’s controversial. Many people want to protect the bay and live only on our existing water resources. In the next two years, we’ll likely see whether desal is constructed or not.  Leonard: Salinas has similarities to other mid-sized cities and ag towns. Our water issues differ from the peninsula’s—we rely on groundwater and the Salinas River Basin, since we’re not on the state aqueduct system. A new state law created the Salinas Valley Basin Groundwater Sustainability Agency, which must bring our aquifers into balance by 2050. That could mean pumping restrictions, new fees, or an “extraction barrier,” essentially a light version of desal, because seawater contamination is already moving inland. Agriculture uses 90% of the water in the valley; urban areas use 10%. The expectation is that agriculture will take the bigger hit. We face aging infrastructure for stormwater, sewers, and roads. Building new highway interchanges, even for safety, is prohibitively expensive. Economic development is another challenge—we’re working to retain and expand businesses, but there’s uncertainty about federal funds and real impacts on the local economy. In East Salinas, immigrant communities are fearful, which has hurt local businesses. Our United Business Association is really struggling this year.  Hunter: I've been in public planning for 28 years in Coastal California, dealing with the Coastal Commission and their various idiosyncrasies. I'm finding it fascinating now that HCD has grown into this whole different, massive thing that did not exist a few years ago. Housing elements a few years ago were kind of like a checkbox thing, no big deal. And now it is the biggest thing.  I'm observing this clash of the titans between these two state agencies, where previously nobody messed with the Coastal Commission—they were in charge, and whatever they wanted happened. I'm finding this new dynamic fascinating, and I'm curious what this group thinks. Hopefully this will come up at the conference, because it's a critical component for coastal communities trying to deal with their housing requirements. Cole: I would expand it in terms of the clash of the titans at the state level that we're experiencing. It's the Coastal Commission, it's HCD, it's the State Water Resources Control Board, and now it's fire regulations.  If you look at Monterey, we are a heavily forested community. A huge portion of our city is in a very high fire hazard zone, or in a sea level rise zone. And my question is, for the state, who's going to win, or who's going to arbitrate? I don't know if we can achieve it all. Right now, each state agency tries to achieve perfection in their own area, and they all have jurisdiction over Monterey. The question is: how are we going to find some middle ground? Some days the Coastal Commission area may lose out, other days housing may lose out. And the Caltrans Division of Aeronautics. We have an airport in our city. We're 8 square miles, and when you layer and layer and layer, it's really hard to push development forward. There's going to need to be some middle ground. Hunter: That makes me wonder about regional planning, and how we might need to divest ourselves of our small municipal boundaries, and really start—especially with sea level rise, coastal hazards, wildfire—we might need to have that conversation. A lot of planners would not go on the record saying “divest power.” Hunter: Infrastructure-wise, things are regional. Kim's talking about their regional airport. In Marina, just outside our city limits, we have the regional sanitary landfill attached to the regional wastewater treatment facility—a gigantic operation that serves the whole region. I think we're going to have to talk about it eventually. Which new state regulations have affected you?  Leonard: Just on state regulations—where it’s really affected Salinas has been on the housing front. ADUs are being allowed by-right; we’re processing hundreds each year. We’re getting SB 330 applications to streamline or circumvent local regulations, making everything objective design standards, removing discretionary review. We’re even seeing some SB 9 applications. It might have taken a couple years, but we’re seeing the full effect of those 2019–2020 housing laws now. Hunter: For Marina, we’re fortunate. We’re not under the thumb of HCD as much, since we’ve already built our RHNA numbers for this cycle. But it’s still a struggle—there are only two planners in Marina right now, myself included. Staffing is difficult everywhere, and implementing new laws constantly coming at us is very challenging. Cole: ADUs are working because they don’t require new water meters. SB 9—we allow up to six units on a single-family parcel, exceeding state minimums. But we’re not seeing that development because we can’t set new water meters.  You’ve got a couple hundred planners coming to the region, all interested in these issues. What would you like them to notice about your area as a whole and your respective cities? Cole: We've been talking about rough patches, but we've had regional successes too. The groundwater replenishment program is a major success. The busway that's about to start construction, two regional bike paths, the coastal trail, rental assistance programs, historic resources. There’s a lot to see on the peninsula, between all the cities. And then there’s the agricultural powerhouse of the Salinas Valley, plus the military bases. There’s a great classroom for planners to see what has been done. Leonard: There's going to be one mobile workshop to downtown Salinas. Salinas has a lot of history—John Steinbeck, Cesar Chavez, the labor movement. In the 1930s, because agricultural technology advanced, even though it was the Depression, Salinas was a very wealthy city. We've got a lot of architecture from that period—Craftsman, Queen Anne Victorians, Art Deco. We had three movie theaters in a two-block radius downtown, two of which still exist and are designated historic. Plus, we'll present our East Salinas District Identity Master Plan, which combines neighborhood branding, public art, economic development, and streetscape improvements to create a unique feel for the neighborhood. It's not about gentrification—we want to revitalize what’s there so the community stays and benefits.  Hunter: There’s going to be a bus ride mobile workshop through the former Fort Ord, touching on some of the Marina development. Marina is super-interesting. We are a young city, incorporated only in 1975. We came up as a service community to Fort Ord, similar to Seaside but much smaller. After just 20 years, the Fort Ord closure doubled our size and caused tremendous growth. It's safe to say Marina has had some growing pains, but we’re moving forward, modernizing, and getting our feet on the ground with new master plan developments. This interview has been condensed and edited for clarity.  Contacts   Kim Cole,  Community Development Director, City of Monterey, Alyson Hunter , Planning Manager, City of Marina,  Grant Leonard , Planning Division Manager, City of Salinas,  Image Credits Marina State Beach: California State Parks  Salinas Arch: Wikimedia Commons Monterey Harbor & Downtown: Wikimedia Commons 

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How Will SB 79 Affect Local Planning in California?

Eight years ago, the legislature adopted legislation to permit “Enhanced Infrastructure Financing Districts,” which would have used tax-increment financing to facilitate tricky developments that jurisdictions considered important. Arguably, few infill projects in the state are more important than the Sacramento Railyards, a 220-acre expanse adjacent to the city’s downtown. And yet, when the Sacramento City Council recently tried to expand the boundaries of an existing EIFD it had planned to help finance development of the Sacramento Railyards, it was rejected. State law requires that if more than half of existing local residents object, the EIFD must be abandoned. Frustrating as the vote might be for the project’s boosters, that sort of stakeholder input is an inherent part of EIFD law. The regulations were intended, in part, to counter the opacity of the state’s former redevelopment system. “If anything, this demonstrates that the process works,” said consultant Larry Kosmont, who works on EIFDs and infrastructure financing. “We want full disclosure. This validates that the notification process will result in community input, which is the intent of it.” The main sticking point for current residents seems to be how much affordable housing will be included when the project is completed. The developers plan to have about 6 percent of the total number of units be affordable; residents and a local service workers’ union asked for at least 25 percent. The city’s Housing Element, filed with the state in 2021, states that “the City shall require a 20 percent set-aside for affordable housing in all new enhanced infrastructure financing districts to the extent permissible by State law.” Currently, there are only two housing developments completed within the proposed expanded EIFD boundaries, with a total of about 500 units, but they are not all rented out. The Wong Center specifically offers affordable housing for seniors. The AJ is a mixed-income development that counts 20 percent of its units as affordable. That means that about 45 percent of the housing built so far is affordable. "That's a great ratio," said Unite Here Local 49 representative Sonya Karabel. "But the final plan is that more than 94 percent of the rest will be market rate." "Our members work in the service industry in downtown Sacramento," said Karabel. "They are the low-income workers who need affordable housing near downtown. Six percent affordable housing isn't enough." Sacramento City Councilmember Phil Pluckebaum, who is head of the Railyards Authority, did not respond to requests for interviews from CP&DR. First envisioned two decades ago, and formalized in a 2007 environemntal impact report, the original Sacramento Railyards development plan had focused on renovating the vintage brick warehouses for big-box retail, and on adding housing as well as a new stadium or arena. State grants allowed that first developer to begin work on some of the extensive environmental mitigation that was needed due to the industrial nature of the area, as well as new roads and bridges and improved stormwater and sewer facilities.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . San Francisco Mayor Proposes Suite of Land Use Reforms San Francisco Mayor Daniel Lurie announced six new legislative reforms, which he described as "common sense". Introduced to the Board of Supervisors last week, the reforms are part of the mayor's PermitSF initiative to simplify the city's permitting process. The changes include eliminating the screen or fence requirement for driveways to allow people to park in their own driveways, loosening restrictions on historic building usage to keep spaces occupied and avoid disinvestment, and making it easier to install commemorative plaques. Permitting fees for projects over $100 million would be reduced and fee timing made more predictable, and ADU rules would be aligned with state laws to make it easier to add such units. Finally, the changes would remove a requirement for excavation permits to file a parking plan with SF Public Works. Mayor Lurie also announced Permit Center customer service changes, including a new process for rooftop solar and energy storage permits, and rolling out "over-the-counter" remodel permits to restaurants seating under 50. There are also new protocols for case escalation when the city asks an applicant for more than three revisions to their plans, and the requirement to meet with city staff before filing permit applications for larger projects has been removed. Housing Development Would Double Size of City of Gonzales The Gonzales City Council unanimously approved the Vista Lucia housing project, a 3,498-unit development that has been in discussion for over two decades, potentially almost doubling the size of the town. The plan covers 771 acres and will unfold over 30 years, featuring a mix of single-family homes, apartments, mixed-use units, and affordable housing built by nonprofit CHISPA. Community amenities include a donated site for an elementary school, nearly 80 acres of parks and open space and a network of trails, walkways and bikeways. While some advocates pushed for denser housing to ensure greater affordability, councilmembers and many residents favored the current plan, emphasizing opportunities for community growth. Final approval still depends on annexation by the Local Agency Formation Commission of Monterey County. California's Newest National Monument Opens Near Santa Cruz The Cotoni-Coast Dairies National Monument, north of Santa Cruz, is opening to the public after years of preparation and delays since its designation by President Obama in 2017. Spread across 5,800 acres, the site offers ocean-view terraces, redwood forests, canyons and wildlife habitat, with nine miles of multi-use trails ready and more planned. The designation endcaps a decades-long fight against development proposals like luxury housing, oil drilling and a power plant. Concerns about overcrowding, parking and habitat protection slowed the process, but federal agencies, conservation groups and Indigenous communities worked together on restoration, cultural surveys and trail-building. Starting last month, visitors can explore the monument daily, with improved access for hikers, cyclists and people using adaptive bikes. Report Faults Bureaucracies for Delays in Infrastructure Development A report released by Circulate San Diego highlights how transit agencies lack the authority to construct projects without navigating numerous third-party permits from governments, utilities and agencies. The report details case studies where permitting delays added costs to projects ranging from High-Speed Rail to small busways, while contrasting them with SANDAG's Mid-Coast Trolley, which benefited from unique statutory powers. Speakers emphasized the urgency of reform, linking permitting barriers to climate change, housing shortages and economic challenges. The report recommends empowering transit authorities with direct permitting authority, incentivizing streamlined processes at the local level, expanding CEQA exemptions for sustainable projects and strengthening Caltrans' role in transit leadership. CP&DR Coverage: Small Cities Support Ballot Measure to Limit State's Land Use Authority The proposed “Our Neighborhood Voices” (ONV) ballot measure would call for a constitutional amendment declaring that local authority overrides state authority in most land use matters. A version of it first arose in 2021 and was proposed for the 2024 ballot, but it faded for apparent lack of funding. Supporters are feeling newly emboldened as cities have struggled with the state over their Sixth Cycle RHNA obligations and various state overrides on housing. A handful of cities— including some pricey coastal cities in North County San Diego — are speaking out, lest the Seventh Cycle puts further burdens on them. With next year's statewide election in the offing, supporters are resuming their campaign. Quick Hits & Updates Santa Clara Valley Water District has officially canceled the long-debated Pacheco Reservoir project after costs ballooned from under $1 billion to more than $3 billion, with no partner agencies willing to share the financial burden. After spending $100 million on planning and studies, the district will now focus on alternatives such as expanding groundwater storage, water recycling and upgrading existing reservoirs, while critics and environmentalists welcomed the decision as both fiscally and environmentally sound. Developers have filed plans to redevelop Golden Gate University's downtown San Francisco campus with either a 700-foot office tower or a 650-foot mixed-use tower that would combine offices with 370 housing units. Lincoln Property and McCourt Partners, working with architecture firm SOM, say the project would provide financial support for the university while adding new commercial and residential space to the Financial District, though the school's long-term presence at the site remains uncertain. Horton Plaza, once a celebrated anchor of downtown San Diego, has fallen into foreclosure after developer Stockdale Capital Partners defaulted on a $360 million loan tied to its conversion from a mall into a tech-focused office campus. The property, valued at around $400 million, was returned to lender at auction and experts note the city missed a chance to acquire it for just $130 million, leaving its future redevelopment opportunities uncertain. (See related CP&DR coverage .) Santa Clara County Planning Commission is considering major changes to rural and agricultural zoning rules, restricting conversions of farmland to non-farming uses and establishing maximum building coverage limits for non-agricultural purposes. The new zoning would also simplify categories for agriculture-supportive uses and eliminating the Winery categorization in favor of individual use classifications. Local winery operators expressed significant concern about the effects this would have on their operations, saying the changes could force many wineries out of business. The Trump administration cancelled $427.6 million approved for offshore wind infrastructure in northern California. The funds were to help construct a marine terminal in Humboldt Bay for the assembly and deployment of floating turbines along the California and Oregon coasts. Project leaders said they would continue with the project, although a delay of several years beyond the projected 2029 opening date is likely with the revoked funding representing around half of the total project price. The project will continue to look for alternative funding, including through CA Proposition 4, a climate bond passed in November that included $475 million for offshore wind energy. Los Angeles City Council has approved a 51-story, 526-unit residential and ground-floor retail tower in South Park to a site currently used as a parking lot. While the project reflects strong demand for downtown housing, experts note that high interest rates, rising construction costs, tariffs and labor instability could delay or derail its groundbreaking despite the neighborhood's steady 90% occupancy and growing appeal as a residential hub. San Francisco will allow Waymo robotaxis and Uber and Lyft black cars to operate at designated points along Market Street's 10-block car-free stretch, as part of a limited trial aimed at revitalizing downtown. While Mayor Lurie and business groups say the move will boost theaters, restaurants and hotels, transit advocates, cyclists and taxi drivers argue it undermines hard-won car restrictions, risks congestion and favors higher-cost services over affordable options. Dust from the Salton Sea's expanding shore area accounts for less than one percent of total small particle pollution in the Coachella and Imperial Valleys, according to a report from the Pacific Institute. California has spent $49 million on dust supression around the Salton Sea, but some researchers are suggesting exposure control such as air quality alerts, distributing filters, and weatherizing homes, can be more successful and cost-effective due to the sheer number of pollution sources. The region is one of the most polluted in California, with communities experiencing asthma and health problems at extremely high rates. San Diego City staff released a new draft of the Clairemont Community Plan Update, proposing to allow higher density housing and taller construction around Blue Line trolley stations in the neighborhood's center and redeveloping parking lots into mixed-use spaces. The vast majority of the neighborhood would remain zoned for single homes, including areas such as Bay Park well within walking distance of trolley stations. Housing and climate advocates criticized the plan as a small fix that does position the city to meet their housing and emissions goals.

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 . High Speed Rail Accelerates Construction Timeline Despite Federal Pushback California's High Speed Rail Authority is accelerating the timeline for 2026 rail instillation, approving issuance of invitations for bids for high-speed rail components for the initial 119-mile Central Valley segment of the line. The Authority gave a total approved cost of $507 million with 6 to 12-month lead times for these contracts. Meanwhile, the Trump administration is set to cancel more a $175 million dollar federal grant for track, overcrossings, and a station in Madera, citing slow progress and cost overruns. The High-Speed Rail Authority accused the administration of politically motivated cuts, and said progress is being made, with 171 miles under design and construction in the Central Valley with 70 miles of guideway and 57 structures already complete. The original 2008 plan for 800 miles of high-speed rail spanning from LA to San Francisco was estimated to cost $33 billion. The HSRA's current focus of a Bakersfield - Merced line is now estimated to cost $35 billion, with entire project believed to total between $89 and $128 billion. Despite years of delays and cost overruns, support for the project remains strong among Californians. U.S. High Speed Rail, a nonprofit advocacy group co-chaired by former Republican congressman and USDOT secretary Ray LaHood, found that 62% of Californians support building the project. (See related CP&DR coverage .) Yucaipa Approves Controversial Warehouse Development The Yucaipa City Council narrowly approved an update to the Freeway Corridor Specific Plan, clearing the way for the Pacific Oaks Commerce Center, a two-million-square-foot warehouse and office project. The revision shifts some development reviews from public hearings to administrative approvals, increases business park space and reduces regional commercial capacity while adding limited new housing. Supporters emphasized the project's financial benefits, including $14 million in impact fees and $35 million in required infrastructure investments, framing it as a long-term economic opportunity after years of delays. Opponents, including Mayor Pro Tem Chris Venable and many residents, argued the plan reduces government transparency, exaggerates infrastructure benefits and will worsen pollution, traffic and the loss of open space. The ordinance requires a second council vote before final adoption, which would make the project one of Yucaipa's largest recent developments. (See related CP&DR coverage .) Cupertino Defies State on Application of Builders Remedy The City of Cupertino is embroiled in a legal clash with the Department of Housing and Community Development over how long developers have to fix incomplete housing applications. Via a letter recently sent to HCD, the city insists the Permit Streamlining Act allows just one 90-day correction period, after which a project expires, while the state says each new incompleteness ruling resets the 90-day clock indefinitely. The dispute has already triggered lawsuits from developers, backed by housing advocacy groups, who argue Cupertino wrongfully rejected projects and is violating state housing law. If courts side with developers, projects could bypass local zoning under the builder's remedy, a consequence tied to Cupertino's delayed housing plan compliance. As the state reviews Cupertino's response, advocates warn the city is risking further legal trouble while resisting pressure to deliver thousands of new homes, including affordable units, by 2031. (See related CP&DR coverage .) Oakland to Create City Office to Address Homelessness The City of Oakland will create the Office of Homelessness Solutions, funded by newly available Alameda County tax revenue from Measure W. The office will focus on building shelter capacity and rehousing individuals to prevent 2,500 people from becoming homeless per year. Currently around a third of Oakland's 5,500 homeless residents are sheltered. The city has not shared how many staff will be hired for the new office or whether any existing city employees from other departments will be reassigned. Oakland's chief housing policy director Sasha Hauswald will serve as the office's interim chief. The initiative comes as Oakland struggles to address homelessness amidst financial constraints, with multiple shelter bed vendors ceasing work with the city because of delayed payments. A portion of Measure W funding will also be used for permanent housing for previously homeless individuals. Report Details Population Trends for Los Angeles County The USC Lusk Center for Real Estate released its inaugural State of Los Angeles County Housing and Neighborhoods report, a comprehensive report on the housing and demographic landscape of the county. The report found that the immigration-driven growth of the 20th century has reversed, with the county's population falling by 5 percent since 2015. The share of households with children has fallen to below the national average, but housing demand has stayed strong thanks to an increase in total households. The center found that new housing is being built far too slowly for demand: total housing construction has fallen drastically since the 20th century, and the vast majority of new units are out of reach for lower-income families. Additionally, the permit to completion times of projects in LA are nearly triple the national average. The home ownership rate is at 45%, the lowest in over 50 years, with the steepest declines in home ownership since 2010 coming for middle-class families and Black families. The rental market remains one of the most expensive in the nation, with more than 90% of renters earning under $50,000 spending over 30% of their income on housing. Homelessness continues to grow, although the increase in housing options for homeless people reduced the unsheltered rate to a 10-year low of 65%. The vast majority of unhoused Angelenos lived in the city before becoming homeless, showing the link between housing affordability and homelessness. (See related CP&DR coverage .) CP&DR Coverage: A New World of Exactions A couple of weeks ago, the appellate court in Sacramento ruled on the merits of the famous Sheetz exactions case , which went to the U.S. Supreme Court last year. The case got kicked back down to the Third District Court of Appeal because SCOTUS, characteristically, did not rule on the merits of the case. Instead,SCOTUS ruled against the standard California practiceof giving cities and counties more leeway on exactions if they are imposed by a legislative act - such as a General Plan - rather than on a one-off project-level basis. Back in the Third District Court of Appeal, a three-judge panel said averaging was good enough. That's almost certainly not the end of the story . Sheetz is represented by the Pacific Legal Foundation, the public interest law firm that raises funds for pro-property rights cases and does not charge its clients. That means a certain trip back to the California Supreme Court - which may again decline to take the case - and to SCOTUS. Quick Hits & Updates U-Haul's Midyear Migration Trends report found that California residents moving out of the state are primarily moving to Texas, Colorado, and Tennessee, with the most popular metropolitan areas including Houston, Las Vegas, and Denver. For people moving into California, the top ten states of origin were Arizona, Nevada, Texas, Washington, Oregon, Colorado, Utah, Florida, Illinois, and New York. Riverside, San Francisco, San Jose, San Diego, Sacramento and Bakersfield drew the most new arrivals, a substantial percentage of which were California residents moving from a different part of the state, the report found. Unions and advocacy groups in Los Angeles are demanding a “New Deal” from the LA28 Olympic committee, calling for major housing investments, a ban on short-term rentals and protections for workers to prevent displacement during upcoming mega-events. While organizers argue these measures are essential to address the city's housing crisis, Olympic officials and Airbnb counter that the Games will generate jobs, revenue and necessary lodging for millions of visitors. A new study warns that downtown Los Angeles could lose nearly $70 billion in office value and $353 million in property tax revenue over the next decade unless underused towers are repurposed. To counter this, developers and city leaders are championing office-to-housing conversions like the L.A. Care tower project on 7th Street, which will transform a 1980s high-rise office building into new apartments. Monaco billionaire Patrice Pastor, who has spent over $100 million buying properties in Carmel-by-the-Sea, says he will pull back from the town after years of frustration with what he calls unreasonable delays and nitpicking over his development plans. Despite redesigning projects multiple times to fit Carmel's strict architectural rules, Pastor claims city leaders and residents have unfairly blocked his efforts, leading him to reconsider his investments in the city. Rancho Palos Verdes City Council will ban new construction in a landslide zone which has experienced dramatic and destructive landslides in the past two years. The 715-acre zone contains 430 homes and 130 vacant privately owned lots. The changes would allow repair, restoration, and even replacement of existing homes as long as they do not increase in square footage. Researchers have found that chronic groundwater overuse in the San Joaquin Valley has caused significant land subsidence, reducing home values by 2.4% to 5.4%, or $6,689 to $16,165 per property, across eight counties. The study highlights the lasting economic impacts of subsidence on homeowners and underscores the importance of California's Sustainable Groundwater Management Act to slow or prevent further damage. A new nationwide analysis of housing cost and rent data by the Pew Charitable Trusts found that increasing housing supply for all income levels levels slows cost increases the most for older, cheaper apartments. While most new apartments are expensive, even increasing supply for high-income residents quickly frees up housing in low-income areas by preventing and reversing displacement. A study published in the Science Advances journal confirmed that climate change is responsible for California's earlier wildfire seasons. Scientists found that hotter, drier conditions elevated fire risk and pushed the start of fire season earlier by a week to up to two months in different regions. Max Moritz, a co-author of the study, also stressed that increasingly unpredictable rainfall will lead to more extreme years, some with high rainfall decreasing fire activity, and some with extreme drought conditions increasing wildfires. A ballot initiative has been introduced to repeal Proposition 103, a 1988 law that regulates insurance rates. The measure would make the state insurance commissioner an appointed position instead of an elected one, update wildfire risk mapping every three years, and change processes for reinsurance costs and mitigation credits. Supporters say it would increase competition and bring insurers back to the state, while opponents say it would increase insurance costs and weaken consumer protections.

by CP&DR Staff Vol. 40 No. 8 August 28, 2025 Report

Both the City of Los Angeles and Los Angeles County have followed Gov. Gavin Newsom’s lead and suspended SB 9 in areas affected by wildfires. Meanwhile, YIMBY Law is considering filing a lawsuit challenging the suspension.

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 . Western Joshua Tree Receives Protection from State with Sweeping Conservation Plan The state has adopted its first-ever conservation blueprint to protect the western Joshua tree, hoping to safeguard the species from climate change and development pressures. The plan, ordered by a 2023 law, identifies areas where Joshua trees are most likely to endure in warmer climate and proposes measures like restricting growth, reducing fire risks and planting more resilient tree varieties. The plant is found in the high desert of the southeastern potion of the state, with heavy concentrations in Riverside and San Bernardino counties. Supporters hail it as groundbreaking because it protects a species before it becomes endangered, though critics argue the regulations add costly hurdles for housing and infrastructure projects in desert communities. Property owners now need permits and must pay fees to remove or disturb Joshua trees, sparking backlash from local governments, trade groups and residents who fear the rules will slow development and increase living costs. State officials say the plan will be refined over time, balancing ecological protection with community concerns, while periodic reviews will determine whether stronger protections under the Endangered Species Act are necessary. (See related CP&DR coverage .) Los Angeles City Council Opposes Transit-Oriented Development Bill Los Angeles City Council narrowly voted , 8-5, to oppose Senate Bill 79, a bill that would allow apartment buildings up to six stories tall near major transit stops by overriding local zoning rules. Supporters of the opposition, led by Councilmembers Traci Park and John Lee, argued that Sacramento is stripping cities of local control and placing development decisions in the hands of outside lawmakers and developers. Opponents of the council's stance, including Nithya Raman and Hugo Soto-Martinez, countered that Los Angeles is failing to meet its housing needs and that state action is necessary to address affordability and homelessness. (The city has a RHNA allocation of over 400,000 units.) Some councilmembers, like Ysabel Jurado, voiced concerns that the bill could accelerate the loss of rent-controlled units and displace vulnerable communities. Fresno County Judge Faces Ethics Complaint for Approval of Housing Development Fresno County Superior Court Judge Robert M. Whalen Jr. recently ordered the City of Fresno to approve an 82-unit market-rate apartment project in northwest Fresno, overturning the city council's split 2024 rejection of the proposal. The council and planning commission had blocked the development, citing traffic, safety and neighborhood concerns, but Whalen ruled that the city failed to show the project violated municipal codes or the general plan. His decision gives the council 60 days to set final approval conditions and determine whether the project qualifies for an environmental review exemption, while also allowing the developer, James Huelskamp of LandValue Management, to seek reimbursement of legal fees. The ruling comes amid an ethics complaint filed against Whalen with the Commission on Judicial Performance, alleging he did not disclose past campaign contributions from Huelskamp and should have recused himself due to their long-standing ties. (See related CP&DR coverage .) Los Angeles Moves Toward Allowing "Single-Stair" Apartment Buildings The Los Angeles City Council adopted a motion removing a Building Code requirement for apartment buildings to have multiple staircases. The legislation begins the process to update the city's building code to allow for multifamily residential buildings up to six stories to be built with a single stairwell, providing greater flexibility in housing construction across the City. The requirement was based on early-20th century fire concerns, which studies has been rendered unnecessary by advancements like sprinkler systems and fire-resistant materials. Councilmember Katy Yaroslovsky, who introduced the motion with Nithya Raman, said the change would help the construction of apartments with enough space for families by increasing construction flexibility. In the most recent Housing Element, 14% of rental units in Los Angeles have three or more bedrooms, compared to 70% of owner-occupied homes, resulting in overcrowding. Supporters of the motion emphasized its benefits for renting families. CP&DR Coverage: Judge Rejects EIR for Costco and Warehouse Complex in Fresno A judge has ordered the City of Fresno to redo the environmental impact report on one of the largest-ever Costco projects. Among other things, the court ruling shows that zoning ordinances are having a difficult time dealing with the increasingly blurry line between large retail stores and warehouses. The judge's ruling also builds on an appellate case from last year that struck down Fresno's program EIR, which was designed to expedite CEQA review for various projects. The 219,000-square-foot Costco in northwest Fresno would include a car wash, a 32-pump gas station, and a warehouse designed to make local deliveries of appliances and other large items customers cannot carry home from the store or have delivered by conventional delivery services. The warehouse was one of the things that tripped Fresno and Costco up. In August 2024, the appellate court struck down the Program EIR and the greenhouse gas reduction plan with it. Thus, Judge Skiles said, the city could not rely on the greenhouse gas reduction plan in certifying the EIR for the cost. Quick Hits & Updates Consultants warn that the City of Orange could face bankruptcy within three years unless it cuts spending and aggressively grows revenue, projecting a $46 million deficit by 2031. Their plan calls for a 12% reduction to the general fund, a 1% sales tax increase and fast-tracked economic development, including hotels, entertainment zones and mixed-use projects that could leverage the city's proximity to Disneyland and Chapman University. The Martinez City Council is set to review a proposal for a public-private partnership to revitalize the aging Martinez Marina, which has faced infrastructure decline and environmental challenges. A presentation by Tucker Sadler, an architectural firm, will outline a conceptual vision for redeveloping the marina, and the council may vote on entering exclusive negotiations to move forward with the project. San Francisco's property tax base saw its weakest growth in over a decade, rising just 1.8% this year due to falling commercial property values and a surge in appeals from owners seeking lower assessments. In contrast, counties less dependent on office and retail properties, like Solano and Sonoma, experienced stronger increases driven by new housing and fewer commercial challenges. Neighborhood and environmental groups are suing the city of Twentynine Palms to stop the approval of a proposed nature-themed resort half a mile from Joshua Tree National Park. The suit alleges that the city did not conduct a thorough review of the environmental impact, and that the 100-unit development would harm the habitats of many legally protected species. Sacramento State and Cal Expo are negotiating a partnership to redevelop Cal Expo's long-vacant horse racing grandstand into a 22,000-seat stadium, a project that would anchor both university athletics and large-scale regional events. If plans move forward, the redevelopment could break ground by 2027. (See related CP&DR coverage .)

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 . Catellus Joins Philips 66 to Redevelop 440-Acre Refinery in Los Angeles Philips 66 filed redevelopment plans for its refinery in the Wilmington area of Los Angeles, anticipating the plant's closure at the end of the year. The company hired Catellus Development Corporation and Deca Companies to transform the 440-acre property. The plan would use the vast majority of the land for eight industrial buildings 55 to 155 feet in height for a total of 6.1 million square feet of space. The smaller northern section would become a new town square with retail and recreation spaces as well as publicly accessible open space with room for community gatherings. This 77-acre area would include 270,000 square feet of retail space, 67,500 square feet of food and beverage, 5,000 square feet for community offices, 60,000-square-foot indoor sports facility, two outdoor soccer fields, and 2,741 parking spots. Construction will require the approval of a general plan amendment and zone change by LA City Council, as well as an environmental cleanup. Los Angeles County Draft Sustainability Plan Envisions 159 Actions LA County's Chief Sustainability Office released a draft update of the 2019 OurCounty Sustainability Plan, available for review and public comment until August 22. Encompassing a wide array of departments, policies, and programs, the plan contains 159 action items under 12 main goals, ranging from reducing car dependency and eliminating fossil fuels to equitable land use and transparent governance. The 2025 update increases the plan's emphasis on climate resilience in response to the increasing intensity and frequency of wildfires, extreme heat, storms, and droughts. The 2021 Climate Vulnerability Report and a countywide survey guided the update's priorities. Nearly half of the 159 actions in the report are on track or have been achieved, with 64 of the 78 priority goals achieved or on track for completion by the target date. Massive Recreation & Hospitality Development Proposed for Chula Vista Bayfront Chula Vista has unveiled early plans for “Pangaea,” a 124-acre destination district planned for the city's bayfront. The proposal features numerous attractions, including a 50,000-seat stadium, multiple hotels, golf courses, a tennis complex, a water polo academy, an IMAX theater and 30,000 square feet of retail space. City leaders emphasize that community input will play a key role in shaping the project's design and accessibility. The Port recently approved a six-month exclusive negotiation period with developer McGary Group to refine the plan. Pangaea represents the second phase of the bayfront redevelopment, following the recent opening of the Gaylord Pacific Hotel. CP&DR Coverage: Bizarre Saga of Hollister's General Plan In what may be the shortest-lived adoption of a general plan in state history, the Hollister City Council approved a general plan update, along with its environmental impact report (and Climate Action Plan), in late December. A mere three months later, the city council rescinded the plan and committed $431,000 to draft a new one. Shortly after the plan's adoption in December, Campaign to Protect San Benito, a slow-growth advocacy group, launched a voter referendum drive to reverse the council's December decision. The group submitted over 3,500 signatures on January 21. An apparently sympathetic city council obviated the need for a referendum by voting to rescind the plan in early March and start over again. In doing so, the city may have exposed itself to sanctions, or lawsuits. Quick Hits & Updates A new state audit estimates that allowing most California employees to work remotely three days a week could save $225 million annually by reducing office space, including major buildings in San Francisco, Oakland, Los Angeles and Sacramento. Governor Newsom's office rejected the findings as speculative, arguing that the assumptions were unrealistic and reiterating his plan to require state workers to return four days per week starting next year. Santa Ana city leaders are considering a 17.2-acre redevelopment of the aging South Coast Plaza Village, proposing up to 1,583 homes, 80,000 square feet of retail, 300,000 square feet of office space and nearly 14 acres of parks and open space. The multi-phase project, designed with residential, commercial and office buildings of up to 25 stories, is part of a larger effort to transform southern Santa Ana into high-density, walkable urban villages alongside the nearby Related Bristol development, and could take around 20 years to complete pending city approvals. California high-speed rail officials and the Trump administration reached an agreement preserving nearly $4 billion in federal grant money while litigation over the administrations revocation of the grants plays out. The contested money has been placed in a legal trust, preventing it from being redirected by the federal government until the HSR's case against the federal government is concluded. The Ross Valley Sanitary District , in Marin County, is searching for developers to transform the its decommissioned wastewater plant in Larkspur into new housing. The 10.7-acre property would be the city's largest housing development in decades, and its first since before the COVID pandemic. The city rezoned the land to allow for increased density and a Housing Priority Overlay designation which could streamline approval and avoid public objection. The Sanitary District stated a goal of 320 houses, while City Manager Dan Schwartz said constructing over 375 was possible. In a recent study by Urban magazine, metropolitan planning organizations, including the Southern California Association of Governments, have adopted district-based systems that give Los Angeles representation roughly proportional to its share of the regional population. By contrast, in the Bay Area, San Francisco holds far more board votes per resident than surrounding counties, highlighting how representation can vary widely even within the state. Developers have submitted formal permits for a 14-story, 202-foot mixed-use tower at 1 East 4th Avenue in downtown San Mateo. The tower would include 236 apartments (36 affordable), office space, retail and parking for cars and bicycles. Designed by Arc Tec and using state density bonus provisions, it would be the city's tallest building and feature amenities along with public sidewalk improvements. The Presbytery of San Gabriel returned a half-acre parcel of land back to the Gabrielino/Tongva San Gabriel Band of Mission Indians, marking the first land transfer from a church to a recognized Indigenous tribe in California history. Tribal and Church leaders praised the transfer as an important step for historical healing and justice. The land, once part of the site of a sacred Gabrielino/Tongva village, had been rented by the tribe from the church for the past forty years. The Southern California Association of Governments awarded a $5 million grant to Housing Trust Fund Ventura County, enabling the nonprofit to establish a long-term loan program for affordable housing developers. The organization currently supports affordable housing for residents by providing short-term one to five-year loans to low-cost developers. The grant is expected to cover three to five loans in the next five years. The Fresno City Council must approve Landalue Management's proposal for an 82-unit market rate apartment development in northwest Fresno, per a ruling by a Fresno County judge . Last year the city council voted 4-3 to uphold the city planning commission's rejection of the project. The judge found the city could not prove that the project did not meet its codes and general plan but did not agree with the allegation they rejected the proposal in bad faith. The court gave the city 60 days to vote on final conditions of approval. The state has awarded $14 million to jumpstart environmental studies for a proposed 10-mile protected bikeway connecting Santa Clara and East San Jose, aimed at creating a safer, east-west route for cyclists. While advocates praise the project's safety benefits and long-term potential, concerns remain about its high cost, possible business impacts along El Camino Real and VTA's ability to fund ongoing transit operations.