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This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . State Population Rises, 125,000 Housing Units Added, in 2024 According to a new report from the Department of Finance, California's population increased by 108,000 people in 2024, reaching 39.5 million residents as of Jan. 1, marking the state's second consecutive year of growth since the pandemic. This 0.28% rise was influenced by factors such as a natural increase in births minus deaths and improved estimates of legal immigration, which added 277,468 more immigrants than previously calculated for 2021 -2024. Population gains were observed in 35 of California's 58 counties, particularly in the Central Valley, Inland Empire and coastal areas, while Los Angeles County led with an increase of 28,000 residents. Statewide housing grew at 0.84 percent in 2024, virtually unchanged from 0.85 in 2023. California added 125,228 housing units on net, including 26,648 accessory dwelling units, to bring total housing stock to 14,949,001 units. New construction added 118,957 housing units with 70,694 single family housing units, 53,543 multi-family housing units, and 991 mobile homes. ADUs are included in the single-family category and comprised 37.7 percent of the state's new single-family housing and 21.3 percent of total new housing. Larger densely populated urban areas built most of the multi-family housing throughout the state. Los Angeles led the state gaining 10,217 multi-family units, comprising 54.8 percent of their net housing growth, followed by San Diego (7,025 for 73.9 percent), Sacramento (1,692 for 88.6 percent), and Oakland (1,642 for 96.3 percent). California Congressmember Founds Caucus to Promote "Abundance" A new bipartisan group in Congress, led by Rep. Josh Harder (D-Calif.), is forming the "Build America Caucus" to promote housing, energy, and infrastructure development through streamlined permitting and faster, more cost-effective project delivery. Inspired by journalist Ezra Klein's “abundance movement,” the caucus views infrastructure reform as key to restoring public confidence in government performance, especially amid frustrations over delays in high-profile projects like California's high-speed rail. The group, consisting of around 30 lawmakers from across the political spectrum, aims to influence legislation, including defense and transportation bills, with practical reform proposals. While some progressives criticize the movement for overlooking deeper systemic issues, Harder emphasizes broad support and a shared urgency to improve government efficiency. “Housing is unaffordable, federally funded projects are delayed, and we're not thinking clearly about long-term solutions,” said Oregon Rep. Janelle Bynum in a statement . "We've got to cut the red tape, build smarter, and deliver real solutions for the Americans." Legislation Introduced to Block Controversial Mine near Fresno Assemblymember Joaquin Arambula introduced legislation to block a proposed Cemex blast mine near Fresno, citing both ecological concerns and the potential job losses for around 60 union workers. At a recent Fresno City Council meeting, a number of Fresno residents voiced strong opposition to the proposed mine along the San Joaquin River, citing environmental risks and the visual impact of the planned excavation site. Critics argue that CEMEX ignored more sustainable mining options, like those used by competitor Vulcan Materials, which moved operations to the Kings River area with long-term reserves. Environmental groups stress that the river has already been overexploited for a century and advocate for mining in less ecologically sensitive areas. Study: Optimal Models for Measuring VMT A study out of US Berkeley's Terner Center compares three ways to model vehicle miles travelled (VMT) as California's dual goals of reducing climate pollution and building 2.5 million new homes by 2030 rely heavily on encouraging development in “low-VMT” (vehicle miles traveled) neighborhoods, where residents typically drive less. The state's definition of these areas—used to streamline housing approvals—depends on travel modeling tools, but these tools vary significantly in their outputs. Comparing three models (LCI's Site Check, Replica and LATCH), the study finds notable differences in which neighborhoods qualify as low-VMT, which affects which areas receive development incentives. Replica, for instance, identifies more low-VMT areas in coastal cities and more overlap with high-resource neighborhoods than the State's model, potentially better aligning with both climate and equity goals. The authors recommend refining and standardizing VMT models, rethinking baselines for defining “low-VMT” and expanding eligibility criteria to encourage sustainable housing growth across more areas. CP&DR Coverage: Roundup of Recent Books on California Urbanism Some indicators of California's prosperity aren't looking so hot right now: population loss; budget deficits; corporate exoduses; political marginalization; and the departure of the A's. And yet, despite -- or perhaps because of -- these challenges, scholarship on and commentary about California urbanism is more robust than ever. CP&DR's bookshelf has overflowed lately with titles from the past two years. Collectively, they offer a compelling account of the state we're in. Scholars, journalists, and practitioners covered Los Angeles and the Bay Area; wilderness and the coast; housing policy and housing design; and the tech industry. Quick Hits & Updates Despite launching Vision Zero in 2015 with the goal of eliminating traffic deaths by 2025, traffic fatalities in Los Angeles have risen significantly due to poor implementation, lack of coordination and waning political support. A recent audit reveals that nearly half of the program's safety initiatives remain incomplete, highlighting a failure to turn policy into meaningful street-level changes and protect vulnerable road users. At a recent Ukiah City Council meeting, officials voted unanimously to proceed with a proposal to annex areas north and south of the city, despite community concerns and confusion about the process. While the annexation could bring expanded city services and tax revenue, critics argue the decision is premature and lacks sufficient public input, with formal approval not expected until late 2025 at the earliest. A new study warns that a massive earthquake along the Cascadia subduction zone — stretching from Northern California to Canada — could cause coastal land to sink by more than 6 feet within minutes, expanding flood-prone areas by 116 square miles and nearly tripling the number of people at risk. Researchers say the resulting subsidence would reshape communities and, unlike gradual sea-level rise, this danger would strike without warning, underscoring the urgent need for new planning and protections. The California Natural Resources Agency (CNRA) is now accepting proposals for the Environmental Enhancement and Mitigation (EEM) Grant Program. Project Proposals are to be submitted through the Resources Agency Project Tracking and Reporting (RAPTR) system. Applicants must register before accessing the proposal solicitation. The 2024 list of America's 11 Most Endangered Historic Places includes the Terminal Island Japanese American Tuna Street buildings in Los Angeles as the last surviving structures from a once-thriving Japanese American fishing village forcibly displaced during World War II. The buildings are under threat of demolition by the Port of Los Angeles for container storage use, and preservation advocates are pushing for their protection and reuse as cultural monuments. Environmental organizations, led by the Natural Resources Defense Council, have petitioned the Trump administration to enforce a federal rule limiting Colorado River water deliveries to only what is deemed truly necessary, with the aim of curbing wasteful agricultural practices and preserving the river's future. They argue that unchecked use—particularly for water-intensive crops like alfalfa—exacerbates the river's overuse amid worsening drought and climate pressures, and they call on the Bureau of Reclamation to act or face potential legal challenges. Two former high-level employees at the Los Angeles Homeless Services Authority (LAHSA) allege that CEO Va Lecia Adams Kellum engaged in serious misconduct, including hiring unqualified associates, tampering with public records and retaliating against staff, leading to an $800,000 settlement funded in part by taxpayers. Despite the severity of the claims, no formal investigation was conducted, and LAHSA initially withheld the whistleblower documents in apparent violation of public records laws before releasing them with redactions that legal experts argue are unlawful. California and 17 other states are suing to block a Trump administration order that halts offshore wind leasing, arguing it unlawfully threatens clean energy goals and economic development. The legal challenge comes amid early-stage plans for large-scale floating wind farms off California's coast, which face engineering hurdles, regulatory delays and local opposition but are critical to the state's carbon-free energy ambitions. A federal judge has temporarily blocked new conditions the Trump administration sought to attach to federal housing grants, which San Francisco and other cities argue are unconstitutional and politically driven. The ruling protects funding critical to homelessness prevention while a broader legal challenge proceeds, with local leaders warning the restrictions could jeopardize services for thousands. Los Angeles' Vision Zero program, launched nearly a decade ago with the goal of eliminating traffic deaths by 2025, has failed to achieve its objectives, with traffic fatalities rising instead of decreasing. An independent audit revealed that the program suffered from poor coordination, lack of accountability, insufficient political will and diminished police participation, with many key actions still incomplete, leaving the city's streets unsafe despite the policy's ambitious goals. Two federal judges have filed a lawsuit against the Los Angeles Department of Water and Power (LADWP), alleging the utility's mismanagement of water resources and power lines contributed to the destructive Pacific Palisades fire in 2025. The lawsuit claims LADWP's failure to maintain key infrastructure and its unpreparedness for the fire led to significant damages, with over 750 residents joining in similar legal actions. California households allocate on average 44% of their income to housing, making it the second-highest in the nation, just behind Hawaii at 53%, according to an analysis by Wallethub. The state faces high homeownership costs, with 46% of owners' income going toward housing and high rent costs as well, with tenants spending 42% of their income on housing expenses. The Chan Zuckerberg Initiative (CZI) has pulled back funding from several housing organizations in California, ending support for initiatives aimed at addressing the state's housing affordability crisis. This decision, attributed to a shift in focus toward biomedical research and a potential link to a broader retreat from diversity, equity and inclusion (DEI) initiatives, has left many nonprofit organizations struggling to find alternative funding sources. (See related CP&DR coverage.)

The Citrus Heights City Council has rejected a developer’s proposal to revamp Citrus Heights Mall – once the very reason the city was incorporated – to include big-box stores and drive-through restaurants.

The name of California’s most storied economic region — Silicon Valley — betrays reality. The San Francisco Peninsula does not mine silicon. And, really, it’s not even a valley. An emerging industrial region in California seeks to trade on the “valley” name. But, this time, the demonym is real. Plans for “Lithium Valley” envision what would likely be the most extensive lithium extraction operations in the United States, accompanied by a range of related industries. If it is realized, this vision would transform what is currently one of the poorest and most climatically inhospitable corners of California — the Imperial Valley — into an industrial center, powered by lithium. And, it’s not merely a valley. At roughly 180 feet below sea level, it lies in one of the lowest depressions in the Western Hemisphere. Under discussion since the 2022 publication of the state-level Lithium Valley Commission’s recommendations and released in draft in February, the Lithium Valley Specific Plan, along with a programmatic environmental impact report, commissioned by Imperial County, would govern 51,785 acres of northern Imperial County, along the southeastern edge of the Salton Sea and just north of the City of Calipatria. Though the plan is on the verge of adoption—with companies including Controlled Thermal Resources, Berkshire Hathaway, and EnergySource eager to break ground or expand existing operations—portions of the plan face at least one legal threat from environmental justice advocates. Roughly one-fifth would be reserved for conservation and open space. The rest would center on a 21st century oil rush: the extraction, via pumping (not mining), of lithium-rich brine from under the Salton Sea bed for processing and inclusion in batteries, including, and especially, those that power electric vehicles. By some estimates, the region’s 17 million metric tons of deposits could contribute to 375 million cars—and, backers say, they can be extracted more easily and with less environmental impact than competing deposits in Nevada, Arizona, and Arkansas, among others. “There's a lot of different places that have discovered that they have lithium, but there is nowhere that is at the level that we're at as a county with creating an entire ecosystem around the opportunity with lithium, said Bari Bean, Deputy County Executive Director for Natural Resources. In conjunction with the area’s existing geothermal energy production, the plan hopes to attract industries that would process lithium and manufacturing lithium-related products onsite (much of which currently takes place overseas). It envisions 70 million to 80 million square feet of industrial and related development, including data centers for major tech firms. The goal is to develop a comprehensive energy-based economy rather than an isolated extractive activity. “It’s one thing to take the lithium out and ship it to China,” said Brian Mooney, Principal and Senior Vice President of the Planning and Design Division at RICK, lead consultant for the Lithium Valley Specific Plan. “Why not create the battery manufacturing close to the source?” The sprawling plan includes a host of provisions designed to facilitate development, improve onsite infrastructure, create transportation connectivity, and protect ecological resources. It calls for five distinct, separate zones focusing on, respectively, lithium extraction; processing and manufacturing; warehousing and logistics; “community opportunity areas” including housing, businesses, and services; and conservation areas covering Salton Sea playas. The community opportunity areas would directly abut Calipatria, on the southern end of the plan area. Most of the plan area is currently zoned for agriculture. “We are envisioning a complete urbanization of an area that is all agricultural canals,” said Mooney.

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 . Valero Partners to Explore Redevelopment of Benicia Refinery Valero Energy Corp. is exploring the potential closure or transformation of its 900-acre oil refinery in Benicia, a move that could mark a significant shift for the region. In partnership with Signature Development Group—known for major Bay Area projects like Oakland's Brooklyn Basin and Menlo Park's Willow Village—Valero is assessing redevelopment options for the waterfront site. The refinery's future became uncertain after Valero informed the state it may idle or shut down the plant, part of a broader strategic review of its California operations. The Benicia property, with its scenic hills and views of the Carquinez Strait, offers prime real estate potential. Signature Development emphasized its intention to work closely with the city and community as plans evolve, potentially paving the way for one of the Bay Area's most transformative redevelopment efforts. Los Angeles Housing Pipeline Nearly Dries Up New housing permits in Los Angeles continued to decline this year, with just 1,325 homes approved—a 56.8% drop from the same period in 2024, according to Hilgard Analytics. The study cites high interest rates, economic uncertainty, regulatory hurdles and the impacts of the fires as key factors behind the slowdown. Federal tariffs, labor shortages from immigration policies and the impact of Measure ULA's transfer tax have also strained development efforts, leading to fewer affordable housing projects. The study states new local and state initiatives—such as the Citywide Housing Incentive Program and proposed state bills like AB 698 -could help revive construction by easing regulations and boosting funding. Notably, only four of Los Angeles' fifteen City Council districts surpassed 100 housing approvals this quarter, while areas like the San Fernando Valley saw permit activity decrease by over 90%. Upgraded Honda Center to Anchor Major Anaheim Development The Samueli family, owners of the Anaheim Ducks hockey team, have launched a $1 billion privately funded renovation of Honda Center, including a new six-story digital entrance, improved dining areas, luxury suites and revamped entry plazas. This project is part of the broader $4 billion OCVIBE district—a mixed-use development with hotels, office space, residential units and a concert venue—primarily funded by the owners. Anaheim is contributing with $400 million in bonds for parking and $100 million for nearby riverfront enhancements and the Honda will remain open during construction through 2027. The arena is one of only two major leauge sports venues in California that are owned by ther respective municipalities. (See related CP&DR coverage .) Report: Financing Stacks Hinder Housing Development According to UC Berkeley's Terner Center, California's affordable housing development process is slowed and made more expensive by developers piecing together funding from numerous public sources. Analysis of projects awarded Low-Income Housing Tax Credits (LIHTC) between 2020 and 2023 shows that each additional funding source adds roughly four months to project timelines and increases per-unit costs by about $20,460. Governor Newsom's proposal to create a new California Housing and Homelessness Agency aims to streamline housing finance, though the plan does not currently integrate key agencies overseeing tax credits. Developers serving populations with greater needs, such as those experiencing homelessness, are particularly burdened by having to secure multiple funding sources. The study recommends deeper consolidation of housing finance functions and greater standardization across funding programs to cut costs and speed up affordable housing production. San Diego Balks at ADU Development San Diego officials took steps on to roll back a policy that allowed property owners to build apartment buildings in the backyards of single-family homes. The "ADU bonus program" had been successful in exceeding state requirements for accessory dwelling units (ADUs), but it also led to significant opposition, especially in historically Black communities like District 4. Following community backlash regarding issues like traffic, parking and neighborhood aesthetics, the city council voted to repeal the program in single-family zones with large lots. The council also directed staff to propose reforms to the program. CP&DR Coverage: Another Round of CEQA Reform Bills The era of “Swiss cheese” CEQA may be over - at least if Sen. Scott Wiener and Assemblywoman Buffy Wicks are successful in the Legislature this year. It's a dramatic departure from their strategy over the past few years, which has been to end-run the California Environmental Quality Act by increasing the types of housing projects that could be approved by ministerial action. Over the past couple of years, the Legislature has selectively punched a couple of holes in the CEQA when public pressure has forced them to - as, for example, when the so-called “People's Park” court ruled declared student noise a potentially significant impact under CEQA. But this year Wiener and Wicks have gotten far more aggressive. Wiener's SB 607 and Wicks' AB 609 don't fundamentally reform CEQA's structure. But both of them do greatly narrow CEQA's potential impact on a wide variety of projects, including housing. Quick Hits & Updates The House passed a resolution to remove federal endangered species protections for California's longfin smelt, arguing the designation harms water access for agriculture. Critics, including environmentalists and Democrats, say the move disregards scientific evidence of the fish's severe decline and threatens broader ecological health in the San Francisco Bay Delta. The California Department of Housing and Community Development has awarded nearly $119 million in federal funds to support affordable housing and homelessness services, primarily targeting rural and tribal communities. The funding aims to help develop 487 rental homes and expand emergency shelters, outreach and rapid rehousing programs to improve housing stability for vulnerable Californians. The movement to make La Jolla its own city has taken a significant step forward after the Local Agency Formation Commission (LAFCO) validated enough petition signatures to initiate the formal secession process. This reverses a prior ruling by the Registrar of Voters, putting the proposal just 12 signatures above the required threshold. Now, LAFCO commissioners must vote on whether the cityhood proposal moves to the San Diego citywide ballot—a development opposed by San Diego Mayor Todd Gloria, who criticized LAFCO for reinstating previously rejected signatures. Inglewood officials are abandoning plans to build a $2.4-billion automated people mover project to a more immediate and modest solution for improving traffic flow ahead of the 2028 Summer Olympics. The revised Inglewood Transit Connector (ITC) plan now emphasizes mobility hubs, shuttle services and enhanced traffic measures like bus-only lanes and synchronized traffic signals. The proposed gondola to Dodger Stadium hit a major setback after a California appellate court ruled that Metro must rescind its approval of the project's environmental impact report (EIR) due to deficiencies in addressing noise mitigation and consultation with a land conservancy. Though most of the lawsuit's claims were dismissed, this ruling effectively halts the project until a revised EIR is completed and approved—potentially jeopardizing the goal of launching the $385 -$500 million transit system in time for the 2028 Olympics. Representative Salud Carbajal (D-CA-24) has reintroduced the California Clean Coast Act, a bill aimed at permanently banning offshore oil and gas leasing off California's coast to protect marine ecosystems and coastal economies from the risks of oil spills. The newly-proposed SB 675 seeks to expedite the environmental review and approval process for the Seaport San Diego project, limiting the California Coastal Commission's ability to deny or impose conditions on the development. The bill, authored by state Senator Steve Padilla, aims to provide certainty and timely review for the $3.8 billion project by setting strict review timelines and addressing delays in the permitting process, although it has faced opposition from environmental groups and the Coastal Commission. A new study out of USC found relaxing strict tree planting regulations in Los Angeles neighborhoods of Studio City and Boyle Heights could expand potential tree planting space by 26% without impacting safety while improving tree canopy and shade availability citywide. According to the SF Chronicle, San Francisco's legislation to promote small apartment buildings, like fourplexes, has had limited success, with only 11 applications submitted, most of which are stalled or delayed. High construction costs, bureaucratic hurdles and lack of financial feasibility for small developers are major factors preventing the legislation from generating significant new housing. Los Angeles City Council has approved a revised Citywide Adaptive Reuse Ordinance set to go into effect in 2025, expanding adaptive reuse incentives citywide and making it easier to convert underutilized buildings into housing. After multiple years of planning, San Mateo City Council officially opposed a $300 million highway widening project, citing concerns over environmental impact, potential displacement and the project's ability to address traffic. The city plans to draft a letter to state and county agencies to reconsider the project and instead utilize and expand public transportation. Multiple California cities appear in the top 20 happiest cities in the nation according to WalletHub when considering income, life satisfaction, rates of divorce and depression and overall wellbeing. The list crowns Fremont as the happiest city, followed by San Jose (2nd), Irvine (3rd), San Francisco (9th), Huntington Beach (10th), San Diego (15) and Garden Grove (20th). Environmental groups are raising concerns over the Newport-Mesa Unified School District's plans to lease an almost 12-acre site within the Randall Preserve, arguing the district violated the Surplus Land act by not notifying required agencies of their plans The groups claim that only one of the available acres is developable and the district maintains the land is exempt and the district has not finalized plans.

Major land use-related housing bills are moving forward in Sacramento. But signs are weariness are showing.

The Trump Administration has proposed eliminating protection of critical habitat under the Endangered Species Act, which is the foundation of the longstanding system of habitat conservation plans that California has put into place over the last 30 years.

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 Diego Mobility Master Plan Moves Forward The San Diego City Council unanimously adopted a long-awaited mobility master plan that includes 380 proposed projects aimed at reducing car dependence and making transportation more sustainable. The plan incorporates bike lanes, shuttle services, roundabouts, bus lanes, and other initiatives designed to improve safety and connectivity across the city. It was praised by business and environmental groups for its potential to enhance local transportation and reduce traffic-related issues. The city's climate action plan aims for biking, walking, and transit to account for 36% of commutes by 2030 and 50% by 2036, up from just 13% last year, with performance indicators tracking progress in shifting San Diego's transportation habits. Lurie Proposes Financing District to Convert Offices to Housing San Francisco continues to struggle with converting vacant office buildings into housing, despite policy changes and incentives, with only one adaptive reuse project currently under way. Mayor Daniel Lurie is now proposing a new ordinance to create a special financing district that would fund public improvements necessary for these conversions. The district would cover key downtown areas, including Market Street, the Financial District and Union Square, and would use future property tax increases to finance infrastructure, and an initial study found 1,200 eligible properties within the district, potentially resulting in more than 4,400 units. The bill aims to incentivize developers by offering payouts for up to 30 years to offset development costs. Cupertino Faces Two Housing Lawsuits YIMBY Law has filed two lawsuits against Cupertino, accusing the city of violating state housing laws by rejecting proposals for new housing projects. The lawsuits pertain to two preliminary applications submitted under the builder's remedy, and YIMBY Law argues Cupertino is failing to comply with the California Housing Accountability Act, which mandates that cities meet state housing requirements, including 1,880 units for low-income households by 2031. Cupertino maintains that it has approved a significant portion of the required units and follows state laws but is being cautious with developers' submissions. San Francisco Prompts Unusually High Rates of Supercommuting San Francisco experienced the largest increase among major U.S. cities in the percentage of workers living 50 or more miles from their jobs between 2012 and 2022, driven by remote work and high housing costs. By 2022, nearly 19% of the city's workforce lived over 50 miles away, up from 14% a decade earlier, making it harder for officials to encourage a full return to office work. Cities with a high percentage of tech workers, such as San Francisco, saw greater shifts toward remote work, although places like New York and Seattle experienced less worker dispersion due to increased housing construction. Many workers moved to suburbs and exurbs, particularly in areas like Dublin and Sacramento, which offered better schools, open spaces and lower congestion. These trends present challenges for San Francisco's downtown revival, impacting office occupancy, transit systems and city revenues. CP&DR Coverage: Fulton on Lessons from Past Wildfires Ever since the Los Angeles wildfires erupted in January, there's been a lot of debate about whether, when and how to rebuild after a community suffers from one of California's increasingly intense conflagrations. Wildfire victims and all the folks involved in recovery - planners, developers, wildfire experts - shouldn't expect miracles. Some have argued that communities should not be rebuilt, or at least should be rebuilt differently, and new subdivisions should not be built in high fire risk areas. Attorney Jennifer Hernandez advocated for “hardening” existing communities but also said that new communities with tougher standards must be built to withstand wildfires - and even serve as a “refuge” for those from older communities that are more at risk. The bottom line: full recovery could take decades. Quick Hits & Updates Menlo Park faces legal challenges over its plan to convert downtown parking lots into affordable housing, with a coalition of developers and residents disputing the city's compliance with state surplus land laws. The city had previously declared these lots as surplus, a move contested by a pro-housing group that filed lawsuits alleging violations of the California Housing Accountability Act. A newly-proposed bill, SB 789, seeks to tax commercial property owners with vacant spaces for over six months, with proceeds going towards first-time homeowner buyer assistance. Critics argue it could negatively impact landlords, deter investment and exacerbate vacancies in high-cost areas, as leasing commercial properties is a lengthy and costly process. Representative Kiley (R-CA) has requested that the FBI open a formal investigation into the cost overruns of California's High-Speed Rail Project. Originally projected to cost $33 billion and be completed by 2020, the project's estimated total cost has now increased by over $100 billion, and the California High-Speed Rail Authority is expected to miss its original 2033 deadline. The Trump Administration is set to revoke the Conservation and Landscape Health Rule, which aimed to prioritize environmental protection alongside mining, ranching, and timber activities on public lands managed by the Bureau of Land Management (BLM). While the move has been praised by some state officials, environmental groups argue it undermines protections for ecosystems, wildlife, and public lands, and criticize the lack of public input in the decision. Fremont has become the first U.S. city to purchase a citywide flood insurance policy, which automatically triggers payouts in the case of a severe flood, offering more reliable and immediate disaster relief. This move comes as traditional insurance options are becoming less accessible due to private insurers withdrawing from some markets and federal disaster relief is cut. A new bill in the House of Representatives proposes a $15 billion federal tax credit program to support converting vacant or underused commercial buildings into affordable housing, helping address the housing crisis while revitalizing struggling urban centers. The Revitalizing Downtowns and Main Streets Act aims to incentivize conversions in both urban and rural areas—particularly economically distressed ones—the bill aims to repurpose underperforming office space, though concerns remain about potential conflicts with existing tax credits like the historic tax credit and low-income housing tax credit. The Redwood City Council voted 6-1 to begin an environmental review of the proposed Redwood LIFE redevelopment, allowing both the original and scaled-down versions of the project to be studied despite resident requests for delay. While developers claim the revised plan addresses community concerns, many residents and environmental advocates argue the changes are minimal and fail to adequately mitigate potential harm to local wildlife and the environment. Assemblymember Matt Haney introduced AB 342, a bill that would allow California cities to create "Hospitality Zones" where bars could extend last call to 4 a.m. on weekends and holidays, aiming to revitalize downtown nightlife and economic activity. This latest effort builds on a decade of failed attempts by San Francisco legislators and follows a limited exception granted to Inglewood's Intuit Dome — the only venue in the state currently allowed to serve alcohol past 2 a.m. A developer is proposing to build over 1,000 affordable homes on the 86-acre Rockaway Quarry site in Pacifica utilizing builder's remedy to bypass zoning restrictions. The site, located between the Pacific Ocean and Highway 1, has been vacant since 1987 and requires significant reclamation work to restore the excavated quarry face and previous development attempts, including a failed luxury hotel plan in 2006, were rejected or withdrawn. A newly-proposed Senate bill aims to reform federal forest management to reduce wildfire risks, particularly in wildfire-prone areas like California. The Fix Our Forests Act would create a wildfire intelligence center, streamline wildfire risk reduction for communities and fund research into mitigation technologies, though it has faced opposition from environmental groups concerned about weakened protections for endangered species and public input on land management. A $200 million proposal aims to transform the long-abandoned Riverside Golf Club into the Riverside Adventure Center, a 126-acre sports complex featuring activities like kayaking, surfing and climbing—and a potential space to host events for the 2028 Olympics. The privately funded project also includes biking trails, picnic areas, a grocery store and housing. California continues to experience net out-migration, with residents—especially high-income earners—favoring nearby states and those without income taxes, such as Texas, Nevada and Florida. While the pace of departures has slowed since the height of the pandemic, the state still loses more people than it gains, particularly to smaller neighboring states where the impact is more pronounced. High-income earners primarily relocate to no-tax states to escape California's progressive tax system, while lower-income movers are more evenly split between tax-free and taxed states. (See related CP&DR coverage .) A federal judge recently rejected a proposed $5.4 million settlement between the developers behind the former Hunters Point Shipyard in San Francisco and 6,000 plaintiffs, calling the settlement unfair and "collusive," as it would have left the residents with minimal payouts and included provisions that could have limited future lawsuits. The lawsuit stems from claims that the cleanup was fraudulent, including the substitution of fake soil samples, and led to health issues and environmental harm for local residents. A proposed warehouse development on the former Guadalupe Quarry site in Brisbane has sparked controversy, as it could significantly harm San Bruno Mountain's endangered wildlife, including rare butterflies. While developers argue the project would bring jobs and tax revenue, environmentalists fear it would damage critical habitat and pollution, with several groups fighting to preserve the area as open space instead.

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 . Suisun City, Rio Vista Reach Annexation Agreements with California Forever Two small cities in Solano County, Suisun City and Rio Vista, have entered into a joint memorandum of understanding to annex a portion of the 60,000 acres owned by Flannery Associates for the planned California Forever project. The annexations will likely allow Flannery Associates to proceed with commercial and industrial portions of the East Solano Plan, including a potential shipbuilding yard. The relatively brief MOU outlines broad goals, including environmental sustainability, attention to traffic impacts, economic development, infrastructure development, and projection of nearby Travis Air Force Base. The annexations will likely enable Flannery Associates to proceed with the development of the East Solano plan through city approvals without requiring support of Solano County supervisors or a popular vote. (See related CP&DR coverage .) Federal Order, Predicated on Reducing Fires, Could Hasten Deforestation in California The Trump administration has ordered a 25% increase in national timber production, opening all of California's 18 national forests to expanded logging. This sweeping directive, issued by the U.S. Secretary of Agriculture, instructs the Forest Service to implement aggressive timber strategies across more than 100 million acres nationwide. Critics argue the policy sidesteps environmental safeguards, fast-tracks deforestation, and prioritizes industry profits over ecological and public health. Supporters claim the move will reduce wildfire risk, support rural economies, and increase domestic timber supply amid global instability. Environmental groups and legal advocates are preparing to challenge the order, calling it a severe threat to biodiversity and forest sustainability. LA28 Confirms Olympic Venues Throughout Los Angeles Area The LA28 organizing committee has nearly finalized all venues for the 2028 Olympic Games, with only two events yet to be assigned locations. The updated venue plan, approved by the International Olympic Committee, strategically clusters events across Los Angeles in an effort to limit construction and simplify logistics. New placements include Dodger Stadium for baseball, Alamitos Beach for beach volleyball, and Universal Studios for squash, while some original plans, like Santa Monica for beach volleyball, were scrapped due to unresolved negotiations. Long Beach will serve as the second-largest venue host behind Los Angeles, and sites like Venice Beach and the Sepulveda Basin have been added to distribute events throughout the city. With venues now spanning from USC to Santa Anita and even as far as Oklahoma City, officials say the plan balances international spectacle with local economic and environmental goals. Study Praises Statewide AHSC Program A new report by the California Housing Partnership and Enterprise Community Partners studying the outcomes of the Affordable Housing and Sustainable Communities (AHSC) program found that AHSC has significantly advanced affordable housing and climate goals by linking housing development with sustainable transportation. AHSC has reduced 5.7 million metric tons of greenhouse gas emissions across California through the production of 20,361 new long-term affordable homes. The $4 billion invested through AHSC since 2015 funded 209 catalytic affordable housing developments, 65% of which are located in disadvantaged communities. The study found investments have helped lower greenhouse gas emissions while improving access to transit and economic opportunities in underserved communities. The study also calls for expanded funding, streamlined processes and better coordination to strengthen the program's effectiveness moving forward. (See related CP&DR coverage .) Lithium Valley Projects Approvals Held up by Appeal Two environmental groups have appealed a judge's ruling that upheld Imperial County's approval of the Hells Kitchen lithium extraction project, arguing the environmental review failed to address water supply, air pollution and tribal concerns. Despite the Superior Court's decision that the county properly consulted tribes and met environmental requirements, the groups claim the project rushed its review and neglected key mitigation measures. Controlled Thermal Resources (CTR), the company behind the project, insists the lawsuit lacks merit and that the court ruling was clear. The first planned facility, Hell's Kitchen 1, aims to produce lithium for electric vehicle batteries while generating renewable energy. While the appeal could prolong delays, the environmental groups remain committed to ensuring the project adheres to stricter environmental and community protections. CP&DR Coverage: Court Second-Guesses GHG Benefits of VMT In a major opinion that could unravel implementation of SB 743 throughout the state, an appellate court has ruled that cities and counties can't assume infill development will automatically lead to lower vehicle miles traveled. The case was published and therefore can be used as precedent around the state. Overturning a Superior Court judge's ruling, the Fourth District Court of Appeal has ruled that, in subjecting infill development to a different standard of analysis under the California Environmental Quality Act, San Diego County should have provided more rigorous evidence of the relationship between infill development and lower VMT. Quick Hits & Updates Attorney General Rob Bonta and a coalition of 21 states have filed a lawsuit challenging a Trump Administration executive order that seeks to drastically reduce or eliminate key federal agencies that support libraries, museums, labor mediation and minority-owned businesses. The lawsuit argues that the order is unconstitutional, violates Congressional authority and would cause severe harm to public services and local economies, especially in states like California that rely heavily on federal funding from these agencies. A coalition of 127 environmental organizations, including major groups like the Sierra Club and Center for Biological Diversity, has come out against Senate Bill 607, calling it a threat to CEQA. The bill, introduced by Sen. Scott Wiener, proposes streamlining approval for certain infrastructure and development projects by significantly limiting CEQA review requirements A lawsuit filed against the city of Los Angeles accuses the city of failing to include updated bike lanes on Vermont Avenue, despite voter-approved Measure HLA mandating improvements from the city's 2015 mobility plan. The suit challenges the city's decision to repave Vermont Avenue without adding protected bike lanes and pedestrian enhancements and criticizes the Metro board's decision to move forward with bus lanes without bike lanes, citing violations of Measure H—approved last year by voters. A recently published draft environmental impact report outlines the expected impacts of San Diego's Midway Rising project, with a 45-day review period before finalizing the deal by the end of the year. The project will redevelop the San Diego sports arena site, with thousands of apartments, a new arena and improve biking and walking in the area while addressing significant traffic and environmental concerns. A new nonprofit, the San Francisco Downtown Development Corp., has been formed to raise private funds and collaborate with City Hall to revitalize downtown, focusing on beautification, events and supporting small businesses. This initiative comes in response to the city's economic struggles, including a projected $1 billion budget deficit by 2030, and aims to create a more vibrant and welcoming downtown. Redwood City is at the highest risk for severe coastal flooding in California, with over 22,000 residents (27% of the population) living in areas vulnerable to a 100-year flood by 2050. This risk is due to its low-lying terrain along the bay and ongoing climate change, which is causing sea levels to rise and threatening many cities in the region, including San Rafael and Huntington Beach. Sable Offshore Corp. is challenging the California Coastal Commission's authority to regulate its pipeline repair work along the Gaviota Coast, which follows a 2015 oil spill, despite the commission's cease-and-desist orders. Rep. Robert Garcia has reintroduced the federal People Over Parking Act has in the hopes of removing mandatory parking minimums in local zoning laws to reduce construction costs and encourage housing development in walkable, transit-friendly areas. The bill aims to address the national housing shortage by promoting sustainable, affordable communities while aligning with the goals of the bipartisan YIMBY Caucus to improve accessibility and reduce environmental impacts. Point Reyes Station is embroiled in controversy following a legal settlement that requires historic family dairies and cattle ranches to vacate the Point Reyes National Seashore due to environmental concerns, particularly regarding pollution and endangered species. While environmental groups support the settlement, many locals argue that the decision fails to consider the cultural and economic impact on the community.

Last week, President Donald Trump issued an executive order clearly targeting California’s climate laws.

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 . Rams Football Team to Anchor Major Development in San Fernando Valley The owner of the Los Angeles Rams is launching a $10-billion, 100-acre development project in the Los Angeles neighborhood of Warner Center that will include a state-of-the-art team headquarters alongside residential, retail and entertainment components. The proposed project includes new apartments, parks, restaurants and two mid-sized venues for concerts and events, with construction potentially starting in 2027. The facility will also feature both indoor and outdoor football fields and serve as a permanent base for the Rams, who previously trained in the suburb of Thousand Oaks. This development mirrors the $5-billion SoFi Stadium project in Inglewood and aims to create a new cultural and economic hub in the San Fernando Valley, a major population center that historically has lacked a "downtown." (See related CP&DR coverage .) Los Gatos Seeks Court's Clarification on Builders Remedy Applications The Town of Los Gatos has filed a lawsuit in Santa Clara County Superior Court seeking legal clarity on how builder's remedy housing applications should be processed. The dispute centers on whether developers have only one 90-day window to fix incomplete applications, as Los Gatos contends, or unlimited successive 90-day periods, as interpreted by the California Department of Housing and Community Development. The town is currently reviewing a dozen builder's remedy applications and wants to avoid indefinite delays that could stall housing projects. Mayor Matthew Hudes emphasized that the lawsuit aims to ensure lawful and efficient application processing—not to stop housing construction. This legal action follows disputes over two incomplete project applications, including a proposed 117-unit mixed-use development on Los Gatos Boulevard. (See related CP&DR coverage .) Trump Orders Could Hinder California's Environmental Protections President Trump has issued executive orders significantly undermining state-led climate and environmental initiatives, particularly targeting California's environmental standards. One order directs the attorney general to block state laws that regulate emissions and climate policies, arguing they conflict with federal energy dominance goals and burden fossil fuel companies. Another order mandates a 25% increase in national timber production, opening all 18 of California's national forests to logging, which critics say bypasses environmental protections and favors industry interests. Environmental advocates argue these moves threaten state sovereignty and public lands, while legal experts question their constitutionality. The administration claims these actions are necessary to lower energy costs, reduce wildfire risks and boost domestic resource production. However, opposition from legal, environmental and scientific communities is mounting, with anticipated lawsuits challenging the federal overreach. Lawsuit Settlement Leads to Housing Policy Changes in San Diego San Diego settled a 2019 lawsuit by agreeing to pay $650,000 and revise affordable housing policies to address concerns of housing segregation and economic disparity. Under the agreement, the city will ensure that at least 70% of new affordable housing projects are built in moderate and higher income areas while also incentivizing grocery stores and first time homeowner programs in low-income neighborhoods. Plaintiffs argued the city's past policies limited economic opportunities by concentrating low-income housing in historically underserved areas. City officials denied this but asserted the new policies would increase housing density in wealthier areas and integrate multiple-income residents. California Cities Slide in Economic Rankings; Inland Empire is Lone Bright Spot The San Francisco Bay Area experienced a significant decline in the Milken Institute's recently released rankings of nationwide economic growth, with San Francisco dropping to 126th place, largely due to high housing costs and tech industry layoffs. San Jose and Oakland also saw substantial declines, reflecting sluggish job and wage growth, housing unaffordability and an exodus of domestic migrants. Barely outperforming the Bay Area, Los Angeles-Long Beach-Glendale rank 151st, struggling with housing affordability and income inequality. Merced ranks fourth in the economic rankings for greatest gains nationwide among large cities. Riverside-San Bernardino-Ontario rank the highest on the list of California cities at 53rd, maintaining strong job and wage growth. Experts noted that the rankings do not fully capture the region's strengths, including its concentration of venture capital and emerging industries like artificial intelligence. Despite current struggles, forecasts predict strong GDP growth for San Francisco through 2028, driven by its tech and financial sectors. Mayor's Proposal Would Permit Taller Buildings, Greater Density in San Francisco San Francisco Mayor Daniel Lurie unveiled a broad rezoning plan that would permit taller buildings along key transit corridors, aiming to create space for 36,000 new homes and revitalize parts of the city long resistant to change. Dubbed “family zoning,” the proposal targets well-resourced neighborhoods like the Marina, Sunset and Richmond, where new construction has been scarce for decades. The plan includes raising height limits on corridors such as Geary, Taraval and Lombard, with some areas potentially seeing towers up to 350 feet. Supporters praise the initiative as a long-overdue step to address the housing crisis, while critics argue it may spur speculative development and threaten neighborhood stability. Despite pushback, Lurie stresses the changes are essential to avoid a state takeover of the city's housing policy and to secure a future where more San Franciscans can afford to live. CP&DR Coverage: Palisades Fire Could Prompt Major Permitting Reform The Palisades Fire destroyed an estimated 6,000 homes both within and beyond Los Angeles city limits, and estimates are that rebuilding will, in many cases, take multiple years. To speed up the process, the Los Angeles City Council is considering a rare but potentially promising reform: self-certification. Self-certification, also known as professional certification, would enable builders to at least partially avoid the typically tedious process of shuttling plans among relevant city departments — including Planning, Building & Safety, and others — for approval prior to groundbreaking. Self-certification has a short but generally positive track record in a few other cities. Bellflower uses a version of it, as does San Diego County. Potentially more analogous to Los Angeles is Phoenix, Arizona, which introduced a self-certification pilot project in 2011 and has expanded the program to cover a wide range of projects across the megacity of 1.6 million residents and 517 square miles. Quick Hits & Updates The Los Angeles City Council approved an ordinance to allow single-staircase designs in apartment buildings of six stories or fewer, aiming to create larger, more affordable family-sized units by revising building codes. While some support the change for its potential to reduce construction costs and improve apartment layouts, others, including fire safety experts, express concerns about the risks associated with limiting building exits. Lafayette's 2023-2031 Housing Element was officially certified by the California Department of Housing and Community Development after extensive revisions and community input. The plan outlines the city's strategy for developing 2,114 housing units, including a mix of affordable and market-rate units, although it faces a lawsuit from the Housing Action Coalition over its approval. San Francisco Mayor Daniel Lurie has advanced legislation to create five new "entertainment zones" aimed at supporting small businesses by temporarily closing streets to vehicles for public events, boosting foot traffic and sales. Previous entertainment zones have led to significant increases in business sales, with events drawing thousands of attendees and businesses reporting sales increases of up to 1,500%. The audit of Anaheim's lease agreement with the Los Angeles Angels revealed that the city's ability to monitor the stadium's condition is limited, as the agreement does not clearly grant Anaheim the right to inspect the stadium regularly, which could conceal significant maintenance needs. Additionally, revenue-sharing terms have generated minimal funds for Anaheim, with a decline in baseball ticket revenue and the city has not consistently verified the accuracy of payments or conducted required audits, despite the lease allowing bi-annual audits. The Los Angeles County Board of Supervisors voted to create a new county homelessness department, reallocating funds from the Los Angeles Homeless Services Authority (LAHSA), despite concerns from Mayor Karen Bass and city officials about disrupting progress in addressing homelessness. The new agency, which will begin with a budget exceeding $1 billion, aims to improve oversight and accountability but has been criticized for lacking a clear plan and for potentially undermining LAHSA's efforts. A proposed mixed-use housing project on César Chávez Avenue in Boyle Heights—previously blocked by the East L.A. Area Planning Commission over gentrification concerns—has been ordered to proceed by a judge ruling the city acted in bad faith. The court found that denying the development based on potential cultural and economic displacement did not meet legal standards under California's Housing Accountability Act. Los Angeles County will create a new county homelessness department, transferring hundreds of millions of dollars and more than 700 county workers from the Los Angeles Homeless Services Authority (LAHSA). The move aims to increase oversight and accountability of homelessness funds, including those from the newly approved Measure A half-cent sales tax. The Trump administration has halted the $1 billion Green and Resilient Retrofit Program, which was designed to fund energy-efficient renovations at affordable housing units across the U.S. This decision, following the program's approval under the Inflation Reduction Act, may affect tens of thousands of low-income residents nationwide. Senate Bill 63, the Connect Bay Area Act, would allow Bay Area counties to place a sales tax measure on the 2026 ballot to secure funding for public transit, including BART and Muni, in an effort to prevent significant service cuts. Despite facing skepticism from voters about funding transit, supporters are hopeful the measure can pass by emphasizing the dire consequences of reduced service on daily commutes and overall traffic congestion. Despite over $3 billion invested in environmental projects, Lake Tahoe's water clarity has declined by more than a third since 1968, with record lows in 2017, according to CalMatters. A significant portion of recent funding has been directed toward tourism and transit projects rather than directly addressing ecological concerns. While the Tahoe Regional Planning Agency regulates new developments, expanding resorts and increasing wildfire risks continue to pose challenges for balancing economic growth with environmental preservation.

The era of “Swiss cheese” CEQA may be over – at least if Sen. Scott Wiener and Assemblywoman Buffy Wicks are successful in the Legislature this year.

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 . New Tsunami Hazard Maps Expand Coastal Danger Zones According to new risk assessment maps published by the California Geological Society, some communities across California may have mere minutes to evacuate in the case of a tsunami after an earthquake. These warning extend to communities not located directly on the coast, like large parts of Oakland, Alameda, Malibu, Santa Barbara, Ventura, San Diego and other popular spots statewide. The maps highlight flooding that could reach up to 50 feet in some areas, extending beyond the immediate coastline to bayside and riverside regions. Officials stress residents and visitors should be aware of these hazard zones and have an evacuation plan in place in the case of large-scale evacuations could be necessary without ample notice. The California Geological Society's maps reflect findings from the 2011 tsunami in Japan and past disasters including the 1964 Crescent City tsunami. (See related CP&DR coverage .) L.A. Universities, ULI Team Up to Envision Fire Recovery UCLA's Ziman Center for Real Estate, the USC Lusk Center for Real Estate, and the Urban Land Institute Los Angeles have released Project Recovery, a comprehensive plan for rebuilding efforts after the LA wildfires and suggested a number of policy or organizational tools to focus on rebuilding and limiting future fire risk. The report includes suggestions for debris removal, supply chain issues, insurance and mortgage concerns and infrastructure restoration. The paper also suggests creating community rebuilding authorities to lead rebuilding efforts. Suggestions also include diversifying funding sources, adjusting city housing codes based on findings from the fires and utilizing a number of different fire mitigation risks in housing construction. (See related CP&DR coverage .) Study Questions Value of L.A. "Mansion Tax" A new study out of UCLA's Lewis Center for Regional Policy contends that Measure ULA has significantly reduced high-value real estate transactions in Los Angeles, particularly impacting commercial, industrial and multifamily property sales. While the overall volume of real estate sales have not dropped substantially, this is likely because most transactions fall below the ULA threshold of $5 million. Although the measure, which imposes a 5% tax on eligible sales, was marketed as a “mansion tax,” the study found the measure disproportionately affects investor and business-related properties rather than luxury single-family homes. These reductions threaten both ULA's own revenue and broader property tax revenues that support essential public services. To address these issues, the authors propose targeted reforms to realign the tax with its original intent while preserving its capacity to fund affordable housing. (See related CP&DR coverage .) Legislation Update SB 609 aims to streamline environmental review for infill housing in urban areas by exempting them from additional assessments under CEQA to accelerate housing development while keeping CEQA oversight for broader planning and zoning changes. SB 79 would accelerate multi-family housing near transit stops by making more development near train and rapid bus lines legal and streamlining environmental review processes. SB 79 would eliminate housing bans around transit stops currently existing in many cities statewide. Bay Area lawmakers are advancing SB 63, a regional sales tax measure to support transit agencies including BART, Muni and AC Transit, aiming to raise funds to combat the impending financial crisis and funding drop off that could severe service Bay Area-wide. SB 502 seeks to amend the Building Homes and Jobs Trust Fund to allocate 20% of the fund for affordable workforce housing, specifically for school districts and community colleges. Another 5% of the fund would be used to create a zero-interest revolving loan program to assist development costs of workforce housing. (See Bill Fulton's Insight column on pending legislation.) CP&DR Coverage: Builders Remedy Cases Remain Active Statewide Though most California cities have adopted compliant housing elements, Builders Remedy projects still loom large across the state -- as does the threat of lawsuits against cities that try to get around the Housing Accountability Act (SB 330). A recent conference sponsored by the University of Southern California's Gould School of Law assembled some of the most active players in the saga of the Builder's Remedy: the provision of the Housing Accountability Act that strips cities of some land use controls if they do not adopt state-compliant housing elements. The panel included two developers who have pursued Builder's Remedy Cases -- Jonathan Curtis, Managing Partner of Cedar Street Partners and former Mayor of La Cañada-Flintridge, and Leo Pustilnikov, principal of SLH Investments -- attorneys Matthew Gelfand of YIMBY Law and Dave Rand of Rand Paster Nelson. Quick Hits & Updates The National Transportation Safety Board recommended 68 bridges nationwide undergo vulnerability assessment, including 7 California bridges. Six of the seven bridges included in the recommendation are in the Bay Area, including the Richmond-San Rafael Bridge, the Carquinez Bridge, the Benicia-Martinez Bridge, the Antioch Bridge, the San Mateo-Hayward Bridge and the Golden Gate Bridge. The San Diego-Coronado Bridge is the only bridge in Southern California included. San Francisco Mayor Daniel Lurie unveiled a new plan to address the city's approach to homelessness, addiction and mental health by increasing coordination, accountability and access to treatment. The plan lays out goals across three timelines—100 days, six months and one year—including consolidating outreach teams, reassessing drug paraphernalia distribution and adding 1,500 interim housing and treatment beds. As reported by the San Francisco Chronicle, building an accessory dwelling unit (ADU) in California can be severely delayed due to inefficiencies at Pacific Gas and Electric (PG&E), with many homeowners and builders reporting months or even years of setbacks caused by the utility's slow response times, complex rules and communication issues. Despite PG&E's efforts to improve, these delays continue to be a significant obstacle, particularly as the state faces a housing crisis and seeks to increase ADU construction to meet its housing goals. The construction bid for the long-awaited light-rail extension from Pomona to San Bernardino County was rejected after coming in $350 million over budget. The lone bid, from Kiewit Infrastructure West Co., was 54% higher than originally estimated. As a result, the Metro Gold Line Foothill Extension Construction Authority plans to restructure the procurement process in two stages to control uncertainty and reduce future costs. This delay pushes the project's completion to 2031. The San Diego Unified School District Board approved a plan to create affordable housing for at least 10% of its staff over the next decade, with plans to build over 1,500 units on five district-owned properties. This initiative, the largest of its kind by any school district in California, aims to help educators and staff struggling with San Diego's rising cost of living, ensuring they can live near the communities they serve. The Long Beach City Council has given initial approval to expand its inclusionary housing ordinance citywide, requiring a gradually increasing share of affordable units—reaching 12% by 2027—in new residential developments. This phased approach is intended to avoid disrupting housing production while addressing the city's severe shortfall in affordable housing, with officials citing rising rents and stagnant incomes as key challenges. California's high-speed rail project requires an additional $7 billion within the next year to complete its first section between Merced and Bakersfield, while the overall project is estimated to cost at least $100 billion. Lawmakers are facing mounting pressure as they await an update on the project, with concerns about the potential misuse of $4 billion in federal funds and a lack of a clear plan to resolve these issues. According to new findings by the National Low Income Housing Coalition, California faces a severe shortage of affordable rental housing, with only 24 available rental homes for every 100 extremely low-income renter households, leaving over 1.28 million such households in need. Additionally, 78% of these households experience severe cost burdens, struggling to afford housing despite limited options. A recent analysis found that LA Metro bus riders lose over 5.5 million minutes daily due to delays, with a small portion of streets causing a disproportionate amount of this lost time. Targeted improvements like dedicated bus lanes and signal prioritization in high-traffic corridors could significantly reduce delays, improve service efficiency and safe riders time. A recent Caltrans report found that almost all of the relocations due to highway expansions projects between 2018 and 2023 occurred in LA County, mostly due to the widening of Interstate 5, which also saw the largest addition of two new vehicle lanes. Los Angeles Metro is pushing back against its obligations to comply with Measure HLA, a voter-approved law requiring L.A. City projects to gradually implement safer, multi-modal street upgrades. The L.A. City Council approved a draft ordinance for Measure HLA's implementation but added a mandatory internal appeal process, which may conflict with the measure's legal language. Metro argues that the city lacks authority to enforce Measure HLA on its projects and has threatened legal action to resist compliance. This could force the city into a costly legal battle or require additional spending to retrofit Metro projects after initial non-compliant construction. The Truckee Town Council passed resolutions condemning the Trump administration's cuts to Forest Service staff and spending freezes, warning that these actions could severely impact the town's economy and safety, especially with the summer tourism season approaching. The reductions, which include significant staff losses in the Tahoe National Forest, could lead to campground closures, increased wildfire risks and less oversight of public lands, which are vital to Truckee's $244 million tourism industry. Town officials hope their resolutions will encourage other Sierra communities to take similar actions and push for state-level intervention to address these growing concerns.