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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.

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 . 20-Bill Housing Package Introduced in Legislature Lawmakers have introduced a bipartisan legislative package called "Fast Track Housing" to address the state's housing crisis by streamlining development processes. The 20-bill package aims to eliminate bureaucratic delays, speed up permitting and provide clearer regulations while maintaining environmental safeguards. Key proposals include CEQA exemptions for infill housing, standardized applications, faster inspections and stricter enforcement against agencies that obstruct housing projects. Lawmakers stress the urgency of reform, warning that without action, California will continue to face skyrocketing housing costs and worsening homelessness. If passed, this legislation would mark a major shift in the state's approach to housing development, including potential CEQA exemptions for infill housing projects. This package builds off the recommendations in the Final Report of the Select Committee on Permitting Reform. Newsom Suspends Environmental Regulations for Fire Recovery Gov. Newsom has temporarily lifted environmental regulations under CEQA and the Coastal Act to accelerate the reconstruction of utilities in Los Angeles communities impacted by wildfires. The order is intended to speed up recovery while promoting the underground installation of power lines to mitigate future fire risks. Utility providers have welcomed the decision, but environmental advocates caution that bypassing these protections could have lasting ecological and climate-related repercussions. Critics stress the need for a balanced approach that prioritizes both swift rebuilding and environmental safeguards. Newsom stresses the exemptions are a short-term measure and do not reflect a broader policy shift away from environmental protection. Final Set of Fire Hazard Maps Reveal Expansion of High-Risk Areas The California Department of Forestry and Fire Protection (Cal Fire) released updated wildfire hazard maps for the first time since 2011 with a significant expansion of high-risk areas statewide. The new maps show a 168% increase in "high" and "very high" hazard zones since 2011, impacting almost 3.7 million residents. The designations could enforce stricter building codes, space requirements and real estate disclosure laws, potentially impacting homeownership and housing markets. Officials attribute the expansion to climate change, improved modeling technology and new legal mandates requiring more detailed assessment. Some experts are concerned about insurance costs and property values, while others stress the updated maps provide guidance for limiting fire risk and improving community resilience. Federal Restructuring Could Hobble Environment-Related Agencies in California The Trump administration's so-called Department of Government Efficiency (DOGE) plans to terminate lease contracts at numerous federal offices across California, disproportionately affecting agencies focused on climate, agriculture and environmental protection. The closures, which include NOAA, the EPA, the National Park Service and the U.S. Geological Survey, align with broader cost-cutting and deregulation efforts, with officials citing $500 million in savings nationwide. Critics argue that shutting down these facilities will weaken environmental protections, disrupt scientific research and harm local communities that rely on these agencies. The move coincides with mass layoffs, particularly at NOAA, and echoes proposals in Project 2025, which advocates dismantling key environmental agencies. While the administration claims the terminations are about efficiency, opponents see them as an attack on climate science and federal oversight of natural resources. CP&DR Coverage: Los Angeles Suburb Looses Builder's Remedy Case In the latest twist over the long-running battle about housing development in the affluent Los Angeles suburb of La Cañada Flintridge, a judge has ordered the city to post a $14 million bond as a condition of appealing a recent ruling on a builder's remedy project. The city has been battling both a developer and the California Housing Defense Fund over the question of whether the city illegally denied a builder's remedy application by the developer. The judge's ruling ultimately required the city to post a $14 million bond. The battle is part of a larger dispute - involving separate lawsuits - over whether the city's housing element is compliant with state law. Quick Hits & Updates San Francisco's Board of Supervisors unanimously approved revisions to the Central SoMa Plan, removing requirements that prioritized office space development in favor of more housing. The changes aim to revitalize stalled projects and address the city's shifting economic needs following the commercial real estate downturn caused by the COVID-19 pandemic. The EPA confirmed its decision not to reconsider the Tijuana River Estuary as a Superfund site despite ongoing pollution concerns in South County San Diego, arguing existing infrastructure repair projects will create a long-term solution and the current pollution levels do not meet the limit for hazardous health risks. The Trump administration is reconsidering whether to grant the monarch butterfly protections under the Endangered Species Act, reopening public comments for 60 days to reassess its risk of extinction. The U.S. Fish and Wildlife Service previously declined protections, citing higher-priority species, despite ongoing population declines since the mid-1990s. The Oceanside City Council voted 3-2 to allow broader reviews of development projects during appeals, shifting from a review of specific issues to a de novo review, where the entire project can be assessed. Critics argue that the change could cause delays, discourage housing development and potentially violate state housing mandates while city officials believe it could streamline the review process and improve efficiency. Oakland has failed to issue a bond to generate funds for infrastructure improvements and affordable housing projects, despite voters' approval of a property tax extension in 2022. As a result, nearly 1,000 affordable housing units, street repaving and bike safety improvements have been delayed, with concerns over the city's downgraded credit rating increasing borrowing costs and complicating the issuing process. According to a study by Science Advances, fires in the wildland urban interface (WUI)—where human development meets wild landscapes— pose a greater threat to air quality and public health than previously understood. Despite making up a small fraction of total fire emissions, WUI fires are responsible for a larger share of smoke-related premature deaths due to the proximity of these fires to populated areas, leading to higher exposure to harmful pollutants like fine particulate matter and ozone. Three years after its implementation, SB 9—intended to eliminate single-family zoning by permitting homeowners to convert single residences into duplexes or up to four units through lot splits—has seen limited success. Major cities like San Francisco, San Jose and Oakland have reported minimal applications for SB9 projects, prompting legislators to propose amendments addressing issues such as restrictive homeowner-occupancy requirements and prohibitive homeowner association rules. Recently introduced bill SB 462 aims to strengthen California's Farmland Conservancy Program by providing $20 million annually to fund conservation easements, permanently protecting agricultural land from development. Supporters, including Santa Clara County officials and conservation groups, highlight the bill's role in preserving farmland, promoting food security and mitigating climate impacts, especially as rising land costs threaten open spaces. However, the bill faces potential challenges due to Governor Gavin Newsom's focus on budget constraints and broader state financial uncertainties, including wildfire recovery and possible federal funding cuts. The Hollister City Council unanimously voted to repeal its 2040 General Plan after a successful referendum by the activist group Hollister Guardians Action, reverting the city to its 2005 plan. The decision, driven by concerns about rapid growth and its impact on agricultural land and traffic, prevents the city from enacting a new plan for at least a year. Critics argue that the repeal leaves Hollister out of compliance with state housing requirements and limits the city's control over development. The referendum particularly opposed the plan's expansion of Hollister's sphere of influence by 3,000 acres. The Trump administration is launching a task force to identify federal land suitable for affordable housing development, aiming to transfer or lease it to local governments and nonprofits. The initiative could unlock millions of new homes—including over 512,000 homes across California, Utah and Arizona—but faces logistical, environmental and regulatory hurdles. Critics argue that much of the available federal land is in remote areas lacking infrastructure, making large-scale housing development challenging. The City of Coachella is advancing plans for a rail transit system connecting the Coachella Valley to Riverside, supported by a planning grant from the Riverside County Transportation Commission. The proposed route includes stops in Indio, Palm Desert and Palm Springs, and is expected to take approximately ten years to complete.

by CP&DR Staff Vol. 40 No. 3 March 27, 2025 Report

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Suisun City Votes to Explore Annexation; California Forever May Bring Shipbuilding to Collinsville The Suisun City Council voted 4-1 to explore annexation and expansion; the vote calls for the city to engage in discussions with landowners within its sphere of influence, including the proposed mega-development California Forever. Meanwhile, California Forever is considering the development of a major shipbuilding facility near Collinsville as part of its broader development plans in Solano County. The proposed shipyard aligns with a potential federal initiative to boost domestic shipbuilding but has sparked concerns about environmental impacts, economic viability, and encroachment on Travis Air Force Base. Collinsville , a sparsely populated and historically struggling community along the Sacramento River, has seen past development attempts fail, and some residents remain skeptical about California Forever's intentions. While the area is zoned for maritime industrial use, opponents worry about losing agricultural land and disrupting the region's character. Both Suisun City's expansion and California Forever's shipbuilding proposal remain in early stages, requiring further negotiations, regulatory approvals and public engagement before moving forward. (See related CP&DR coverage .) Trump Administration Hints at Rescinding Designation of New National Monuments The Trump Administration caused confusion by initially suggesting, then seemingly retracting, a rollback of two newly designated national monuments in California, Chuckwalla and Sáttítla Highlands. The uncertainty arose from a White House fact sheet that briefly included, then removed, a reference to reversing national monument designations, sparking immediate backlash from conservationists, tribal leaders and local officials. Trumps Secretary of the Interior, Doug Burgum, has previously ordered a review of public land protections, raising concerns that these monuments could face resource extraction pressures. While the legal authority to rescind monument designations remain unclear, any attempt to do so would likely face strong legal challenges from environmental and tribal groups. Advocates argue that the economic benefits of development do not justify the potential destruction of sacred tribal lands, wildlife habitats and popular recreation areas. Audit Criticizes Los Angeles Homeless Services A federal court-ordered audit found that Los Angeles' homeless services system lacks financial oversight, transparency and accountability, making it vulnerable to waste and inefficiency. Conducted by an independent consulting firm, the audit revealed that the Los Angeles Homeless Services Authority's contracts were vague, leading to inconsistent services and unclear spending records. The city was unable to track total expenditures on homelessness programs or verify whether paid-for services were actually provided. The audit was expanded to include LAPD homelessness-related activities and county services to city shelters, though enforcement of anti-camping laws was excluded. Attorneys for plaintiffs in a 2020 lawsuit against the city called the findings proof of systemic failure, with billions spent on ineffective programs while unhoused residents continue to suffer. The presiding judge demanded greater transparency, reinforcing the need for urgent reforms to ensure funding reaches those in need. San Francisco Group Sues to Stop Voter-Approved Closure of Great Highway Opponents of San Francisco's Proposition K, which closed the Upper Great Highway to cars and converts it into a park, plan to file a lawsuit challenging its validity. The plaintiffs argue that the city overstepped state authority by partially closing the road while still allowing certain vehicles, violating the California Vehicle Code. They also claim the city bypassed environmental review requirements under the California Environmental Quality Act (CEQA). The lawsuit targets the city, Board of Supervisors, and five officials who placed Prop. K on the ballot, alleging voters should not have decided on a matter of statewide concern. Supporters of the measure remain confident in the city's legal defense and anticipate the park's opening in April. CP&DR Coverage: Trump Threatens Coastal Commission Could Donald Trump really get rid of the Coastal Commission, as he has threatened to do? Realistically no, argues Bill Fulton. The Coastal Commission was created by the voters of California and, in a subsequent law, by the California Legislature. For the Coastal Commission to go away, the Legislature and Gov. Newsom would have to undo the Coastal Act. This is not going to happen. Even if it did, there'd probably be a legal battle over the underlying voter approval, and if it went back to a vote in the end, the Coastal Commission would probably survive. But, every lever the federal government's got to undermine the commission's authority - and California's power - will be used. Quick Hits & Updates The Trump administration is considering closing or selling at least 16 federal buildings in California, including a major complex in downtown Los Angeles, as part of a broader effort to reduce government real estate costs. The General Services Administration (GSA) initially published a list of targeted properties but later removed it, causing uncertainty about the final plans. A proposed redevelopment of the Guadalupe Quarry on San Bruno Mountain has sparked a debate between developers and environmentalists, with plans to build a 1.3-million-square-foot warehouse while designating some land for conservation. Supporters argue the project will create 1,500 jobs and address warehouse shortages, while critics warn it threatens endangered butterfly species and disrupts the mountain's ecosystem. Environmental activists advocate for restoring the land rather than redeveloping it, continuing decades-long efforts to preserve the mountain. San Diego is considering reforms to its historic preservation rules, including reducing the authority of the Historical Resources Board and limiting tax breaks for historic properties under the Mills Act. City officials argue that the current regulations deter development and need modernization, while preservation advocates contend the proposed changes lack thorough analysis and could undermine efforts to protect historic sites. SB 601 would restore state-level protections for streams and wetlands in response to a Supreme Court ruling limiting federal Clean Water Act coverage. The bill aims to ensure that pollution discharges are regulated and that California's unique waterways, many of which are seasonal, remain protected. Urban trees in central Los Angeles absorb significantly more carbon dioxide than previously thought, offsetting up to 60% of fossil fuel emissions during warmer months, according to a USC Dornsife study. While the research highlights the important role of urban greenery, it also underscores that trees alone cannot counteract emissions from cars, buildings and industry, reinforcing the need for broader clean energy and transit solutions to meet the city's carbon neutrality goals. The Pasadena City Council is set to adopt an ordinance amending the municipal code to streamline adaptive reuse of non-residential buildings into housing. Developers will benefit from density and floor area ratio incentives, including 15 additional feet for residential amenities like pools or fitness centers. Projects will require an average unit size of 450 square feet, with open space requirements that can include common areas. The ordinance eliminates new parking requirements for adaptive reuse projects and modifies review processes for shared parking and historic resources. Waymo has launched a transit credit pilot program in Los Angeles, offering $3 ride credits for passengers connecting to one of eight eligible transit stations through its zero-emission ride-hailing service. Running until April 1, the initiative aims to promote multimodal travel and support sustainable transportation options, particularly for travelers heading to and from LAX. (See related CP&DR coverage .) The Los Angeles County Regional Park and Open Space District awarded $17 million in Measure A competitive grants to 13 recipients, marking the largest parkland expansion effort in the district's history. The grants will fund the creation and preservation of 623 acres of new green space, including projects for urban farms, pocket parks and larger conservation efforts. In California, office-to-apartment conversions are increasing , with Los Angeles leading the state with 4,388 units set for transformation by 2025. This trend comes amid rising office vacancies, with Los Angeles being third nationally for office-to-apartment projects, reflecting an 80% increase from the previous year. Other cities like San Francisco are also streamlining the approval process and offering financial incentives to encourage these conversions. SB 79 aims to expedite the construction of multi-family housing near transit stops by requiring upzoning in areas near train and bus lines, where many cities currently restrict housing. The bill seeks to reduce housing costs, encourage transit use and combat climate pollution by overcoming local zoning barriers that limit housing development around public transportation systems. Sen. Laura Richardson introduced SB 611, which aims to revise the California Environmental Quality Act (CEQA) review process for community plans. This bill would reenact provisions allowing a development project to proceed without further CEQA review if it is consistent with an approved community plan, provided certain requirements are met as part of a legislative package aimed to improve public safety, education and environmental standards across the state. Senators Blakespear and Stern have introduced SB 427 , which would remove the July 1, 2030 sunset date for the Habitat Conservation Fund (HCF). The HCF was established under Proposition 117(the California Wildlife Protection Act), a ballot measure championed by PCL and passed by voters in June 1990. Since then, the Fund has protected over 1.2 million acres of wildlife habitat and improved public access to more than 350 park projects across California. A new bill, SB 222, would allow individuals to sue businesses for climate-related damages linked to fossil fuel products, retroactively applying to 1965. Critics argue it would lead to higher costs for consumers in areas like gas, electricity and housing, with households potentially losing up to $6,200 annually. The bill could deter investment and cause economic instability, while proponents argue it's necessary for climate accountability. After the U.S. Secretary of Transportation threatened to cut federal funding for California's high-speed rail project, a new state bill to explore alternative funding options has been proposed . SB 545 commissions a study on public-private partnerships and economic opportunities along the 400-mile corridor between Los Angeles and San Francisco, with findings due by July 2026.

To state the obvious: wildfires move more quickly than city bureaucracies do.

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 . Lafayette Faces Legal Trouble Over Housing -- Yet Again A housing advocacy group has sued the Contra Costa County suburb of Lafayette, alleging that officials have failed to comply with state housing laws by relying on unrealistic sites to meet their housing obligations. The lawsuit, filed by the Housing Action Coalition, argues that Lafayette's plan, despite state approval, includes locations such as businesses and religious institutions that have no actual intention of developing housing. California mandates that cities create housing plans to accommodate growth, though they are not required to build the units themselves—only to facilitate their construction through zoning and planning. Lafayette has a history of resisting housing development, having previously delayed a 315-unit apartment project for over a decade. This lawsuit is part of a broader trend of advocacy groups challenging cities they believe are obstructing housing production while appearing to comply with state laws. Los Angeles Seeks Innovative Designs for Small Lots Los Angeles launched the "Small Lots, Big Impacts" initiative to encourage the development of affordable, for-sale starter homes on small lots, aiming to increase housing density without relying on high-rise buildings. The city, in collaboration with LA4LA and UCLA's cityLAB, is holding a design competition to create innovative small-home plans that could become pre-approved templates for developers. To demonstrate feasibility, officials plan to sell about 10 city-owned lots to developers who would use the winning designs to construct housing. Proceeds from these sales will fund down payment assistance for homebuyers, with projects expected to range from four to 20 units and one to three stories tall. The initiative seeks to make smaller, lower-cost homes more common, offering an alternative to expensive single-family houses and large apartment complexes. Irvine Seeks to Create "Gathering Space" with TOD District The Irvine City Council adopted the Crescent Transit Oriented Development District plan as part of the Great Park Framework Plan, exchanging two parcels of land with Heritage Fields El Toro to link Irvine Spectrum and Great Park in the heavily suburban city. The 60-acre Crescent District, located near the Irvine Transportation Center, is envisioned as a central gathering space that prioritizes housing and mobility. Originally part of the Marine Corps Air Station El Toro, the land was later developed by HFET and another company into the Great Park Sports Park. In return for the Crescent District, HFET will receive 27 acres of city-owned land. City officials emphasized that the project aligns with Irvine's long-term planning goals, promoting transit accessibility, reducing car dependence and fostering workforce housing. San Francisco Considers Ambitious Bike Plan San Francisco transportation officials have drafted a long-term plan to expand the city's bike infrastructure, aiming to make a safe cycling route accessible within a quarter mile of every resident's home. The "Biking and Rolling" plan proposes upgrades to 385 streets, including protected bike lanes, speed bumps and redesigned intersections, but faces challenges due to past community opposition to bike lane expansions. Unlike previous bike plans focused on downtown commuters, this version emphasizes accessibility for diverse neighborhoods and shorter local trips, aiming to reduce car dependency in a post-pandemic era. Officials have gathered community input, particularly from historically underserved areas, but remain cautious about proposing major changes to commercial corridors to avoid business disruptions. While the plan outlines a broad vision, specific commitments for certain streets, like Geneva Avenue, are yet to be finalized. CP&DR Coverage: California Forever + Suisun City? Last month, the city council of Suisun City — a city of 28,000 in the southwest corner of Solano County — voted 4-1 to study the annexation of potentially all land within its sphere of influence. That would encompass a trapezoidal area east of the city and south of Travis Air Force Base. It includes some of the 60,000 acres owned by Flannery Associates throughout unincorporated portions of the county and would abut a major industrial development planned by the company. Suisun City is financially distressed with little infill opportunity. Annexation could enable the city to gain jurisdiction over a portion of the East Solano Plan, which has, thus far, failed to receive support from the county Board of Supervisors or and has not yet been submitted to county voters. Quick Hits & Updates San Francisco's Board of Supervisors adopted an amendment to the city's planning code that removes certain fees and deadlines to encourage converting commercial buildings into housing, potentially saving developers up to $90,000 per unit. A recent poll of Los Angeles County voters reveals strong support for tougher building codes and restrictions on home construction in high-risk wildfire areas, following the Palisades and Eaton fires. Voters also back increased fire protection funding, even with tax hikes, and favor building more homes in higher-density urban areas rather than fire-prone neighborhoods. However, there was opposition to allowing insurance companies to raise rates to provide broader fire coverage. Senator Scott Wiener has introduced Senate Bill 79, the Abundant and Affordable Homes Near Transit Act, to promote housing development near major transit hubs by allowing buildings up to seven stories and easing zoning restrictions. Previous versions of Wiener's transit-housing proposals faced opposition over concerns about neighborhood character and displacement, but he says this bill is more targeted, focusing only on high-quality transit stops. The Housing Authority of the City of Los Angeles has paused new applications for the Section 8 voucher program due to insufficient federal funding, which is not expected to meet current operational needs. The Section 8 program, which subsidizes rent for around 60,000 families in the city, could face cuts to existing vouchers if funding gaps are not addressed, potentially affecting up to 6,000 households. The Encinitas City Council approved , on a 3-1 vote, the controversial Quail Meadows apartment project, a massive 448-unit development, despite strong opposition from local groups who filed appeals over environmental concerns and state law violations. The council's decision, which they described as made under "absolute duress and coercion" due to state pressure, allows the project to proceed, although it could still face an appeal to the Coastal Commission. A motion introduced in the Los Angeles City Council aims to relax building codes requiring multiple staircases in mid-sized apartment buildings, potentially increasing housing supply by allowing more space for apartments. The change would allow developers to build buildings with a single staircase, which research suggests would not compromise safety, reduce construction costs and help create more family-sized rental units in a city facing an affordable housing shortage. A report by The Pew Charitable Trusts and Gensler suggests converting vacant office buildings in Los Angeles and Houston into tiny apartments with shared living spaces would be a cost-effective solution to housing shortages. These micro-apartments would be cheaper to build than traditional housing, with estimated rents of $1,000 in Los Angeles. The San Benito County Board of Supervisors has begun implementing Measure A, which requires voter approval for rezoning agricultural, rural or rangeland areas for commercial development. At a recent meeting, the board determined that developers, not taxpayers, would bear the cost of these elections, ranging from $40,000 for a general election to $500,000 for a special election. The Sierra Club reached a settlement with a major warehouse developer in Moreno Valley, requiring the facility's entire fleet of trucks and delivery vehicles to be 100% electric ahead of state mandates. Additional environmental protections include onsite solar power, battery storage, truck idling limits and funding for an air quality monitoring station. A similar settlement with Costco in Tracy mandates that 72% of trucks servicing its warehouse be zero-emission by 2027. A study analyzing wildfire planning in 58 California counties found gaps in addressing social vulnerability and recovery planning in key policy documents. Researchers assessed the effectiveness of General Plans, Hazard Mitigation Plans and Community Wildfire Protection Plans in building wildfire resilience. San Diego has ended negotiations with an investment company on a plan to develop over 400 affordable housing units on a valuable downtown site, citing financial infeasibility and the city's requirement to sell the land at fair market value. The project, which would have replaced a Ritz-Carlton hotel, struggled due to rising interest rates, limited funding for affordable housing and restrictions under the Surplus Land Act, prompting the company to withdraw. The Los Angeles City Council unanimously approved the Citywide Housing Incentive Program (CHIP), a rezoning plan aimed at increasing housing development along commercial corridors and multifamily neighborhoods while largely preserving single-family zones. The program offers developers incentives to build more housing, particularly affordable units near public transit, as part of the city's strategy to meet state-mandated housing goals and address concerns over equity and displacement. Newly introduced Senate Bill 71 seeks to make exemptions from environmental reviews permanent for various transit projects, including bus-only lanes and bike paths, aiming to fast-track sustainable transportation options. The bill, supported by lawmakers and environmental groups, is designed to reduce gridlock and emissions but faces opposition due to concerns about potential negative impacts on communities and businesses.

Ruling in Favor of San Francisco Narrows Scope of Clean Water Act The U.S. Supreme Court ruled 5-4 in favor of the City and County of San Francisco, narrowing the scope of the Clean Water Act and limiting federal regulatory power. The case centered on whether cities are responsible only for meeting pre-set pollution limits or if they must actively prevent contamination beyond those thresholds. The ruling overturns a 9th Circuit decision that had sided with the EPA and California regulators, who argued San Francisco was failing to prevent harmful bacteria from entering the ocean. Justice Samuel Alito's opinion warned that strict EPA requirements could lead to harsh penalties even for cities following their permits precisely. California Attorney General Rob Bonta had urged the court to uphold the EPA's authority, citing risks to state waters. This decision continues the conservative court's trend of limiting federal regulatory power, following similar rulings on environmental oversight. San Diego Tamps Down ADU Fervor The San Diego City Council voted to scale back a controversial housing incentive that, critics say, allows an excessive amount of ADU development on single-family lots in certain neighborhoods. in some cases, density bonuses led to small apartment buildings with multiple units to be classified as ADUs. The rollback removes the program in eight zoning areas with larger lots to prevent excessive development beyond the city's original intent. Additional proposed changes include new parking requirements, infrastructure fees and stricter rules on property boundaries to prevent loopholes. The city also plans to allow ADUs to be sold separately, expanding homeownership opportunities. While some council members pushed for a full repeal, the compromise aims to preserve affordable housing incentives while addressing community concerns over large-scale backyard development. Goleta Order to Process Builder's Remedy Project A Santa Barbara County Superior Court judge ruled against the City of Goleta, ordering the city to process a 56-unit housing project that includes 13 affordable units. The developers submitted the project under Builder's Remedy. Goleta initially refused to process the application, citing a prior 2011 proposal for the site, but the court rejected this argument. Attorney General Rob Bonta supported the developers, emphasizing the need for affordable housing and warning cities against obstructing state housing laws. The ruling is a significant setback for Goleta, though the city may appeal. Meanwhile, supporters argue the project is well-suited for its location, near schools, transit and existing housing developments. Williamson Act May Benefit Corporations More than Farmers in Fresno Co. A Fresnoland investigation reveals that Fresno County's Williamson Act tax break, originally designed to protect small farms from urban development, overwhelmingly benefits large agribusinesses and out-of-state investors. In 2022 alone, just 120 farming operations—less than 1% of recipients—received half of the program's $5 billion in tax breaks, diverting funds from local schools and public services. Tax records show that subsidies meant to preserve farmland now flow to corporate giants, including a $240 billion Canadian pension fund, which received a $1.6 million tax break for its Fresno land holdings. Small farmers receive minimal relief while mega-growers and hedge funds see soaring benefits, with top landowners' tax breaks increasing by 300-700% over the past decade. Critics argue the program has strayed from its intended purpose, accelerating farmland consolidation and benefiting financial firms rather than the local agricultural community. CP&DR Coverage: t he Roots of the Housing Crisis California's housing challenges are so acute, it's easy to assume that it's an endemic phenomenon. It's similarly easy to assume that the state's slow-growth ethos and constricting regulations, including the statewide California Environmental Quality Act and the hundreds of local zoning codes that limit development, are to blame. USC demographer professor of planning Dowell Myers does not dispute these phenomena. But, according to a newly published study, they are actually tangential to deeper economic causes that have led to what he describes as not just a local housing crisis but, indeed, a national housing crisis. CP&DR spoke with Myers about the study and its implications for housing production in California. Quick Hits & Updates The Coastal Commission is seeking public input to guide the development of its 2026-2030 Strategic Plan, which will shape the agency's efforts to protect and enhance California's coast and ocean over the next five years. Interested individuals can submit their priorities via a public input form by March 31, 2025, or participate in virtual public listening sessions scheduled throughout March, with sessions in both English and Spanish. The process will include public feedback, tribal consultations and a draft review before the final plan is adopted in Winter 2025. The EPA is seeking to delay approval of California's Regional Haze Plan, which aims to reduce pollution in Yosemite, Sequoia and other national parks, citing staffing shortages as a primary reason. Critics argue that the recent layoffs at the agency contradict its claims of being understaffed, warning that delays will prolong air quality issues in already heavily polluted parks. The Trump administration has begun staff reductions at the Bureau of Reclamation, which manages California's water infrastructure, raising concerns from water agencies that the cuts could compromise water delivery systems and public safety. The U.S. General Services Administration published and then quickly removed a list of 440 federal properties it considers for sale, including prominent office buildings in San Francisco, part of an effort to cut costs. This move follows significant staff reductions in the GSA's San Francisco office, with nearly 40% of employees in Region 9 receiving termination notices. Two weeks after the Trump administration announced a compliance review of California's high-speed rail project, CEO Ian Choudri stressed the need for new funding sources to ensure its completion. He warned that without stabilizing the funding, inefficiencies could further delay the project, which has already faced significant budget and timeline increases. Bay Area-based law firm Meyers Nave has merged with The Sohagi Law Group, a California-based environmental and land use law firm, strengthening their in-house team in complex development and regulatory matters. After more than three years of discussions with local residents, a developer has received approval to convert a 1960s-era shopping mall in Marin County, near San Francisco, into a large mixed-use development featuring over 1,400 new homes. The number of apartment permits issued in Los Angeles has fallen nearly 45% over the past five years, according to Crosstown, worsening the city's already severe housing crisis. Factors such as high borrowing costs, restrictive zoning and the impact of Measure ULA have contributed to this decline, which is compounded by a shift toward more expensive, less dense single-family homes. Riverside County is facing a major expansion in warehouse development, with over 42 million square feet of logistics space proposed across multiple projects. These projects represent seven of the ten largest warehouse projects in the state. Critics worry that the county lacks the infrastructure to handle the increased truck traffic, air pollution and environmental impacts that come with these massive facilities. Caltrain's new electric trains use regenerative braking to return about 23% of the energy consumed back to the electric grid, exceeding initial performance expectations. The agency's electricity costs are lower than originally anticipated and they expect to receive $6 million annually in energy credits, all while providing service powered entirely by renewable energy. A recent poll shows that over 80 precent of riders hold a favorable view of Caltrain. Sorrento Valley and Kearny Mesa are San Diego's top employment centers, but traffic congestion along the 805, which connects them, causes significant delays, with only 4% of commuters using public transit. SANDAG plans to address this with the Purple Line, a high-speed, high-capacity rail line connecting underserved areas like Chula Vista and City Heights to major job centers, reducing travel time to 45 minutes and expected to serve 30,000 daily riders when completed in over 15 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 . State Launches Program to Promote Redevelopment of Surplus Land The Department of Housing and Community Development (HCD) and the Department of General Services (DGS) have expanded California's Excess Sites Program to accelerate the development of affordable housing on underutilized state land by launching a new web portal for developers. The revamped program streamlines the bidding and building process, allowing developers to review all available sites simultaneously and submit proposals continuously. Since Gov. Newsom's 2019 executive order, the state has identified nearly 4,300 housing units across 32 projects, with new sites expected to support at least 2,000 additional homes. Recent projects include a mixed-use development in Sacramento, a 48-unit project in Fresno County and the largest affordable housing community in South Lake Tahoe. By leveraging state-owned land and technology, California aims to expand housing opportunities more efficiently and connect low-income residents with better economic prospects. Larger Percentage of Older Adults in California's Future By 2040, California's population ages 65 and older is projected to increase by 59%, reaching over 9 million and comprising 22% of the state's residents, according to a new study by the Public Policy Institute of California. This demographic shift will result in an old-age dependency ratio of 38 older adults per 100 working-age adults, up from 24 in 2020. The senior population will become increasingly diverse, with the highest growth among Latino and Asian communities; notably, 60% of Latino and 85% of Asian older adults will be foreign-born and about 75% will speak a language other than English at home. While approximately 70% of older adults are expected to be homeowners by 2040, those who rent may face significant financial challenges due to lower incomes and rising housing costs. Additionally, labor force participation among those ages 65 to 74 is anticipated to rise, especially among less-educated workers, potentially due to financial necessity. State Redraws Fire Maps for Bay Area California fire officials have updated draft fire risk maps that will influence building and landscaping regulations in high-risk areas, particularly in the Bay Area and northern coastal cities. The new maps, which replace versions drafted over a decade ago, classify properties into moderate, high, or very high fire severity zones, impacting where stricter fire-resistant construction and vegetation rules apply. In Sonoma County, land categorized as a "very high" fire hazard expanded from 11 acres to nearly 7,600 acres, while Oakland saw a reduction in such areas from over 10,000 acres to under 2,000 acres. These maps do not directly affect insurance policies but will guide fire safety regulations, with local governments given 120 days to review and suggest adjustments. Cal Fire used advanced modeling techniques to develop these maps, revealing a statewide increase of 1.4 million acres in high or very high fire hazard areas. Newsom Suspends Some Regulations to Expedite Fire Rebuilding Governor Newsom issued an executive order to expedite the rebuilding process for communities affected by the recent Los Angeles wildfires by suspending certain permitting requirements and cutting bureaucratic delays. The order extends previous exemptions under the California Coastal Act and CEQA, facilitates access to original building plans and provides flexibility in rebuilding homes to modern safety standards. Additionally, the state is offering financial relief, including tax extensions, mortgage support and a moratorium on penalties for late property tax payments. To address immediate needs, the order also fast-tracks temporary housing, protects tenants from eviction and accelerates debris removal and flood mitigation efforts. Furthermore, Newsom implemented measures to safeguard fire victims from price gouging and real estate speculation while ensuring small businesses and displaced workers receive necessary support. Feds May Condition Disaster Relief on Changes to Coastal Commission The Trump administration may impose conditions on federal disaster aid for Los Angeles' wildfire recovery, with a focus on defunding the California Coastal Commission. Ric Grenell, a top Trump aide, argued that California mismanages resources and suggested that limiting the commission's authority would improve safety and rebuilding efforts. Governor Newsom had already lifted some commission requirements to expedite reconstruction, but Republican lawmakers are pushing for further restrictions. California officials, including Rep. Laura Friedman, condemned the move as political extortion, emphasizing that the state contributes more in federal taxes than it receives in aid. The debate highlights ongoing tensions over federal disaster funding, with Trump reversing Biden's earlier pledge of full federal support for wildfire recovery. CP&DR Coverage: Remembering California Planning Superstar Donald Shoup The passing of the legendary “parking guru” Donald Shoup has saddened everyone in the world of urban planning - especially former students like me. Don was an amazing guy. As an individual he was unfailingly kind and generous to everybody, although he did have an acerbic sense of humor. As an academic he was rigorous. And of course he changed the way the entire world looks at parking. Don was fascinated by the economics of all public services, not just parking. What really led him to parking (other than the fact that it wasn't sewage) was the fact that it was a classic case of the government giving away something for free or at a below-market price to individuals who benefitted from the giveaway. Read more reflections from planners across California, and beyond, on the legacy of Donald Shoup. Quick Hits & Updates A recent report from the California State Auditor audited the Local Jurisdiction Assistance Grant Program, designed to help cannabis businesses move from provisional to annual state licenses. The audit found that while all 17 participating local jurisdictions made progress—converting around 1,200 provisional licenses between January 2023 and June 2024—Oakland and Sonoma County misused grant funds on website development and rent, violating state law and grant rules. The report also addressed the Department of Cannabis Control (DCC) for the slow processing of grant amendments, making it harder for some jurisdictions to fully use their funding. The California Fish and Game Commission is reviewing the Western Joshua Tree Conservation Plan, which aims to establish protections for the species. The plan, developed by the California Department of Fish and Wildlife, has sparked debate over its potential effects on solar energy projects, affordable housing and jobs in desert communities. Public feedback has played a key role in shaping the discussion, with various stakeholders weighing in on balancing conservation efforts with economic development. The commission is expected to make a final decision after further review and public input. (See related CP&DR coverage .) The Trump administration has announced $315 million in federal funding for two major California water projects—Sites Reservoir in Colusa County and the San Luis Reservoir expansion near Gilroy—intended to improve water storage during wet years. However, the funding is not new but was previously approved under the Biden administration's Infrastructure Investment and Jobs Act, which Trump had temporarily frozen after taking office, causing confusion and concern among state and local water officials. Christopher Boone, an expert in urban sustainability, environmental change and justice, has been appointed as the new dean of the USC Price School of Public Policy. Prior to joining USC, Boone served in various leadership roles at Arizona State University, including dean of the School of Sustainability and founding dean of the College of Global Futures. California lawmakers have reintroduced a bill to place a $10 billion affordable housing bond on the June 2026 ballot, aiming to address the state's severe housing crisis. If approved by voters, the funding would support the construction of over 35,000 affordable homes, assist 13,000 families in becoming homeowners and leverage additional public and private investments to maximize impact—all without affecting the state budget until 2027. A state inspector general report revealed that California's high-speed rail project is facing delays in securing necessary land and utility agreements, jeopardizing its construction timeline. The report urges legislative action to expedite utility relocations and recommends internal improvements within the High-Speed Rail Authority (HSRA), while state lawmakers, including Sen. Scott Wiener, are pushing for policies to ensure cooperation from local governments and utility providers. A California court ruled that the City of Goleta must accept and process a preliminary application for a 56-home affordable housing project, siding with Attorney General Rob Bonta's position. Bonta emphasized that SB 330 allows amendments to housing applications and prohibits local governments from rejecting qualifying projects without clear justification, urging Goleta to comply with state housing laws without further delay. The Trump administration is working with congressional Republicans to revoke California's long-standing waiver that allows the state to set stricter vehicle emissions standards, arguing it effectively dictates national policy. California officials, including Governor Gavin Newsom, strongly oppose the move, emphasizing the state's authority to combat air pollution and transition to zero-emission vehicles, while legal and legislative battles over the waiver's future continue. Conservationists are fighting to protect San Bruno Mountain from a proposed 1.3 million-square-foot warehouse development that could threaten endangered butterfly species and critical wildlife habitat. The project, led by Orchard Partners Inc., includes closing an old quarry and annexing land into Brisbane's city limits, with some areas set aside for conservation. Environmentalists argue the development would bring traffic, pollution and habitat destruction, while city officials await the final environmental impact report before making a recommendation. A proposed 34-story residential tower, The Eastern, at 8300 Wilshire Boulevard in Beverly Hills could replace a strip mall. The high-rise will feature 249 apartments, including 22 affordable units, along with ground-floor restaurant space and a multi-level parking garage. Leveraging state density bonus laws, the development aligns with city planning goals and aims to attract younger families and professionals. The Bureau of Land Management has paused key fire prevention projects in California due to a freeze on federal funding ordered by President Trump. The halted work, funded by the Bipartisan Infrastructure Law, was set to clear hazardous overgrowth on 770,000 acres nationwide, raising concerns among lawmakers and fire experts. While some fire prevention efforts continue under other funding sources, officials worry the delays will increase wildfire risks as California faces worsening fire seasons. The developers of the Sonoma Developmental Center project have submitted a revised application, sparking controversy over their plan to demolish the historic Sonoma House. Preservationists and environmentalists alike oppose its removal, with the Sonoma Ecology Center accusing developers of using their name to divide the community. The project, which includes 990 housing units, a hotel and commercial space, has faced ongoing opposition due to concerns over environmental impact, wildfire evacuation risks and historical erasure. (See related CP&DR coverage .) A new poll by Emerson College found that 54% of Californians support continued state funding for the California High-Speed Rail project, despite its rising costs and uncertain timeline. The poll aligns with previous surveys and has been cited by project officials as evidence of strong public backing.

Ever since Donald Trump was elected president back in November, California’s leaders – and bureaucrats – have been secure in the knowledge that if the federal government backs off of something important to California, the state government can serve as a backstop.

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 . Trump Threatens to Eliminate Presidio Trust, Sell Off Offices in San Francisco The White House has moved to eliminate the Presidio Trust, citing it as unnecessary federal waste, despite its self-sustaining funding model and bipartisan support. At the same time, the administration is pushing to sell off multiple federal buildings in San Francisco, including the Speaker Nancy Pelosi Federal Building, as part of a broader effort to reduce government real estate holdings. Critics argue these moves are politically motivated and could destabilize both the Presidio's long-term sustainability and San Francisco's already struggling commercial market. The federal office sales, reportedly influenced by Elon Musk's associates, would shift government employees into private leases, raising concerns about long-term costs and efficiency. Local leaders, including Nancy Pelosi and state senator Scott Wiener, have vowed to fight the decisions, calling them short-sighted and damaging to the city. Federal Officials Step Up Criticism of High Speed Rail Transportation Secretary Sean P. Duffy criticized California's high-speed rail project for financial mismanagement and announced a federal investigation into the use of a $3.1 billion grant. The project, initially expected to cost $33 billion, is now estimated at over $128 billion, with no clear timeline for completion. Governor Gavin Newsom had already scaled down the project to a shorter Central Valley line, but even that segment faces a significant funding gap. The Trump administration previously rescinded a $1 billion grant, later restored by the Biden administration, but future federal funding remains uncertain. Critics argue that the project is an unsustainable financial burden, while supporters highlight its economic benefits and job creation potential. Redevelopment of Iconic San Diego Horton Plaza Faces Peril The redevelopment of San Diego's Horton Plaza into "The Campus at Horton" is encountering significant financial challenges. The project, designed to transform the former shopping center into a mixed-use space with 700,000 square feet of office area, retail and dining options, now faces potential foreclosure due to over $350 million in unpaid debt. Experts highlight that, given the current economic climate, securing construction loans has become increasingly difficult and leasing such a vast amount of office space may not be feasible. This situation raises concerns about the project's viability and its anticipated $2 billion annual economic impact. The development firm has a 90-day window to address the debt, leaving the future of the site uncertain. (See related CP&DR coverage .) Two Dams on Eel River to be Removed A historic agreement has been reached to remove two dams on Northern California's Eel River, restoring it to a free-flowing state while ensuring continued water diversions to the Russian River. The deal, supported by tribal, state and local leaders, includes compensation for the Round Valley Indian Tribes and funding for river restoration. While PG&E moves forward with decommissioning its Potter Valley hydroelectric project, a new $50 million diversion facility will be built to maintain water supply for Russian River communities. The agreement balances environmental restoration with agricultural and municipal water needs, though stakeholders still face challenges in determining future water allocations and funding. If successful, the project will mark a major step in reconciling conservation efforts with water security in Northern California. CP&DR Coverage: Long-Awaited TOD Advances in Berkeley The Berkeley City Council approved measures designed to spur new development at its Ashby station, after years of disputes between the city and BART over the station's air rights. The city has agreed to relinquish its air rights over two parking lots that serve the Ashby station - thus enabling BART to develop multistory housing on the west lot, with community benefits - in exchange for city ownership of the east lot. That agreement enabled the council, in turn, to issue a request for development proposals. In fact, some advocacy groups called for the project to be 100% affordable housing. The city refused, on the basis that the project would be impossible to finance, even with a planned contribution of $26.5 million in city accordable housing funds. Quick Hits & Updates San Francisco Mayor Daniel Lurie introduced PermitSF, a new initiative aimed at streamlining the city's slow permitting process to support housing and small businesses. The plan includes a "shot clock" to cap permit review times, centralizing applications across departments and expanding online filing and tracking tools. Within 100 days, the city will work to increase service hours and cut bureaucratic red tape, with long-term goals of merging permitting responsibilities into a single department. A Carlsbad citizens group has sued San Diego County over the approval of American Airlines' return to McClellan-Palomar Airport, arguing the decision violates environmental laws. The lawsuit, filed by Citizens for a Friendly Airport, challenges a two-year lease allowing 76-seat jets, exceeding the county's 70-seat aircraft policy. The group, which previously won a lawsuit requiring additional noise studies for the airport's master plan, cites concerns over noise, air pollution and safety. Governor Newsom has proposed a $125 million mortgage relief plan to assist homeowners affected by recent natural disasters, including last month's Los Angeles County wildfires. Funded by a past mortgage settlement rather than the state budget, the program would provide direct aid to prevent foreclosure, support mortgage counseling and offer temporary payment relief for those whose homes were destroyed or severely damaged. Nevada County has legalized tiny homes on wheels as permanent residences to help address its housing crisis. Previously, living in these homes year-round was prohibited, but a new ordinance allows residents to do so legally. The move provides an affordable housing alternative, particularly for middle- and lower-income individuals, as well as seniors and young adults. The Los Vaqueros Reservoir expansion project in Contra Costa County, initially proposed in 2017, was recently terminated and approximately $453 million in state funds have been freed up. The California Water Commission is currently evaluating options to reallocate these funds to other significant water storage and infrastructure projects across the state. Potential beneficiaries include the Sites Reservoir in the Sacramento Valley and the Del Puerto Canyon Reservoir near Patterson. California ranks among the top "bicycle-friendly" states, recognized for its focus on improving bike infrastructure, safety and planning. The League of American Bicyclists emphasizes the need for continued efforts from state departments of transportation to enhance safety for cyclists, particularly through dedicated bike plans, funding and laws like requiring motorists to maintain a 3-foot buffer when passing cyclists. San Francisco's Valencia Street is set to replace its controversial center-running bike lane with curbside lanes, following backlash from merchants and a unanimous SFMTA board vote. The new design will restore two-lane traffic, reduce parking by a third and use parklets, parked cars and posts as buffers for cyclists, aiming to better accommodate both bikers and businesses. A feasibility study for La Jolla's potential cityhood projects an $8 million budget surplus in its first year, outlining costs, revenue sources and service options for police, fire, utilities and administration. While initial services would be contracted from San Diego, Mayor Todd Gloria has indicated the city may not provide long-term support, meaning La Jolla could need to establish its own municipal services or seek alternatives from San Diego County and other agencies. The Save the Redwoods League struck a $24 million deal to expand Monte Rio Redwoods Regional Park in Sonoma County by 1,517 acres, preserving redwood forests and preventing logging or development. The expansion will enhance hiking and biking access, connect protected lands and create a vital wildlife corridor, with public access expected soon after the sale's completion. California Insurance Commissioner Ricardo Lara has directed the FAIR Plan to continue promptly processing claims for victims of the recent Southern California wildfires. The plan, which serves as a safety net for homeowners, has requested an additional $1 billion in funding from its member companies to ensure it can meet these financial obligations. The California Housing Partnership's 2024 report highlights the state's rental affordability crisis, particularly for low-income households, with extremely low-income renters unable to afford housing in any county. While median-income earners can generally find rental options, vacancy rates remain low, limiting availability. Racial and economic disparities persist, with Black, Latinx and Indigenous communities experiencing the highest housing cost burdens. The Los Angeles County Board of Supervisors approved new zoning regulations for Westside and South Bay unincorporated communities to allow for the development of nearly 11,000 new homes. Key areas for redevelopment include Ladera Heights, View Park/Windsor Hills and West Fox Hills, with commercial properties being repurposed for multifamily housing, while the South Bay plan focuses on areas near transit and commercial corridors for increased density. The 2024 Carnegie California Global Affairs Survey highlights significant concerns among Californians about the state's infrastructure, particularly regarding ports and trade relationships. Sixty-two percent of respondents expressed concern about the operations and capacity of California's ports, with nearly one in five being "very concerned." California ranks as the "worst state to raise a family in 2025," according to a new report, scoring poorly in affordability, education, safety and quality of life. The state is particularly challenged by high child poverty, expensive housing and childcare and poor air quality, with Vermont topping the rankings for its strong performance in education, health care and overall quality of life. The Coastal Commission approved the Venice Dell affordable housing project despite a setback from the city's Board of Transportation Commissioners, which blocked the land transfer needed for construction. The project, which has faced years of legal and political challenges, aims to provide 120 units for homeless and low-income residents but remains uncertain due to ongoing disagreements among local officials.

In the two years since plans for a new city of potentially hundreds of thousands of people in Solano County were leaked, the project has already cycled through several names: Flannery Associates, California Forever, and the East Solano Plan. If the latest suppositions are true, it could gain yet another: East Suisun City. Last month, the city council of Suisun City — a city of 28,000 in the southwest corner of Solano County — voted 4-1 to study the annexation of potentially all land within its sphere of influence. That would encompass a trapezoidal area east of the city and south of Travis Air Force Base. It includes some of the 60,000 acres owned by Flannery Associates throughout unincorporated portions of the county and would abut a major industrial development planned by the company. “We gave direction to begin conversations with our local partners like (the Local Agency Formation Commission),” said Suisun City Mayor Alma Hernandez, who sits on the LAFCO board and brought the item to council. Those conversations will cover “all the areas within our sphere of influence.” She insisted that the city and Flannery Associates have had essentially no contact with each other, with Flannery collaborating more closely with cities such as Fairfield and Vallejo in their ballot measure campaign, including promised investments in those cities. Suisun City is financially distressed with little infill opportunity. Annexation could enable the city to gain jurisdiction over a portion of the East Solano Plan, which has, thus far, failed to receive support from the county Board of Supervisors or and has not yet been submitted to county voters (California Forever’s backers pulled a proposed ballot measure a few months ago; see related CP&DR coverage ). The move could enable a portion of the plan to go forward purely through municipal action. The East Solano Plan envisions a mixed-use, New Urbanist-style city to the east of its proposed industrial zone.

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 . Imperial County Considers 51,000-Acre Plan to Accommodate Lithium Extraction Imperial County officials have introduced the Draft Lithium Valley Specific Plan (LVSP), which aims to establish a globally unique, vertically integrated lithium and clean energy ecosystem. Covering 51,000 acres near the Salton Sea, the plan designates areas for green industry, manufacturing, logistics, conservation and renewable energy, with input from various stakeholders. Lithium Valley seeks to position Imperial County as a leader in lithium production, hoping to foster economic growth, job creation and infrastructure development while addressing environmental concerns. Despite lithium's declining global price, the LVSP highlights workforce development through partnerships with educational institutions and industry leaders in the hopes of creating long-term career opportunities. Supported by state legislation like SB 125, the plan aims to transform the region into a renewable energy hub while balancing sustainability and economic progress. Los Angeles Citywide Rezoning Draws Lawsuit from Housing Advocates Two housing advocacy groups, YIMBY Law and Californians for Homeownership, are suing the City of Los Angeles, arguing the city's recent housing plan fails to meet state requirements. The lawsuit contends that while the city pledged to rezone neighborhoods to allow for more housing, it instead relied on incentive programs like CHIP, which do not guarantee the necessary number of units. With thousands of homes lost to recent wildfires, the plaintiffs stress that increasing housing capacity is more urgent than ever. City officials maintain that their plan complies with state law and will significantly expand housing options, while state regulators are reviewing its adequacy. The lawsuit underscores ongoing tensions between housing advocates and local governments over California's housing crisis and the enforcement of state housing mandates. Special: Wildfire Updates Los Angeles Considers "Self-Certification" to Speed Permitting In response to the recent wildfires, Los Angeles officials are exploring ways to streamline the permitting process, including a proposed "self-certification" program allowing architects and engineers to approve their own projects. The City Council has requested a report on the proposal, while Mayor Karen Bass has already accelerated post-fire permit approvals, creating a one-stop regulatory center for rebuilding efforts. Supporters argue that reducing red tape will speed up construction, while critics warn of potential safety risks, especially in areas prone to wildfires and earthquakes. Other cities, like Bellflower and Phoenix, have implemented similar programs with limited adoption and oversight mechanisms, but California has traditionally been more cautious. The debate highlights broader concerns about balancing speed, safety and efficiency in a city facing both a housing crisis and urgent rebuilding needs. New Classification System Expands Fire Risk Zones across California New state maps classify over 2.3 million acres in California as being at high or very high risk for wildfires, reflecting worsening fire conditions and updated scientific data . Governor Newsom's recent executive order has prompted the gradual release of these maps, which replace older versions from 2007 to 2011 and introduce a new classification system for local jurisdictions. The updated designations significantly expand high-risk areas, with some counties seeing hazard zones increase from a few hundred acres to several thousand. These changes will require stricter fire safety standards for buildings and the implementation of ember-resistant zones to prevent fire spread. With wildfires already more frequent and severe this year, officials warn that 2025 may bring even greater challenges, underscoring the need for heightened preparedness. Study Predicts Rising Home Prices in Wake of Fires A UCLA Lewis Center study examined the impact of the Palisades and Eaton Fires on housing markets in Los Angeles—drawing insights from past wildfire events like the 2018 Camp Fire—and found that major wildfires tend to increase housing prices in surrounding areas due to reduced supply, but over time, prices often stabilize. However, unlike past fires that displaced lower-income residents, these Los Angeles fires affected wealthier communities, potentially amplifying market disruptions. The study also notes that Los Angeles' severe housing shortage may intensify rent and price hikes, though the city's larger housing stock could mitigate long-term effects. Additionally, awareness of wildfire risks may lower home values in high-risk areas, shifting demand toward urban centers. The report recommends policy interventions to streamline rebuilding while promoting denser, more affordable housing in safer locations. Fire Hazard Maps May Have Fallen Short According to analysis by the Los Angeles Times, Cal Fire's hazard maps failed to predict the severity of a recent wildfire in Altadena, predicting that only 21% of structures burned were categorized within "very high" fire hazard severity zones. According to more sophisticated models, 95% of properties within the Eaton fire line had "severe" or "extreme" wildfire risk. The maps, designed to assess fire risks across California, did not identify Altadena as a high-risk area, leading to questions about their accuracy and effectiveness. Residents and experts are now calling for reevaluating these assessments to better reflect current fire dangers, especially in light of changing climate conditions. This incident underscores the need for updated methodologies in predicting wildfire risks to ensure communities are adequately prepared. Quick Hits & Updates Los Angeles real estate developer Rick Caruso is using CEQA to challenge the approval of the $1 billion Television City project. His company, The Grove LLC, filed a lawsuit alleging the project's environmental review was inadequate and that it will worsen traffic and pedestrian safety, seeking to halt construction altogether. This is one of four lawsuits against the project, with critics arguing it could delay much-needed investment in Hollywood's film industry. The recent wildfires in Los Angeles have caused an estimated $250 billion in economic losses, making them one of the most costly disasters in U.S. history. While reconstruction efforts will create opportunities for industries such as construction and real estate, sectors like tourism, small businesses and Hollywood production face severe disruptions. The rebuilding process, expected to cost around $1 million per home, has sparked debates over fire-resistant building regulations and the future of development in high-risk areas. Huntington Beach City Attorney Michael Gates is leaving his position to join the U.S. Department of Justice as a Deputy Attorney General in the Civil Rights Division. Despite his departure, Gates affirmed that the city will continue its legal battles against the state, including those related to housing laws and sanctuary policies, which have largely been ruled against in court so far. Gates frequently chased with the state, asserting that the city was exempt from many housing laws. Huntington Beach is known for its support for Pres. Donald Trump. The John Muir Land Trust has acquired Point Buckler Island in San Francisco Bay for $3.8 million, concluding a contentious legal battle over the 50-acre property. The auction, mandated by the county, faced confusion when the starting bid was set at the final sale price, leading to delays and the arrest of the previous owner and his wife on contempt charges after they argued that the sale was a government land grab, while the trust contends it is reversing environmental damage caused by his unauthorized levee and construction projects. The Trump administration has suspended funding for key environmental projects in the Los Angeles area, including wildfire prevention and hazardous waste cleanup efforts. This freeze has led to halted projects and layoffs, raising concerns about increased wildfire risks and delayed environmental remediation. Nearly a year after Los Angeles voters approved Measure HLA to implement the city's Mobility Plan 2035, city departments have made minimal progress, upgrading only three streets while delaying broader improvements. The Dept. of City Planning has now released a draft document outlining minimum standards for various transit, pedestrian and bike networks, but concerns remain over vague exceptions that could allow officials to bypass certain required upgrades, particularly bus lanes. The San Francisco Bay Area remains the most expensive region in the U.S., with the cost of living about 18% above the national average in 2023, though its relative cost has decreased since 2018 according to a new report. Meanwhile, the Los Angeles metro area's cost of living has been steadily rising to right behind San Francisco, reaching nearly 16% above the national average, driven largely by high housing costs. Auburn city leaders are considering expanding the city limits by annexing four potential areas—Lincoln Way North, Bowman, Highway 49 and Auburn Central West—as part of their general plan update. While annexation would require a separate approval process, including agreements on tax revenue distribution, the city is seeking community input through workshops in March. A recent SPUR report examined California's fragmented housing governance system, arguing that its complexity impedes the production of sufficient housing, particularly in the Bay Area. It proposes 11 recommendations to streamline governance at the state, regional and local levels, including creating a state housing agency, aligning funding with regional plans and simplifying housing approval processes. The report emphasizes the need for state-led reforms to coordinate efforts across different levels of government and ensure more efficient housing development. West Covina has introduced a free on-demand microtransit service called Go West Covina, aimed at expanding transit access and providing connections to Metrolink stations in Baldwin Park and Covina. The service operates via an app, offering corner-to-corner rides and is designed to complement existing shuttle services, with special accommodations for mobility-impaired riders. Los Angeles officials acknowledged that expanding the Convention Center by May 2028, in time for the Olympic Games, is no longer feasible due to the massive rebuilding effort required after the January Palisades fire. The fire caused $350 million in damages to city infrastructure, requiring attention from agencies involved in the expansion. Despite previous plans for a $1.4 billion expansion, including new exhibit and meeting spaces, the city is now considering a pause or reevaluation of the project. San Jose State University plans to renovate its main and south campuses to accommodate 8,000 more students, including 2,100 additional housing beds. The project involves demolishing over 1 million square feet of existing facilities and expanding academic spaces to meet growing demand for education and housing. San Francisco Muni is facing budget challenges, primarily due to declining parking revenue, and is considering service cuts to address a $50 million deficit. However, officials are exploring alternative funding options, such as tapping into the agency's reserve fund, re-evaluating contracts and increasing parking enforcement to meet the budget goals while avoiding public backlash against service reductions.