What has been possibly the longest-running general plan controversy on record appears to have concluded on August 31, when a Sacramento County Superior Court judge accepted a revised environmental impact report for a new El Dorado County general plan. The judge’ decision gives the county a legal general plan for the first time since 1999. After a seven-year process with multiple political swings, the El Dorado County Board of Supervisors adopted a new general plan in 1996. A collection of homeowners and environmental groups sued, arguing that the plan’s EIR was inadequate. A Sacramento County judge agreed in an early 1999 decision that eliminated the county’s ability to approve discretionary projects (see , March 1999, March 1996). Last year, the Board of Supervisors approved a slightly revised general plan and a new EIR. The plan survived a referendum in March of this year (see , April 2005). The county then returned to court, where it won Judge Gail Ohanesian’s blessing. The county intends to begin processing applications again this month. An appeal of the decision is likely. The case is , Sacramento County Superior Court Case No. 96CS01290. In a controversy nearly as old as El Dorado County’s, a federal judge has stalled a proposed giant garbage dump in Riverside County near Joshua Tree National Park. In late September, U.S. District Court Judge Robert Timlin rejected the Bureau of Land Management’s study of a proposed land swap with Kaiser Ventures, which first proposed the Eagle Mountain landfill in the late 1980s. Kaiser now has a deal with Los Angeles County, which intends to purchase the landfill site from Kaiser for $41 million. Kaiser and the BLM propose swapping approximately 2,500 acres owned by the federal government for a like amount of property Kaiser owns elsewhere in the desert. Judge Timlin found that the BLM did not fully consider alternatives to the land trade, failed to adequately analyze the project’s impacts on national park visitors and bighorn sheep, and did not consider the increased number of predators that that landfill may lure. The proposed garbage dump has withstood extensive state court litigation and political controversy (see , June 1999, April 1996, November 1994; , October 1997; , November 1992). However, environmentalists have continued to fight the project vigorously. San Diego County has sued the City of El Cajon over two proposed development projects — a Home Depot and an 11-lot residential subdivision. Pointing primarily to traffic, the county argues that the environmental reviews for the projects are inadequate. But city officials question whether the county is trying to halt the city from annexing the properties because development within the city limits would deprive the county of a new traffic impact fee. “We’ve never had the county jump on us, and I’ve been with the city for 32 years,” El Cajon Community Development Director Jim Griffin said. “Now we have to pay money to defend lawsuits, and applicants are hung out to dry.” The Home Depot project on East Main Street has been particularly controversial. The city certified an EIR in 1999, but later that year rejected the development. This time around, the city used the six-year-old EIR but added an addendum to address traffic, air quality, noise and other issues. Neighbors remained opposed and they got support from county Supervisor Dianne Jacob, who testified against the project. With both projects now in court, the San Diego County Local Agency Formation Commission has put the annexations on hold. The salamander wars continue unabated in Central and coastal California. In a victory for environmentalists, U.S. District Court Judge William Alsup ruled that the Santa Barbara County and Sonoma County populations of California tiger salamander qualify as endangered. The U.S. Fish and Wildlife Service (USFWS), which granted the amphibians Endangered Species Act protection only after earlier litigation, had downgraded the two salamander populations from endangered to threatened. Alsup determined that the agency “did not supply any scientific evidence” for the downgraded status. The case is , No. 04-04324. The listing has been particularly controversial in Sonoma County because of the potential for slowing development and wine-growing activities (see , July 2004). Federal officials have proposed designating 74,000 acres near Santa Rosa as critical habitat for the salamander. In a victory for development interests and landowners, USFWS released a new map of critical habitat for the Central California and Santa Barbara County populations of the tiger salamander. The map covers 199,000 acres in 19 counties, but contains only about half as much territory has an earlier proposed critical habitat designation. In its final decision, USFWS eliminated from the critical habitat designation 12 census tracts in Alameda, Contra Costa, Fresno, Monterey, San Benito and Santa Clara counties because of the economic impact the designation would have had. A pair of 53-story hotel and condominium towers proposed for the Capitol Mall in Sacramento has received the Sacramento Planning Commission’s approval. At 615-feet, the towers would be the tallest structures in Sacramento by nearly 200 feet. Proposed by developer John Saca for Capitol Mall at Third Street, the buildings would have a hotel on the lower floors and at least 700 condominiums on the upper stories.

Caltrans released the California Transportation Plan 2040, a long-range integrated approach to transportation planning that is multimodal, sustainable and environmentally responsible. Caltrans describes the plan as taking a "whole system" approach toward the state's transportation system that integrates statewide long-range modal plans and programs with the latest technology and tools to articulate the State's broad vision for a single, seamless transportation system that complements regional transportation plans, sustainable communities strategies and land-use visions for greater mobility choices. The plan included input from governmental agencies, tribal governments, advocacy groups, public stakeholders, elected and appointed officials, and community-based organizations from around the state. The CTP includes recommendations and goals for meeting greenhouse gas reduction targets and how to make transportation in California more sustainable and integrated. More information is available at www.californiatransportationplan2040.org . November Ballot to Include Major Measures Related to Land Use The November statewide ballot, to be finalized this week, will likely include several measures related to land use. California lawmakers proposed a $3.12 billio n bond for the November ballot that would pay for parks, water and climate change actions; 20 percent of the bond must assist disadvantaged communities. Tens of millions of dollars are for specific programs in San Diego, Ventura County, Central Valley and the High Desert/Coachella area. The improvements in state and local parks would improve public safety, health and air quality through added green space. The state parks have maintenance backlog of over $1 billion. The measure was approved in the Assembly, 55-14, and must now go to the senate for a vote. Another measure slated for the ballot is a “No Blank Checks Initiative” which would require a public vote for any state project that spends more than $2 billion in revenue bonds. This initiative could apply to many infrastructure projects, including high speed rail and a plan to construct water tunnels in the Sacramento Bay-Delta. Finally, a measure to legalize recreational marijuana is sure to raise local zoning questions about dispensaries and commercial growing facilities. (See prior CP&DR coverage .) Judge Blocks Bay-Delta Management Plan Sacramento Superior Court Judge Michael P. Kenny ruled the current management plan for the Sacramento Bay-Delta must be “set aside” because the comprehensive management plan for the estuary is no longer valid. This means a serious delay in Gov. Jerry Brown’s plan to build the two water tunnels through the Sacramento-San Joaquin Delta. This means for the tunnels to get built, state officials have to prove the project complies with the Delta Plan for managing land use and water exports in the estuary. The Delta Plan balances the “co-equal goals” of protecting the environment in the Delta and providing stable freshwater for the Southern half of the state. Kenny said the plan fails on many of the environmental issues and failed to provide quantifiable targets for achieving reduced Delta reliance. Airbnb Files Suit Against San Francisco Airbnb is suing its hometown, San Francisco, for its decision to fine the company $1,000 a day for unregistered hosts. The fine is intended to compel hosts to register, and may transient occupancy taxes, in accordance with city regulations adopted in early 2015. San Francisco affordable housing advocates have pushed Airbnb to cap its short-term rentals and required hosts to register with the city. However, reports indicate that only 20 percent of the 7,000 hosts registered and Airbnb has not assisted the city. Airbnb is combating the suit by claiming that the city’s regulation violates the Communications Decency Act, a federal law that shields websites from the actions of contributors. Airbnb claims that it is not responsible for content posted by unregistered hosts. Lands Commission to Address Diablo Canyon Closure The State Lands Commission is considering whether to waive an environmental impact report for the closure of Diablo Canyon nuclear power plant in order to speed up its planned decommissioning. The Diablo Canyon twin-reactor facility could forego environmental review and close the site by 2025, nine years before the contract is up. The plant, managed by PG&E, is 31-years old and would close 20 years ahead of planned termination. The twin reactors are located in San Luis Obispo County and built near seismic faults that have triggered an environmental movement to shut down the facility. PG&E says the reactors could withstand a strong earthquake, but the electricity is no longer required from this plant. Anaheim Bans Short Term Rentals Anaheim, home of Disneyland and other tourist attractions, has become the largest city in California to ban short-term rentals outright. The Anaheim City Council for the ban during a five-hour special session. Hosts of the 363 permitted STR have 18 months to stop renting. Residents of the city said the vacationers were ruining their quality of life by staying in “mini-hotels” with all-night parties, littering streets and taking up parking spots. STR owners say they invested into turning eyesore properties into beautiful homes. “The sharing economy is exciting and something that gives people a chance to earn extra income but this is not really the sharing economy,” Mayor Tom Tait told the Orange County Register. “These are motels in residential neighborhoods.” Costa Mesa Approves Plan Update Amid ongoing controversy about housing in Costa Mesa, the Costa Mesa City Council voted, 3-1, to approve updates to the general plan through 2035. Included in the plan is a program to incentivize motel owners along Harbor and Newport boulevards to demolish their establishments to build high-density apartments. However, affordable-housing advocates say these motels are last-resort housing for many families and individuals. The city said these new units would be 40 units per acres, and 20 percent required affordable for lower-income households. There may be a lawsuit, as these types of incentives may violate state law because it does not set aside low-income units. Updates & Quick Hits LA Metro released its draft EIR for the Airport Metro Connector 96th Street Transit Station, which will serve trains on the Crenshaw/LAX line, Green Line, buses, cyclists, pedestrians and the Automated People Mover that brings people to the LAX terminals. The Monterey City Council approved a citywide bike share program. The city also approved its Climate Action Plan, after receiving a $250,000 grant from the Coastal Commission and the Ocean Protection Council to update its plan. Richmond has adopted one of the state’s most liberal marijuana regulations. It will allow an unlimited number of permits for commercial cannabis growing operations as well a business permits to produce edibles like cookies, brownies and tinctures. Mayor Tom Butt estimates it will generate $1 million each year. California senators have approved , 35-1, a $2 billion bond to assist counties in offering permanent housing for mentally ill homeless people. The money would come from an existing fund for mental health care financed by a tax on millionaires that was approved in 2004. A Stanford University study found that California has three times more groundwater than was earlier estimated. However, this water is located in deeper aquifers,1,000 to 3,000 feet underground, which would require much more money and engineering expertise to access as drinking water. The water quality is unsure, and may require desalination. The OCTA board  voted unanimously to cancel the 3.2-mile, $300 million Anaheim Streetcar project. The Transportation Authority will now conduct a study of the Harbor Boulevard corridor and come up with less expensive transit solutions for the corridor.  The California Supreme Court blocked a lower court ruling that said certain tax increases only need a simple majority instead of two-thirds of voters as required by Proposition 13. Having the court review a case will take months, or even years, before a final ruling is made. The ruling will not affect measures on the November ballot. Supporters of a ballot initiative to approve a new football stadium in San Diego had hoped for the 50 percent threshold. Ocean Avenue South, a mixed-use, mixed income development in Santa Monica, is one of 26 global finalists for the 2016 Urban Land Institute Global Awards for Excellence. Half of the projects 160 units are affordable housing and was funded by the city’s former redevelopment agency. L.A. Metro is recommending a combined development team of Trammell Crow Company and Greenland USA to begin negotiations for development of the 15.6 acre Red/Orange Line station in North Hollywood. The project would be one of Los Angeles’ largest transit oriented developments.

The San Francisco Board of Supervisors unanimously approved  the largest residential complex in the history of Mission District, 3.5 years after the project was proposed. The development includes 191 market-rate apartments and 100-136 affordable units; the latter will be constructed by the city by land donated by the developer. Residents of this neighborhood, which has become a flashpoint in the city’s gentrification debates, are worried about displacement; in a predominantly working-class Latino community a huge spike in luxury condominiums and new restaurants have replaced the rent-controlled apartments and laundromats. Those opposed to the project say it has a flawed environmental impact report, and that impacts of increased traffic and congestion were not evaluated. Supervisors responded that CEQA was not the appropriate avenue to address displacement concerns and that the city would construct the new affordable units with the $30 million it has set aside. Activists have already indicated that they will sue  to block the project. Chargers Propose Community Land Trust for Barrio Logan Amid debates over a possible new stadium, the San Diego Chargers  have told the San Diego Building and Construction Trades Council that they will help keep land values low and fight gentrification near their new home if the bid for the $1.8 billion convention stadium is won. The team would establish a land trust for Barrio Logan, Sherman Heights, Logan Heights and other neighborhoods that would see high levels of displacement. The trust would be run by a nonprofit group and community members would drive the selection process, however the team would supply the trust with funds that range “in the millions.” A labor agreement between the Chargers and the construction union would require unions to guarantee not to strike and require contractors to hire workers through the union halls. Santa Cruz Zoning Would Create ‘Nodes’ of Density The City of Santa Cruz has released  the first draft of its proposed zoning update its for four main corridors. This new rule-book will help control through these major byways. Developers that meet certain criteria at numerous “nodes” along the corridors may build higher density developments. The new code is part of the city’s vision to increase community walkability. This can include removing on-street parking for right-of-way improvements and bicycle access. The corridor committee also recommends incentives for new affordable housing, “community benefit” exceptions and craft design standards. Opposition has come from residents on the east side of the city who feel the plan encourages is undue density and development on their side of town. The Planning Commission will now begin hosting three public hearing meetings to gather input from the community on the draft zoning code before going to City Council for approval. Humboldt County Agrees to Implement ADA Compliance Measures Humboldt County has three and a half years to correct  violations of the Americans with Disabilities Act according to a new agreement with the U.S. Department of Justice. A similar pact was made in 2008, but the county failed to make all the necessary improvements. The county has started prioritizing and cataloguing disability access projects, but must now find the funding and implement the ruling’s requirements. This Department of Justice program, Project Civic Access, had similar agreements with 220 local agencies across the country; Humboldt County was one of the few that did not comply. The county blames the Great Recession for its inability to fund the ADA upgrades and projects; since the economy has improved, these have become priority. The county has created a new ADA coordinator position and is reviewing potential candidates. The county also has allocated $1.2 million in discretionary funds for ADA compliance. Maps Charts Neighborhood Change in Los Angeles The joint UCLA and UC Berkeley Urban Displacement project recently released  a gentrification map of Los Angeles. Researchers looked at the city from 1990 to 2000, and up to 2015 focusing on neighborhoods near transit stops. These areas saw greater rent increases and more displacement than other areas around the city. The most intense developments have occurred in Chinatown, Highland Park, East L.A., and along the Hollywood red line. Urban planners have been pushing for more transit-oriented development, which includes a half-mile area around a Metro or light rail stop. Professor Anastasia Loukaitou-Sideris from UCLA told KPCC that TOD and denser development do not have to be stopped, but more policies need to be put in place to protect affordable housing. Caltrans to Liquidate Properties Surrounding Would-Be 710 Extension Caltrans will begin selling  42 properties, including 39 single-family and 3 multi-family, along the path of the north 710 Freeway extension in El Sereno. Caltrans is considering a variety of projects in the area: dedicated busway, light-rail line, traffic management systems or a 6.3-mile freeway tunnel. These first homes lie outside the scope of all these potential projects. Caltrans has a formula to set the starting price for the property but many worry that this may lead to unaffordable prices for current tenants. Of the properties, 3 are in Pasadena, 6 in Los Angeles, and 33 in South Pasadena. The Santa Barbara Planning Commission Considers Major Coastal Plan At a recent Santa Barbara County Planning Commission meeting, comissioners heard  about the Gaviota Coast Plan, which will set regulations for the more than 100,000 acres of oceanfront property. The plan includes issues such as public trails across private property, streamlined permitting for fire stands and small campgrounds, balance of ranching and farming with protection of endangered species, and whether to allow fracking. The Environmental Defense Center said the plan should include better protection of endangered species habitat in mountainous areas, which makes up roughly 25,000 acres or a quarter of the plan’s scope. Monterey Adopts Specific Plan, Parks & Recreation Plan The Monterey City Council adopted  the Lighthouse Specific Plan and the Parks and Recreation Master Plan. For the Lighthouse plan, referring to a corridor along Lighthouse Avenue, major pieces were parking and traffic and building heights. Most buildings will not be higher than 35 feet. Over 1,000 community comments were heard for the new Parks and Recreation Master Plan, which guides the design needs for the next 20 years. The city plans to construct a teen center, more art and history in the parks, dog parks, and potentially a pickleball field. Monterey Council members also approved a response letter to the county’s 2016-17 civil jury report showing low-income housing is rarely available for homeless women. QUICK HITS & UPDATES The U.S. Interior Department officials signed  the Desert Renewable Energy Conservation Plan, designed to balance conservation of California’s desert landscapes with the growth in clean energy. The plan puts 9.2 million acres of federal land in California deserts off limits to solar, wind and geothermal development and allows approximately 800,000 acres to be used for renewable projects. 400,000 acres of Development Focus Areas will have a streamlined permitting process. U.S. DOT announced a $1.04 billion federal grant to SANDAG to extend the existing Blue Line Trolley service from downtown San Diego to the growing University City area. The 10.92-mile light rail extension is estimated to serve around 24,600 transit trips every weekday and begin service in 2021.  According to a new survey  by Los Angeles Metro, the Expo Line has seen a ridership surge of 20,000 new rides per weekday since the opening of Phase 2 to Santa Monica. The first two months of service have hit 70 percent of the rider projection made for 2030. Seventy percent of were new to the system; half used to drive alone and 23 percent switched from using the bus. Measure A, the proposed half-cent sales tax in San Diego County, is being challenged  by a group of labor, health and transportation organizations for claiming the ordinance would improve water quality by treating runoff and that it will reduce mass transit fares for seniors, students, disabled people and veterans. The Registrar of Voters, Michael Vu, will make a decision to amend or delete the disputed statements. San Diego is expecting  to reap nearly $49.2 million from developer impact fees over the next five years from the many construction projects occurring downtown. This money will cover the developer’s projects impacts on parks, transportation and fire station needs. The city has a nearly $1.6 billion wish list for projects it would like to complete in the upcoming years.  Yosemite National Park is adding  400 acres of meadows and forests to its western boundary for the biggest expansion in seven decades. The Trust for Public Land purchased $2.3 million Ackerson Meadow from private owners and donated it to the National Park Service. The meadows are home to the endangered southwestern willow flycatcher and a geographically isolated group of 200 great gray owls. The South Coast Air Quality Management District announced  that it will appeal a recent decision in favor of the planned World Logistics Center in Moreno Valley. The 40.6-million-square-foot warehouse has faced nine lawsuits for not adequately addressing air pollution, traffic and other environmental consequences required by CEQA. The Alameda City Council has proposed  permitting 1,843 housing units through 2023 in order to put the city in compliance with state housing needs assessment.

The American Planning Association announced its 2016 Great Places in America, including one honoree in California: downtown Santa Ana . These communities all include planning that has lead to stronger, healthier and more just communities. The organization announced five Great Neighborhoods, five Great Streets and five Great Public Spaces. Downtown Santa Ana received recognition as a Great Neighborhood. The award refers to the neighborhood bounded by Civic Center Drive Flower Street, First Street, and on the east by the Southern Pacific Railroad. The award cites downtown’s “organic” evolution over 147 years and its mix of uses and architectural styles and its embrace of Orange County’s creative community. It praises planning efforts such as a complete streets plan and notes that Santa Ana has the largest form-based code in the country. Sacramento Arena Opens with Hopes of Spurring Downtown Vibrancy The Golden 1 Center, the new $557 million Sacramento Kings arena, officially opened  this month after years of planning, negotiating, and efforts to keep the Kings in Sacramento. Located in the heart of downtown Sacramento at Fifth and L Street, the building was designed for a relatively small space, but needed to push Sacramento’s downtown into a new era architecturally and economically. The arena’s design draws from the Sierra Nevada mountains and Yosemite’s Half Dome for inspiration. The city gave $255 million in construction subsidies in the belief that the stadium would draw people to the city center to help rejuvenate Sacramento. The Downtown Plaza shopping mall, which had been in decline for years, formerly occupied the site. It, in turn, had come about through a 1960s urban renewal program that demolished an entire neighborhood. Anaheim Approves Redevelopment Initiatives The Anaheim City Council approved  a series of actions for commercial and residential developments along Beach Boulevard intended to rejuvenate the west side of the city. The council unanimously approved a $16.1 million sale of 25-acres to LA-based Zelman Development Company for a proposed “Main Street-style” outdoor shopping center. Additionally a 3.6-acre property was purchased for $13 million by the city’s Housing Authority to push out motels and encourage mixed-use development and affordable housing. These motels are hotspots for illicit activity and provide makeshift month-to-month housing for poor and homeless families. City officials are completing a draft of a Beach Boulevard Specific Plan, which has plans to revitalize the corridor and provide incentives such as fee waivers, flexible development standards and commercial rehabilitation loans. L.A. County Light Rail Extension Takes Eastward Step The Foothill Gold Line Construction Authority board of directors approved  engineering plans for the 12.3-mile Gold Line extension from Glendora to Montclair. The 700-page document, which took two years to draft and cost $15 million, describes the alignment of the two new light-rail tracks, location and design of six future stations and parking facilities, 24 grade-separation bridges and 24 street crossings. A trip from Montclair to downtown Pasadena will take about 40 minutes, to Los Angeles approximately 75 minutes. The train will directly serve six cities: Glendora, San Dimas, La Verne, Pomona, Claremont and Montclair. These cities, along with LA Metro, now have 60 days to submit comments on the preliminary plans. Funding for the $1.2 billion project depends on voters approving Measure M, a half-cent sales tax increase on the Los Angeles County ballot. The line would be the first Los Angeles-Area light rail line to cross county borders, with the final station being in San Bernardino County. With Vote Looming, Interest Groups Weigh in on San Diego Stadium A new study  from the University of San Diego and the San Diego County Building and Construction Trades Council found that the Chargers’ proposed stadium and convention center annex would bring an economic boost and other benefits to San Diego and its residents. The team-funded study finds that the project would create 15,000 construction jobs and 6,400 permanent jobs. The three areas the project will have economic impacts are the construction, the Chargers’ operation, and additional conventions and meetings in the “convadium”. Meanwhile, San Diego Mayor Kevin Faulconer has endorsed  the Chargers stadium ballot measure after reaching an agreement with the team on various financial safeguards and other concessions. Even if the measure fails in November, the relationship between the city and the Chargers will allow for a new stadium solution to be found. Finally, San Diego Chargers owner Dean Spanos announced  that he will not consider a new Mission Valley stadium if voters reject the team’s ballot measure for a combined downtown stadium and convention center annex. Spanos said it would not make financial sense to build a standalone stadium that would host eight to ten events per year and need construction subsidies from the city’s general fund. Quick Hits & Updates The National Trust for Historic Preservation released a report of the 11 most endangered historic places  in the U.S., San Francisco Embarcadero made the list. The two major threats to this historic area are earthquakes and sea level rise. The Port of San Francisco is anticipating a rise in sea level of up to 66 inches by 2100 and major disruption to the $11 billion a year tourism industry in the city. The Anaheim City Council voted to postpone  a vote on the proposed $450 million development at Platinum Triangle, across from the Angel Stadium. The project has support from city leaders and nearby businesses, but the development would harm the team’s ability to build its own developments around the stadium.  The San Francisco Planning Commission voted unanimously to displace  the city’s only commercial farm and allow Golden Bridges School to build on the site. The private school owns the 30,700-square foot parcel but supporters of the farm say Little City Gardens provides herbs to acupuncturists, vegetables for Michelin-starred restaurants, and a peaceful sanctuary for many volunteers. The Long Beach City Council announced  the results of a feasibility study to analyze the potential impacts of adding an international terminal and federal customs facility to accommodate international flights at Long Beach Airport. The conclusion was the move would not violate the noise ordinance established, would generate 350 jobs, and cost between $13.1-$16.4 billion to build. President Obama signed  a new law that gives the Veterans Administration authority to negotiate and sign leases on the nearly 400-acre property in Westwood. The VA’s master plan for the campus calls for 1,200 units of permanent supportive housing for homeless vets. The Escondido Creek Conservancy has been purchasing  land to eventually create a greenbelt and improve creek conditions to support steelhead trout. In the past 25 years, the organization has preserved 1,800 acres. The final two parcels, totaling nearly 1000 acres, will cost nearly $11 million. After reaching purchase agreements with willing sellers, the organization raises funds through community groups, private donors and government grants. The Brisbane City Council decided to postpone  a vote on adding housing to a proposal to develop a 684-acre site know as Baylands. Brisbane residents would like to develop the land as a “community alternative” plan with commercial and industrial space, but not housing. The City of Santa Cruz has announced plans to establish  a bike sharing program. The city is planning on bringing in a third-party operator to manage the rental program. Santa Cruz’ General Plan and Climate Action Plan goals include “multimodal mobility” as well as increasing commute trips by bicycle from 9.7 to 12 percent by 2020.

Sen. Jim Beall (D-San Jose) and Assembly Member Jim Frazier (D-Oakley) have introduced two bills that would dedicate $7.4 billion annually for transportation projects. Approximately $2.5 billion will go to local streets and roads and another significant portion to freight, transit, active transportation, maintenance and rehabilitation of state highways and local roads. The plan would also stabilize the variable gas tax to help generate more revenues by adding a 17-cent per gallon increase. The bills also require local reporting and cities and counties to maintain existing general fund levels for transportation projects. Other parts of the plan include moving “complete streets” design to highways, creating an Office of Transportation Inspector General, and creating an advanced mitigation program for transportation projects. The two bills have been introduced in a special session, which allows negotiations to continue past the regular session’s deadlines. San Jose Sues Santa Clara over Mixed-Use Project The City of San Jose is suing the City of Santa Clara for approving the 240-acre mixed-use City Place project, which that allegedly have a negative impact on San Jose. City Place, also called Related Project, is located across from the Levi’s Stadium and will include retail, entertainment, office space, hotels and residential units. San Jose claims the EIR that was approved by Santa Clara City Council in June failed to adequately address impacts on traffic and housing. According to a letter San Jose sent to Santa Clara in November, the project does not include enough housing within City Place to support the jobs the project will generate. Additionally the City of San Jose commented on the lack of analysis on greenhouse gas emissions, air quality and public services. Cap-and-Trade Auction Again Yields Disappointing Results Revenue generated from the cap-and-trade program last month is estimated to be around $390 million, even weaker than the previous round in May. Around 30.8 million credits were sold out of the nearly 96 million available. The market did have a higher demand for permits than three months ago, which is a measure of success. Gov. Jerry Brown’s high-speed rail will get around $8.4 million this round, but the program needs significantly more. Cap and Trade funds also contribute to planning-related programs such as the Affordable Housing and Sustainable Communities grants. The Cap and Trade program is still facing a pending lawsuit as to the legality of this potentially unconstitutional tax. And the recent auction was conducted before the legislature approved an extension of the program, thus calling into the question the long-term value of carbon credits.  Planning Reform and Moratorium Initiative Qualifies for Los Angeles Ballot Los Angeles activists have submitted 104,000 signatures to place the anti-development Neighborhood Integrity Initiative on the March 2017 ballot. The measure includes fast-tracking a new general plan, rules that developers cannot meet with city officials and a two-year moratorium on most major development projects. The major group in opposition, Coalition to Protect LA Neighborhoods and Jobs has raised $722,335, half of the money came from CH Palladium. Coalition to Preserve LA, the backers of the initiative, have received $1 million from the AIDS Healthcare Foundation, as well as Leonardo DiCaprio, Kirsten Dunst, Lowe Enterprises, Planning Architecture Engineering Alliance, Westfield and Eli Broad, among others. Ride-Hailing Services Collaborate with Public Transit in Dublin In a unique collaboration between the public sector and ride-hailing services, Lyft and Uber riders in Dublin will get subsidized fares for not riding the bus. The Livermore Amador Valley Transit Authority has launched a $200,000, one-year pilot project to help pave the way for changes in how public transit serves suburban areas. Fares would be limited to $3 per trip within West Dublin and $5 within East Dublin. Managers of the bus service say offering these rideshare subsidizes will cost less than operating a bus for a few passengers. The pilot program was funded evenly by the Wheels funds and a grant from the Alameda County Transportation Commission. First Public Street Opens in Sacramento Rail Yards The City of Sacramento has opened the new Fifth Street bridge making it possible to drive from downtown into the heart of the old rail yards, which has been the subject of a long-term redevelopment. The property will house a Kaiser Permanente medical facility, major-league soccer stadium, new Superior Court building and up to 10,000 housing units. The city has been pushing for redevelopment of the railyard for 25 years, including ownership changes, toxic cleanup fights, recession doldrums and changing markets. Kelley’s Downtown Railyard Venture LLC bought the yard a year ago, and says the first apartment buildings will be available in 2018. Anaheim Paves Way for Development Near Angel Stadium The City of Anaheim Planning Commission voted , 4-0, to develop a 15-acre site across from the Los Angeles Angels’ parking lot for shops, restaurants, offices, residences and a hotel. The Angels are opposed to the project because, according to Angels’ attorney Allan Abshez “would cannibalize the Angels’ existing food, beverage and retail operations at Angels’ Stadium.” The plans include a 30-story residential tower with views of the stadium as well as an outdoor entertainment center. The Angels have plans to develop a “sports-entertainment-hotel” to help generate profits for the stadium renovations. The Angels, lead developer of the 15-acre site and the city will now try to reach a plan that is beneficial for all. The Anaheim City Council must still vote on the project within the next two months. Soda Mountain Solar Plant Proposal Rejected San Bernardino County Board of Supervisors rejected , 3-2, a solar plant proposed for the Mojave Desert’s Soda Mountains. The supervisors were concerned with the project destroying habitat and blocking ancient trails used by bighorn sheep. The Mojave Desert has hundreds of miles of land that has already been disturbed and can be used for such projects, Soda Mountains was not one of them. Soda Mountain Solar would bring hundreds of well-paying local union jobs, economic benefits to the county and local economy, and the production of clean solar energy. Quick Hits & Updates Executive Director Chris McKenzie of League of California Cities has announced his retirement after 17 years in the position. The board is conducting a nationwide recruitment for his successor. McKenzie will remain director until the Oct. 5-7 annual conference in Long Beach.  Long Beach was one of the six cities nationwide selected from a group of 18 to be part of a tactical urbanism workshop series. The cities receive funding from the John S. and James L. Knight Foundation to “advance street safety and placemaking projects such as pedestrian plazas, bike lanes, shared streets, and more.” West Hollywood will be the fourth L.A.-area city to welcome bike-sharing. The WeHo Pedals bike pilot program begins August 30th at four stations. When WeHo Pedals is fully launched there will be 20 stations and 150 bikes. The Center for Biological Diversity, Sierra Club and the San Bernardino Valley Audubon Society are planning to sue  the Regional Tertiary Treatment and Water Reclamation Authority as well as the cities of San Bernardino and Colton over the alleged repeated stranding and killing of the threatened Santa Ana sucker fish. The Water Treatment plant shuts down its outflows to conduct maintenance, which leaves the fish with 75 percent less water in their critical habitat. San Francisco City Controller released a draft report on affordable housing percentages in the city. The report finds that 18 percent affordable units for renting apartments was the ideal number and 20 percent for condominiums. This study was a feasibility study for Proposition C, the June ballot initiative that tried to raise the affordability requirements from 12 to 25 percent. The California Coastal Commission halted the demolition of three decorative waterfalls at Trump National Golf Club in Rancho Palos Verdes last April. The club has since sent four revisions to restore habitat of the protected California gnatcatchers; the most recent draft has been accepted.

The U.S. Fish and Wildlife Service found through genetic tests that the rare coastal California gnatcatcher qualifies a valid subspecies of gnatcatcher, therefore is entitled to continued protection under the Endangered Species Act. The finding reinforces protections to the bird’s critical habitat, which had been in dispute based on claims — based on findings in a 2013 article by biologists at the University of Minnesota and the Natural History Museum -- that the bird was not a separate subspecies and, therefore, had population robust enough to warrant protection. The species’ federally designated critical habitat covers 197,000 acres in six Southern California counties. The species was first listed in 1993 and has been the subject of ongoing disputes, including a 2014 lawsuit filed by the Pacific Legal Foundation on behalf of several construction and development groups, which precipitated the recent round of genetic testing. The suit claimed that the gnatcatchers is a single species that ranges from Southern California to the southern tip of Baja California. There are an estimated 2,900 coastal California gnatcatchers left in the U.S. Federal analysis indicate the that listing will cost up to $915 million by 2030 in costs incurred by development restrictions.  1.8 Million Acres of Amphibian Habitat Get Critical Designation The U.S. Fish and Wildlife Service designated 1.8 million acres of public land in the Sierra Nevada mountains as critical habitat for three threatened amphibians: the Yosemite toad, Sierra Nevada yellow-legged frog, and the mountain yellow-legged frog. This decision will impact 16 counties from Lassen in the north to Fresno in the south as all grazing, logging and hydroelectric dam operations must take these amphibians into account. While this designation will not interfere with most extant land uses, it may precipitate changes in the issuance of grazing permits or hydroelectric licenses. Echo Lake in El Dorado County, along with 60 other Sierra Nevada lakes used for recreation, was excluded from the listing. Alameda County Survey Connects Housing Costs, Public Health The Alameda County Public Health Department released results of a survey indicating that the affordable housing crisis was causing a healthcare crisis in the East Bay, primarily Oakland. The survey, conducted by Alameda County and PolicyLink Center for Infrastructure Equity on thousands of low-income, senior and disabled people, showed that many are over-paying and in living in overcrowded, unsafe housing units. These conditions correlate with rising numbers of hospitalizations for hypertension, mental health emergencies, asthma attacks, and numerous other illnesses. Oakland’s working class, primarily Black and Latino, are being pushed into substandard housing. "While the causes and solutions to address the housing crisis are complex, inaction is a prescription for shorter, sicker lives for many of our Alameda County Residents,” wrote Dr. Muntu Davis in a policy brief. Management Plan for San Gabriel Natl. Monument Drafted The U.S. Forest Service released a 195-page draft management plan for the San Gabriel Mountains National Monument, which outlines changes in transportation/access, wilderness zones/protected species, mining, and recreation. The 346,177-acre monument was designated by President Obama in 2014 which means it requires a plan to manage the park that sees 4 million visitors per year. The plan lists many existing conditions of the park, but does not address solutions. Many of the issues that were addressed in the public hearing or the 1,545 comments received were labeled as “desired conditions” and not goals or targets to accomplish. Many in the environmental community praised the effort and said the document tackled many aspects, but lacked a clear plan for implementation. UCLA, Berkeley Launch Online Tool to Map, Understand Displacement UCLA and UC Berkeley announced the launch of a joint program called the Urban Displacement Project which addresses issues such as gentrification and displacement in urban communities. The project includes an interactive mapping tool to “help community leaders better understand the effects of new light-rail and subway projects and related developments- especially on low-income communities.” The tool will be a resource in helping to identify pressures and come up with solutions for gentrification. While many communities are improving transit-oriented development, this type of “upscaling” frequently leads to pricing out lower-income households. While the joint-program is not to ensure neighborhood change does not occur, only that the process is fair and just. The tool allows users to examine neighborhood-level data on racial/ethnic composition, which areas have seen upscaling, gentrification, population density, percentage of people living in poverty, median household income and level of education. Deal Reached on Cap-and-Trade Funds Gov. Jerry Brown and Democratic legislative leaders announced how they will spend the $900 million in revenue from the cap-and-trade program. The legislature approved, 47-26, measures to extend the clean air targets that allow all the climate change policies. The new pot of money will direct hundreds of millions to help disadvantaged communities, curb dangerous super pollutants, and cut petroleum use. For instance, a rebate program to help lower-income Californians buy cleaner cars will receive $80 million as will projects that build green space in urban areas. Additionally $140 million will be available for grants for communities with high rates of pollution. Los Angeles Grandfathers in Hundreds of Accessory Dwelling Units The Los Angeles City Council voted to approve hundreds of “granny flats” or accessory dwelling units (ADUs) that had been in legal limbo for months. These flats were already approved or in the pipeline, but a lawsuit over a discrepancy between the city’s ADU policy and state law threatened the city’s existing ADUs. The grandfathering plan would allow owners that had submitted their plans to the city before the lawsuit to continue. This includes more than 200 units that had gotten building permits but were unable to move forward and get city certificates that allow them to be legally occupied. The City Council has directed city planners to develop stricter rules than the state standards, which would take into account the different neighborhoods. This new fix would allow thousands of new units to be built and ease the city's housing crisis. Part of the discussion centers on the maximum size to allow the granny flats to be constructed. Quick Hits & Updates The Fresno City Council approved a 20-year lease with Outfront Media to place five digital billboards on four city-owned properties along the Fresno freeway. As part of the agreement, Outfront Media will remove the 47 nondigital billboards it owns across town. In San Diego the Citizens’ Plan to finance the new Chargers’ stadium may go to voters in November, but under dispute  is what would constitute voter approval. While those in favor of the plan say a simple majority is required, the City Attorney Jan Goldsmith’s office says the plan constitutes a tax increase and therefore requires a two-thirds of vote. (See prior CP&DR coverage .)  The San Francisco Planning Department along with SFMTA have launched a new website to allow users to design the city’s future subway over the next 50 years. The goal is to understand priorities for the residents of San Francisco. The Subway Vision is one piece of a new effort to create long-range plans for transportation called Connect SF. Orange County judge Theodore R. Howard ruled that the California Coastal Commission cannot prevent the repair and maintenance of a sea wall that protects mobile homes in San Clemente. The Coastal Commission says the rules are in place to protect future shorelines and the image of beaches. Los Angeles Superior Court Judge James Chalfant ruled  that the City of Hermosa Beach may continue enforcing its short-term rental ban.  Construction  has begun on the East Bay’s first bus rapid transit line, which will run 9.5 miles from downtown Oakland to San Leandro. BRT will include 12 curbside stations and 21 center median stations, which will allow them to run every seven minutes during peak hours.  The California Fish and Game Commission voted unanimously to add the the Northern Spotted Owl to the state’s endangered list. Its numbers have been dropping at a rate of 3.8 percent annually. In California, the owl’s habitat is along the coast in the northern part of the state, including the Mendocino Coast, Humboldt, Shasta, Klamath regions and Coastal Redwoods. California Coastal Commission staff have  recommended the proposed Newport Banning Ranch project shrinks significantly to protect wildlife habitat. The 900-home development would be located on an old Orange County oil field near the mouth of the Santa Ana River. The development shrunk to 55 acres after environmental assessment from staff scientists found important habitat for rare plants and animals last fall; the latest recommendation is to cut that down to 20 acres. A new report released from Trip, a nonprofit transportation research group, found that California’s inadequate transportation system costs motorists around $53.6 billion annually in the form of congestion-related delays, crashes and extra costs of operating a vehicle.

The Legislative Analysts Office has released a report  on the impacts of Proposition 13. The property tax raised $55 billion in 2014-2015 making it the second largest source of government revenue behind personal income tax. With the passage of Proposition 13 in 1978, the property tax was capped at 1 percent annually (whereas before it was an average of 2.67 percent). The report seeks to answer a range of questions about Prop. 13, many of which are based on assumptions and received wisdom about the perceived fairness of the law. The LAO came to the following conclusions, among others: 1) Owners of properties that are similar but purchased at different times often pay vastly different amounts of property tax; 2) For homeowners at all income levels, tax relief from Prop.13 generally is proportionate to the market value of their homes; 3) Property turnover has slowed since voters approved Proposition 13; 4) Homeowners pay a slightly larger share of property taxes today than they did when Prop.13 passed; 5) There is little evidence that Prop. 13 significantly discourages creation of new businesses; 6) Local governments increasingly rely on other local taxes to make up for the revenue loses that resulted from Prop.13 and cities’ and counties’ tax revenue per person has declined since Prop.13; and 7) Proposition 13 created fiscal incentives for many communities to focus more on building retail stores, auto dealers, and hotels while focusing less on housing. Los Angeles May Put Up Roadblock to High Speed Rail Stakeholders in the northern portion of the City of Los Angeles are mounting increasingly intense opposition  against at least one of the preferred alternatives for the proposed bullet train route along the topographically problematic segment from Palmdale to Burbank. L.A. Councilmember Paul Krekorian has filed a motion to oppose the route and instead to continue to fund the L.A. River revitalization efforts to protect the environment and residential communities in the Valley. Residents from Lake View Terrace to Shadow Hills say the foothill route would destroy the environment, kill horse-related businesses and put an end to an equestrian way of life. The California High Speed Rail Authority has already agreed to take certain routes out of the discussion: such as the one that would cut the Northeast Valley in half. The L.A. Unified School District is also considering opposition to the aboveground route. Housing Shortage May Yet Impede Economic Growth, Reports Say A pair of reports  from UC Riverside’s Economic Forecast  and UCLA’s Anderson Forecast both contend that California’s housing crisis may have long-term impacts on the state’s economy. The reports find that the state cannot continue to grow as it has in the past without growing the workforce; but California does not have the homes needed to accommodate these new workers. One reason for this slump is the state’s full employment, meaning nearly everyone that wants a job has one. The UC Riverside report equates economic growth with population growth. It notes that the shortage of housing all but ensures that the state’s population cannot grow significantly, in part because housing coasts are too high to attract migrants from other states. Without more people to recruit into the job market, residential construction has been down 2 percent for houses and 11 percent for multifamily permits from last year. A major reason for the lack in migration is the high cost of living in the state. SGC Recommends Climate Funds for Los Angeles, Fresno The Strategic Growth Council has recommended  (pdf) that Transformative Climate Community Program funds, established by recently passed Assembly Bill 2722, be allocated in the cities of Los Angeles and Fresno, and a third location to be determined. Funds amount to up to $140 million, funded by the state’s greenhouse gas auction. A minimum of half of the funds shall be allocated in the City of Fresno. A minimum of one fourth of the funds shall be allocated in the City of Los Angeles. The third geographic location to receive priority will be determined in a separate, future, rulemaking. All program grants will be awarded pursuant to a competitive process. The Council will determine selection criteria for that process in a separate, future, rulemaking. SGC has identified the three initial locations because, it contends, the State must focus its initial investments on the communities that are most impacted by poverty and pollution where a substantial state investment can promote significant change. San Diego Considers Scenarios for Mission Bay Restoration Environmentalists from Rewild Mission Bay in San Diego have proposed  eight possible ways to restore the Mission Bay Park’s marshland and boost recreational appeal. Some scenarios include eliminating a golf course, pouring landfill into De Anza Cove or creating a habitat island. The city will release its own set of draft alternatives next month. The main efforts are to restore environmentally crucial marshland to boost water quality and restore habitats. That is why three of the eight scenarios propose filling the polluted De Anza Cove swimming and boating area. By next May the scenarios will be down to four based on cost estimates, feasibility, and how successfully they meet the goals. The city will not finalize plans for at least three years, and the final proposal will need Coastal Commission approval. SPUR Considers Impact of Sea Level Rise on Mission Bay San Francisco Planning and Urban Research has released  a study of San Francisco’s Mission Bay to assess the types of protection that will be required to withstand the impacts of sea level rise in the coming decades. The 80-page study has been called an “imaginative exercise” and consists of design concepts rather than formal recommendations. Other collaborators include the Bay Conservation and Development Commission. There are seven concepts, three focusing on Mission Creek, and four on the district’s southern shore; one major concept would turn Mission Creek into a lake. The goal of the project, which has been in the works since 2014, is to show ways to integrate flood protection into the urban area. Updates & Quick Hits The Oakland Planning Commission unanimously voted to move forward with implementing Senate Bill 743. The Bill replaces the out-dated LOS system of analysis and instead uses Vehicle Miles Traveled (VMT)s to look at transportation impacts under CEQA. (See prior CP&DR coverage .) Developer SunCal has announced  plans for a massive mixed-use development by Swiss architects Jacques Herzog and Pierre de Meuron in Los Angeles’ Arts District. The 14.5-acre development would include two 58-story towers, 1.96 million square feet of residential space, shops, offices, hotels, charter school, and underground parking for 3,400 cars. The federal government has put a hold on transferring  San Francisco’s Hunters Point land to the city for redevelopment because of concerns over radiation. Tetra Tech has been hired with the cleanup, but has been accused of falsifying soil samples. S.F. Mayor Ed Lee and Supervisor Malia Cohen sent a letter to the EPA explaining that the city “will not accept the transfer of any land until regulators are satisfied that the land is clean and safe.” “Citizens for Ceres” must decide in less than 30 days whether they want to appeal  the approval of a Walmart Supercenter to the California State Supreme Court. The Fifth District Court of Appeals in Fresno ruled against an appeal after the Stanislaus County Superior Court rejected the legal challenge of the shopping center. The opposition group is challenging the adequacy of the environmental studies of impacts on the community. A group of investors has withdrawn  a $167 million offer to purchase the Oakland Coliseum land from the city and county. Their reason was that Mayor Libby Schaaf had announced to East Bay Times that she would not recommend the proposal to be forwarded to the City Council for consideration. Santa Barbara County Planning Commission approved  an updated winery ordinance that allows a 300-square-foot, appointment-only tasting room for smaller Tier A wineries. The vote eliminates a previous requirement that a new winery’s production be at least 20 percent from grapes grown on the property. Napa County Board of Supervisors unanimously opposed  a proposed Indian casino in Vallejo. The Lake County-based Scotts Valley Band of Pomo Indians earlier applied this year to the federal government to find out if the Vallejo site qualifies for gaming. The owner of the four dams on the Klamath River has filed  applications with federal regulators to remove the dams. The decommissioning and removal could cost at least $290 million, but that work would be paid by ratepayers of PacifiCorp and Proposition 1 monies. The plan is to remove four of the five dams on the river, with work beginning in the next four years. New proposed legislation  in San Diego would crack down on “mini-dorms” near San Diego State, shut down illegal medical marijuana dispensaries, prevent illegal grading of land and many other code violations. The legislation was approved by City Council’s Rules Committee and must now be considered by the full council in the next few months.

ParkScore , a project of the Trust for Public Land, ranked the 100 largest U.S. cities on their needs for parks by using mapping technology and demographic data on a 0-to-100 scale. Five California cities as appear in the top 20: San Francisco with 77.5 (ranked 5 overall), Irvine 75 (8), San Diego 71.5 (12), Oakland 70 (14), Sacramento 67.5 (17); other cities fared poorly, including Stockton 40 (82), Santa Ana 38.5 (83), and Fresno 29 (97). The score, out of 100, is based on acreage (median size of parks), investments and amenities (spending per resident), access (percentage of people within ten-minute walk of a public park). Twenty points are given for median park size and another twenty for percentage of city area. Twenty for investment and forty for percentage of population within short park distance. West Coast Cities Agree to Climate Change Pact            San Francisco, Oakland, Los Angeles and three other West Coast cities have agreed to work together to reduce greenhouse gas emissions and fight climate change under the Pacific Coast Action Plan on Climate and Energy. The plan encourages zero-emission vehicles, reporting of energy usage for large buildings and install more charging stations for electric vehicles. These cities are working with California Gov. Jerry Brown, governors of Oregon and Washington and the premier of British Columbia. Together this region hopes to build an electric car-charging network that allows individuals to drive from Southern California to British Columbia.  Grand Jury Faults Shasta County LAFCO A new Grand Jury report  criticizes  Shasta County Local Agency Formation Commission for failure to meet deadlines and poorly managed staffing. Between 2001 and 2012 the agency did not complete any mandatory reviews of special districts or municipal services in the county. The agency then depleted its budget in order to finish the required paperwork. The report contends that the agency “is not fulfilling its purposes and programs.”  It cites complaints voiced by city staff in Anderson, who said that the agency delayed on an annexation. The report also recommends review of executive officers performance and a revision of the budget to bring back staff that had hours cut. Income Gap Grows in Silicon Valley In the past 25 years the gap in Silicon Valley between wealthy and lower income groups has increased dramatically, according to a new report from the California Budget and Policy Center. For instance in San Mateo County (where the gap is largest), the top 1 percent earn roughly $4.2 million annually which is 46.2 times more than the average income of the bottom 99 percent. The report analyzes these trends and speculates on what could be exacerbating income inequality in the region. The report makes further links between inequality and economic mobility for future generations, income inequality and economic prosperity, and Silicon Valley’s role in combating inequality. The report looks at the dwindling middle class of Silicon Valley, and what could be done to allow this group to afford to live and work in one of the wealthiest areas of the country. Giants Ask City for Tax Break for Stadium Depreciation The San Francisco Giants are asking the city for millions of dollars of property tax refunds, claiming the value of AT&T Park has dropped below $200 million. This means in the 2011 to 2014 term the property-tax bill be slashed in half for $8 million total. The Giants will make a case with the San Francisco Assessment Appeals Board that deals with such disputes. City officials valued the park at $407 million in 2014, while the Giants said it was more like $158 million. A similar case was made in 2003 when the Giants sought refunds from the years 2001 to 2003, the Appeals Board agreed and gave the Giants $3.6 million in refunds. Then the two groups came to a truce and agreed to a ten-year payment schedule that kept the value constant. The agreement has now expired and both groups are making bids to estimate the value of the property. Updates & Quick Hits Humboldt County Supervisors voted unanimously to support removal of four hydroelectric dams in the Klamath River by 2020. Instead of seeing congressional approval, the decommission of the dams is now through the Federal Energy Regulatory Commission. The removal will cost $450 million. Humboldt County is asking AirBnb to pay county lodging tax. This means the company will deduct 10 percent of gross revenues from its renters in unincorporated Humboldt County.  San Jose has moved up to the third-most expensive to city to rent in after San Francisco and New York. Zumper, an apartment rental website, announced that Boston moved down to fourth while Oakland and Washington D.C. are tied at fifth. This means three Bay Area cities are in the top five most expensive cities. A group of non-union construction companies and workers, Coalition for Fair Employment in Construction, announced its opposition to the Chargers’ initiative for a downtown stadium and convention center. The Chargers recently announced they would partner with labor unions and ban non-union construction workers for the $1.8 billion project. Kings County officials have decided not to appeal  a Sacramento County judge ruling that the high-speed rail system did not violate promises made to voters in the 2008 bond initiative.

The San Jose city council  voted , 6-5, to reduce annual rent hikes in a third of apartments, which is a move to stabilize rent in one of the nation's most expensive cities. The city has 44,000 rent-controlled units that can raise rents only 5 percent per year instead of 8. The city's housing department suggested tying annual rent to inflation like other CA cities while Councilman Peralez pushed for only 4 percent increase annually. The council approved another housing item: an anti-retaliation ordinance that would protect renters against requesting repairs and being evicted. The Council also approved, 7-4, to eliminate a program that allowed landlords to pass debt off to renters unless they were "major improvement costs." San Joaquin River Rated As Endangered The San Joaquin River ranks second on American Rivers' recently released annual list of America's Most Endangered Rivers. While other river's threats were mining, mountain top-removal, and harmful dams, San Joaquin River's biggest threat is poor water management, exacerbated by the recent drought. The San Joaquin is not only a source of drinking water, but shortages could also threaten billions of dollars in agricultural production and fisheries. The river basin has four million inhabitants along with two million acres of arid land. The system has been managed primarily for agriculture, hydropower and flood control and the dams and levees have harmed the rivers habitat and recreation opportunities. Recently, water utilities, conservation groups and state agencies have begun to work together to create sustainable solutions. Lawsuit Filed Against Hollywood Palladium Project AIDS Healthcare Foundation has filed a lawsuit against the City of Los Angeles for improper and illegal planning approval process for the Palladium Residences, a controversial residential and commercial development in Hollywood. The proposed project, which includes two 30 story towers with 731 residential units, with 37 units designated at lower rents, was approved by City Council in a 12-0 vote on March 22. The foundation, whose headquarters is near the Palladium, is a major funder and supporter of Neighborhood Integrity Initiative, which seeks to halt the growth of these "megadevelopment" projects throughout the city. "We believe and assert in our lawsuit that the pattern and practice of the Mayor, City Attorney, City Planning Department, City Planning Commission, and City Council operating in defiance of an express City Charter limitation on authority to process and grant general plan amendments is a willful failure to comply with public duties imposed by the City's fundamental land use laws," said AHF President Michael Weinstein in a statement.  Environmental Groups Sue MWD Over Purchase of Delta Islands On April 14th the Planning and Conservation League, Food and Water Watch, San Joaquin County, Contra Costa County, and the Central Delta Water Agency sued the Metropolitan Water District of Southern California (MWD) charging that its claim of complete exemption from environmental review for the proposed purchase of 20,000 acres of Delta islands and farmland is illegal and unjustified. The lawsuit asks the Court to enjoin MWD from purchasing the property unless and until it completes the environmental review required under the California Environmental Quality Act (CEQA). MWD has promoted this land purchase to clear the path for the "California Water Fix" twin tunnels project and remove obstacles to its completion. The purchase would also enable physical changes affecting the properties that may harm the Delta environment and could cost California ratepayers and taxpayers billions of dollars. Plaintiffs allege that the land purchase by MWD is part of an attempt to take more water from the Delta for MWD use and that the environmental impacts resulting from that activity would be "significant" and outside any exemption from CEQA. Congress Members Oppose Central Valley Water Deal California Democrats in Congress are challenging a settlement meant to end decades of litigation over a contentious federal water project in Fresno and Kings counties. The Westlands Water District and farmers have been litigating since hundreds of thousands of acres of land are contaminated with high levels of salt and minerals. The Obama administration would forgive $375 million in Westlands debt and create long-term agreements for water delivery in exchange for taking responsibility of the contamination. However opponents, primarily democrats, argue it gives too much to Westlands and could harm others with water cuts, financial costs and environmental damage. Opponents of the deal are asking US EPA, Natural Resources Committee and the Obama administration to review Westland's finances.  Fresno Annexation Area May Be Downsized by LAFCO A battle between the City of Fresno and the Local Agency Formation Commission is brewing over the fate of a proposed 9,000 acre expansion of the city. LAFCO is proposing to eliminate 2,560 acres from the Southeast Development Area, which was approved 10 years ago but has yet to be developed. The city has been focusing on infill and may want to bank the land for up to 40 years. Up to 45,000 homes may be built in the area if it is kept intact. A city typically has 20 years after annexation to develop land before it risks being taken back by the county. Postponing a scheduled vote in April, the commission will give Fresno another month before changing the borders but the city must defend its position and provide evidence for water for the development. Local school districts however, have purchased lands and $30 million in unused bonds to develop a North Campus. Another school district purchased 159 acres for $17.5 million and without residents and students; the taxpayers are paying investments to a new school for no one.  City Manager Bruce Rudd said the city has ten years to design and begin building, he estimates 9,000 homes may be built by 2035.

A year after Mayor Libby Schaaf announced its creation, the City of Oakland has formally instituted its Department of Transportation and installed Jeffrey Tumlin as interim director. Tumlin is a consultant Nelson/Nygaard on an eight-month contract with the city. Among the department’s top priorities will be a potential $600 million infrastructure bond that the city is considering for the November ballot. It would allocate $350 million for transportation, $100 million for affordable housing, and $150 million for facilities. The department will also manage the city’s streets, which had been under the purview of Public Works; other elements of transportation infrastructure, such as parking and transit, had been governed piecemeal by other city departments. According to the Oakland Tribune, many non-profit leaders and citizens hope the new department will put transportation issues such as bike infrastructure, improving existing transit and pedestrian safety to the forefront. Editor's Note: An earlier version of this brief erroneously indicated that Tumlin has left Nelson/Nygaard. CTC Developing Guidelines For Regional Plans The California Transportation Commission is developing guidelines for the preparation of Regional Transportation Plans (RTPs) and the California Transportation Plan (CTP). The RTP Guidelines were last updated in 2010 and the CTP Guidelines is being prepared for the first time. While the commission will adopt the Guidelines, Caltrans prepares both documents. Updates to the RTP Guidelines are necessary because of changes in state statute, final rule-making and recent passage of the Fixing America’s Surface Transportation (FAST) Act of 2015. The CTP is a long-range plan to provide policy framework to guide transportation investments and decision by all levels of government, private sector and transportation stakeholders. The workgroups include a variety of topics ranging from public health to modeling to freight. The kick-off meeting was June 30 in Sacramento but the first draft of the RTP and CTP Guidelines will be released early July for stakeholder comment with a meeting July 13 and 14. In September the Final draft will be released and few months later the Guidelines finalized. The Commission will consider the two documents late this year or early 2017. Los Angeles Adopts $2 Billion Plan for L.A. River The Los Angeles City Council voted unanimously to approve a long-sought restoration plan for 11 miles of the Los Angeles River from Griffith Park to Downtown. The approved plan, Alternative 20, was the most ambitious of three plans proposed to the council by the Army Corps of Engineers, which oversees the river’s infrastructure. The city and federal government will share the almost $2 billion cost, with the city contribution estimated to be around $980 million. Most of the cost goes to acquiring land for ecosystem restoration projects. The plan will be carried out on a project-by-project basis meaning the city can prioritize projects that are less costly. The plan excludes renowned architect Frank Gehry, who had been approached by the city to design some elements of the restoration. Gehry’s involvement had been scorned by some longtime river advocates; he does not have a reputation for working on landscape. San Jose Sharks Sue City Over Downtown Development Sharks Sports & Entertainment, parent company of the San Jose Sharks hockey team, is suing the City of San Jose over Diridon Station, a $600 million development that, the suit says, will severely impact parking downtown near the San Jose Sharks arena. The suit, filed under the California Environmental Quality Acts, contends that the environmental study was completed years ago when the city experienced different conditions. The Trammell Crow project would convert Diridon Station’s massive parking lot into a 1 million-square-foot high-rise office building with 325 apartments and 30,000 square feet of retail. The Sharks are concerned about 800 parking spaces that would be removed from the vicinity around their SAP Center and say that the removal would violate a contract between the team and the city ensuring that at least 6,350 spaces are within a half-mile for attendees. San Diego Pursues Funding Plan for Parks San Diego Mayor Kevin Faulconer unveiled two proposals that would provide funding boosts to regional parks and accelerate other projects. One proposal would extend Proposition C, a 2008 ballot measure that directs millions in lease revenue from Mission Bay Park into improvements there and in other regional parks. This raises around $10 million annually and expires in 2039, but the proposal would extend to 2069 to allow selling of future bonds. The second proposal involves a plan approved in 2012 to replace cars and traffic in center of Balboa Park with public gathering spaces by building a large parking garage and bypass off the Cabrillo Bridge as well as Plaza de Panama upgrades. This proposal would cost roughly $50 million and need approval from city council. The project has support from billionaire Qualcomm co-founder Irwin Jacobs who is working with Faulconer. State Greenhouse Gas Emissions Dip Slightly amid Economic Boom According to new data from the California Air Resources Board, in 2014, California saw a reduction in greenhouse gas emissions even though the state’s economy improved dramatically. However, the reduction was negligible: less than 1 percent, or around 2.8 million metric tons. Assmbly Bill 32, California’s 2006 climate change law, requires the state to cut back to 1990 levels by 2020; the current trend puts the state on track to reach that goal. While greenhouse gas emissions are falling across the state, those from the transportation sector have increased 1 percent. Transportation accounts for 36 percent of California’s GHG emissions. This year, gas is inexpensive, Californians are driving more, especially those with conventional, non-electric cars. Nonetheless, Gov. Jerry Brown hopes to cut gas consumption in half by 2030. Caltrans Tests Pay-by-Mile Gas Tax Alternative Caltrans has recruited 5,000 volunteers to test out a new revenue pilot program to potentially replace the gas tax. The new program would be a pay-by-the-mile, which gives drivers six different ways to report their mileage and pay accordingly. This is part of the effort to regain funds that were lost from the gas tax with the switch to more fuel efficient and hybrid vehicles. Even with population growth the $4.13 billion in 2004 fell to $3.05 billion in 2015. Now, drivers will pay based on the miles each vehicle travels. Drivers can either purchase a permit for a set period of time or specified number of miles, or make payments based on odometer readings. Other option include plugging a device into the car that has a location-tracking system, self-reporting on smartphone app, or using car’s built-in GPS technology. Caltrans is looking at a variety of measures to accommodate different concerns on enforcement, privacy, administrative costs and equity. Carlsbad Considers Consequences of Sea Level Rise Carlsbad city planners released a draft Sea Level Rise Vulnerability Assessment that looks at hazards through 2050 and 2100. For both, they discuss strategies to prevent flooding, erosion and property damage. The report projects an average rise of up to 1.6 feet by 2050 and 6.6 feet by 2100. The majority of damage will occur to the city’s natural shoreline, most man-made structures are not in affected areas. The sand has already been washing away, and will worsen in the next decades. This is detrimental to tourism, a main economic driver in the area. Other cities in the region such as Del Mar and National City have seen much worse results in their Sea Level Rise Assessments, both will experience significant flooding and erosion. Updates & Quick Hits The Proposition 1 California Urban Rivers Grant Program is holding technical assistance workshops across the state. The first begins July 13 in Sacramento and continues on to Los Angeles July 25, San Jose July 29, San Diego August 2, and August 9 in Redding. The City of Encinitas reached a settlement with DCM Properties because of a density bonus program and adoption of the city’s housing element. Encinitas will send the housing element to the November ballot, adjust its density bonus calculation, and pay DCM Properties $125,000 in legal fees. Gov. Jerry Brown signed an updated gambling agreement for the Amador County Buena Vista Rancheria of Me-Wuk Indians to build a 67.5-acre casino complex. The tribe promised to pay the county $18 million, plus $8 million a year to offset environmental impacts the casino development. SANDAG announced plans to develop a 600,000 square-foot complex with retail, office, residential space and a stopover facility for Metropolitan Transit System Rapid Buses. LA City Council approved a $1.2-billion bond measure for the November ballot to generate money for financing new apartments and other facilities for the homeless. It increases property taxes for the next 30 years. The plan won out over a proposed parcel tax. Morro Bay City Council voted to prohibit secondary dwellings to be used as vacation rentals to preserve affordable housing. Of the 50 secondary dwelling units in the city, only five are licensed as vacation rentals and exempt from the new ordinance.

The City of San Francisco announced  a plan to upzone Central South of Market to accommodate around 7,800 new affordable and market-rate housing units and 40,000 new jobs. The potential plan includes 2.1-million square food redevelopment of the Flower Mart, a tennis club redevelopment, and a 400-foot residential tower. Proposed developer fees, of up to $2 billion, would escalate based on amount of additional height and will help pay for new sidewalks, open space and affordable housing. Half of the fees, nearly $900 million will fund affordable housing production. The plan also prioritizes $500 million for public transit and sidewalk improvements. A separate EIR on the plan will be released end of this year and the Planning Commission will vote early next year. If passed, the Board of Supervisors will consider the plan. State Doles Out $391 Million in Cap-and-Trade Funds for Transit The California Transportation Agency has selected  14 public transit projects to receive part of the $391 million in  funds  from a recent cap-and-trade auction. Nearly $109 million will go to Los Angeles’s subway system and $28 million will fund a streetcar project connecting Santa Ana and Garden Grove. Senate President Pro Tem Kevin de León has a plan to help poorer Californians: $100 million on areas including transit, $100 million on rebates for purchasing clean vehicles and $150 million for vehicle trade-in for low-income families. The two largest projects are High-Speed Rail alignments in Fresno and Madera Counties with $259 million. The next eight projects received $41.2 million each towards Metrolink or Muni programs to provide cleaner, safer and more reliable service. Judge Clears Way for Subway Tunnel Under Beverly Hills High School A U.S. District Court judge has ruled  in favor of Los Angeles County Metro’s plans to tunnel beneath Beverly Hills High School for subway extension to Los Angeles’ west side. The City of Beverly Hills and the its school district have spent $10 million in litigation in the last five years over claims that the alignment would endanger the school and that Metro did not adequately analyze or publicize it. Judge George H. Wu said the Federal Transit Administration did not adequately respond to Beverly Hills Unified School District’s concerns about methane, air quality and recreation from the effects of tunneling the subway line. However Wu did not void the entire environmental review because of the “domino effect” on other phases and jeopardizing grants. Metro now has to complete additional analysis. (See prior CP&DR coverage .) Orange County Cities Get Transportation Grants The board of directors of the Orange County Transportation Authortity approved  $19.5 million to help 13 projects in Orange County cities improve their bikeways and walkways. Funding through the federal Congestion Mitigation and Air Quality Improvement Program will help promote mobility options by improving safety and air quality, providing regional linkages to key destinations, and closing bikeway corridor gaps. Projects awarded include $2.3 million for street improvements in Tustin, $2.27 million for protected bike lanes in Santa Ana, $2.22 million for bike boulevard in Fullerton, $2.07 million to extend bikeway on Coast Highway in Dana Point and $1.11 million for bike improvements in Garden Grove. Caltrain Announces Major Upgrade Program Caltrain officials announced  a $2 billion plan to electrify the commuter rail corridor along the San Francisco Peninsula after high-speed rail officials unanimously agreed to increase the state’s contribution. The High-Speed Rail Authority offered $713 million to Caltrain and an additional $84 million to the city of San Mateo to help fund three new grade separations. The funding will improve the Peninsula tracks so the bullet train may ride from San Jose to San Francisco on the new “blended system” designed to serve commuters regardless of when and whether high speed rail is completed through the peninsula. Caltrain hopes to have the trains running on 51 miles of electric track in late 2020. This week, the Caltrain’s Board of Directors should issue the “limited notice to proceed” to the two contractors working on the railway. Report Cites Statewide Need for Road Maintenance TRIP, a national transportation organization released  the “California Transportation by the Numbers: Meeting the State’s Need for Safe, Smooth and Efficient Mobility.” The report found that one-third of major local and state-maintained roads are in poor condition and 8 percent of bridges are structurally deficient. It recommends increased investments in transportation improvements could relieve traffic congestion, improve road, bridge and transit conditions, boost safety and support long-term economic growth in California. Deficient, congested or undesirable safety features on roads and bridges costs California motorists $53.6 billion annually due to higher vehicle operating costs, traffic crashes and congestion-related delays. Updates & Quick Hits A $625-million proposal to move the northernmost runway at Los Angeles International Airport 260 feet closer to nearby homes has been shelved indefinitely per an recently announced agreement with the city. The agreement ends a lawsuit alleging that the project did not complete the required environmental impact evaluation or take measures to reduce negative impacts. According to HVS consulting firm, the Chargers’ plan for downtown stadium-convention center will not generate enough meeting business to justify the increase in hotel tax. However, Chargers’ adviser says the analysis was pre-determined and taxpayer money was wasted to come to the conclusion the self-interested hotel owners wanted. The Los Angeles County Board of Supervisors voted to approve the 70-acre South Rancho Los Amigos Property in the city of Downey. The county will invest $468 million, and the plan includes several county departments and the development of a 15-acre regional sports center. Public interest group World Business Academy is suing the State Lands Commission for allowing the Diablo Canyon nuclear power plant to operate through 2025 without studying the environmental consequences. Earlier this month the Los Angeles Superior Court ruled that the state agency did not have the authority to exempt the plant from preparing an EIR and that attempting to do so was arbitrary and capricious. The Los Angeles Angels of Anaheim have resumed discussions with the City of Anaheim to stay in the Angels Stadium after possible bid to relocate to Tustin fell through because of the cost of building a new stadium. The city and the team have been discussing $130-$150 million in renovations. The Coastal Commission unanimously approved a proposed amendment to allow Carmel’s Local Coastal Program to offer developers incentives to create more lower-income and senior housing in the denser city core. The amendment allows developers to build more units than existing zoning allows if a certain percentage of units are set aside as affordable housing. Disneyland announced plans to build a $1 billion, 7-level, 6,800-space parking structure and pedestrian bridge to the resort near a hotel. The Los Angeles City Planning Commission has approved The Reef, a development south of Downtown that includes an outdoor plaza, public gardens, 1,000 apartment and condos, restaurants and a hotel. Community activists claim the development will be unaffordable for the people who currently live in the South LA neighborhood. Commissioners told the developers 5 percent of the apartments must be set aside for tenants with lower incomes. The commission also asked the developer to pay the city $15 million for affordable housing off-site. The Mill Valley Planning Commission will consider a new affordable housing ordinance that would establish a local affordable housing fund, an affordable housing impact fee and requirements for new developments with four or more units.

The San Diego Association of Governments is turning to technology to get a detailed account  of San Diegans’ driving habits. The agency is asking 200,000 San Diego households to complete a survey of their transportation habits to help planners figure out regional planning decisions for the region. Some of these decisions are where new developments should go, what highway and rail lines to improve, and other big-picture issues. Survey participants – who make up nearly one-fifth of the county’s population – will be asked to download rMove, a smartphone application that uses GPS technology to track when they commute as well as other details of the user’s transportation choices. Research firm Resource Systems Group has a two-year, $1.75 million contract with SANDAG for the survey. Funding comes from the federal government. Developers Heavily Support Sacramento Supervisor Campaigns A recent Sacramento Bee analysis  finds that development interests account for two-thirds of the contributions and independent expenditures in Sacramento County supervisor races this year. The county has seven candidates running for two seats, raising a combined total of $300,000. The county elections have limits of $1,000 per election period for an organization and $500 for an individual. Of the total sum, $135,000 or 45 percent came from development interests. Josh Wood, executive director of Region Business tells Sac Bee that “Sacramento County has thousands of acres of development that’s being proposed in the next few years.” Planning Commissioners Reined in by L.A. Mayor Los Angeles Mayor Eric Garcetti plans to issue  an executive directive banning private meetings, or ex parte communications, between planning commissioners and developers to “ensure that all dialogue with private stakeholders is on the record.” This comes after city officials plan to stop a planned March ballot initiative that calls for a halt on major building projects that require changes in city rules. Garcetti also promised to make other changes, such as accelerating updates to community plans. Additionally he wants to ensure the city, rather than developers, choose the consultants who assess the environmental effects of projects. Airbnb Contends Most L.A. Hosts Are Not Commercial Operators Amid ongoing controversies about the role of home-sharing in California cities, Airbnb released a report  in September 2015 entitled “Housing & The Airbnb Community in the City of Los Angeles.” The report found 92 percent of entire home listings were rented less than 90 nights per year and that only 0.05 percent of all housing units in the city were rented more than 177 days on a short term basis. The analysis shows that 80 percent of hosts share the home in which they live and 70 percent use part of the money to pay their mortgage or rent. The report concludes that most Airbnb hosts are middle class residents and that guests generate sustainable, local economic activity that supports small businesses. The City of Los Angeles is currently considering an ordinance that would regulate home-sharing and limit the number of nights per year that hosts may rent to guests. Of particular concern are “commercial hosts” who rent rooms and entire units as if they are full-time hotels. HUD to Reconsider Position on S.F. Housing Law The Department of Housing and Urban Development indicates that it will reconsider  its rejection of San Francisco’s neighborhood preference housing law, which San Francisco officials are using to help low-income residents stay in the city during times of rising rental costs. HUD said offering a neighborhood preference violated the 1968 Fair Housing Act and could “perpetuate segregation.” This dispute occurred because the 98-unit Willie B. Kennedy senior housing development in the Tenderloin has caused many older residents to move in with residents or onto the streets. More than 3,500 applications have been submitted for the housing development. Los Angeles Seeks to Reform Developer Fees for Parks Los Angeles City Council voted unanimously to change  how the city collects park fees under the state’s Quimby Act. The new change would now cause the fee to apply to new apartment buildings, as before the developers only paid if the project required a zoning change. While the city collected between $20 and $22 million a year in fees, an additional $30 million will be generated. Developers of apartment complexes will pay $5,000 a unit and affordable housing units would be exempt. Another update to the law will allow Quimby fees to be spent on parks up to 10 miles away. Los Angeles Transportation Measure Overcomes Cities’ Objections A Los Angeles Superior Court judge rejected  a claim from a group of seven cities that said the language for Measure M, which proposes a sales tax increase for tens of billions of dollars worth of transportation projects, would mislead voters. The suited claimed that what was meant to be a half a percent increase was worded as a half-cent increase, implying that the tax would be a single-half cent regardless of the total value of a purchase. The court rejected this claim on a technicality, saying that state law does not require a local measure like Measure M to present the total annual costs associated with it. This suit was filed by South Bay cities including Carson, Commerce, Torrance, Rancho Palos Verdes, Norwalk, Signal Hill, and Santa Fe Springs. However, LA Metro says  it is indeed a half-cent sales tax that will generate $860 million per year. (See prior CP&DR coverage .) Updates & Quick Hits Riverside County Supervisors approved , 4-0, a rezone, general plan amendment, EIR and tentative tract map for subdivision in Menifee Valley. The development includes 511 residential lots with a minimum lot size of 5,500 square feet and 25 drainage basins, park, paseo and open space lots. U.S. District Judge Beryl Howell dismissed  an array of arguments raised by opponents to a casino proposed by the North Fork Rancheria. The ruling allows the developing of a resort with 2,500 gaming devices, six bars, three restaurants, five-tenant food court, 200-room hotel and 4,500 parking spaces on 305 acres to continue. The proposed casino is north of Madera along Highway 99. According to CollegeRank.net, San Luis Obispo is the best college town  in the country. Robinson reviewed communities in 33 states and looked at factors such as outdoor space, number of boutiques and cafes, pedestrian friendliness, culture, nightlife, and the “general vibe.” Santa Cruz was ranked ninth and Berkeley eleventh. Two new studies from research firm Axiometrics found  Bay Area rents are plateauing. The average rent for all apartment sizes in San Francisco, San Mateo, and Marin counties dropped 0.7 percent from July 2015. In San Jose-Sunnyvale-Santa Clara area, the increase was only 0.3 percent from July last year. This is the smallest increase since April 2010. This steadying of rents could be attributed to slowdown in job growth and intense apartment construction, 4,600 more units are being put on the market than this time last year. Airbnb is suing  Santa Monica, arguing the city violated federal laws protecting privacy and online speech for its rental restrictions, including outlawing of rentals of fewer than 30 days, and paying a 14 percent hotel tax. The Anaheim City Council voted  to continue with a proposed streetcar project even though it failed to secure federal funding. The city has spent $10 million on the project so far; opponents fear that the $300 million cost is not justified. OCTA is focusing on a streetcar project connecting Santa Ana to Garden Grove. Angels Baseball filed an appeal  with the City of Anaheim challenging the Planning Commission’s approval of the $450 million mixed-use development across the street from the stadium. The development includes condominium and apartment units, 200-room hotel, office and commercial space. L.A. Mayor Eric Garcetti launched  a new loan program to support small business owners located near the city’s “Great Streets” proejcts. The Great Streets Great Business partnership has $4 million to jumpstart the program in LA’s first 15 Great Streets corridors. The loans range from $1,000 to $250,000 to qualifying applicants.