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Ruling in Favor of San Francisco Narrows Scope of Clean Water Act The U.S. Supreme Court ruled 5-4 in favor of the City and County of San Francisco, narrowing the scope of the Clean Water Act and limiting federal regulatory power. The case centered on whether cities are responsible only for meeting pre-set pollution limits or if they must actively prevent contamination beyond those thresholds. The ruling overturns a 9th Circuit decision that had sided with the EPA and California regulators, who argued San Francisco was failing to prevent harmful bacteria from entering the ocean. Justice Samuel Alito's opinion warned that strict EPA requirements could lead to harsh penalties even for cities following their permits precisely. California Attorney General Rob Bonta had urged the court to uphold the EPA's authority, citing risks to state waters. This decision continues the conservative court's trend of limiting federal regulatory power, following similar rulings on environmental oversight. San Diego Tamps Down ADU Fervor The San Diego City Council voted to scale back a controversial housing incentive that, critics say, allows an excessive amount of ADU development on single-family lots in certain neighborhoods. in some cases, density bonuses led to small apartment buildings with multiple units to be classified as ADUs. The rollback removes the program in eight zoning areas with larger lots to prevent excessive development beyond the city's original intent. Additional proposed changes include new parking requirements, infrastructure fees and stricter rules on property boundaries to prevent loopholes. The city also plans to allow ADUs to be sold separately, expanding homeownership opportunities. While some council members pushed for a full repeal, the compromise aims to preserve affordable housing incentives while addressing community concerns over large-scale backyard development. Goleta Order to Process Builder's Remedy Project A Santa Barbara County Superior Court judge ruled against the City of Goleta, ordering the city to process a 56-unit housing project that includes 13 affordable units. The developers submitted the project under Builder's Remedy. Goleta initially refused to process the application, citing a prior 2011 proposal for the site, but the court rejected this argument. Attorney General Rob Bonta supported the developers, emphasizing the need for affordable housing and warning cities against obstructing state housing laws. The ruling is a significant setback for Goleta, though the city may appeal. Meanwhile, supporters argue the project is well-suited for its location, near schools, transit and existing housing developments. Williamson Act May Benefit Corporations More than Farmers in Fresno Co. A Fresnoland investigation reveals that Fresno County's Williamson Act tax break, originally designed to protect small farms from urban development, overwhelmingly benefits large agribusinesses and out-of-state investors. In 2022 alone, just 120 farming operations—less than 1% of recipients—received half of the program's $5 billion in tax breaks, diverting funds from local schools and public services. Tax records show that subsidies meant to preserve farmland now flow to corporate giants, including a $240 billion Canadian pension fund, which received a $1.6 million tax break for its Fresno land holdings. Small farmers receive minimal relief while mega-growers and hedge funds see soaring benefits, with top landowners' tax breaks increasing by 300-700% over the past decade. Critics argue the program has strayed from its intended purpose, accelerating farmland consolidation and benefiting financial firms rather than the local agricultural community. CP&DR Coverage: t he Roots of the Housing Crisis California's housing challenges are so acute, it's easy to assume that it's an endemic phenomenon. It's similarly easy to assume that the state's slow-growth ethos and constricting regulations, including the statewide California Environmental Quality Act and the hundreds of local zoning codes that limit development, are to blame. USC demographer professor of planning Dowell Myers does not dispute these phenomena. But, according to a newly published study, they are actually tangential to deeper economic causes that have led to what he describes as not just a local housing crisis but, indeed, a national housing crisis. CP&DR spoke with Myers about the study and its implications for housing production in California. Quick Hits & Updates The Coastal Commission is seeking public input to guide the development of its 2026-2030 Strategic Plan, which will shape the agency's efforts to protect and enhance California's coast and ocean over the next five years. Interested individuals can submit their priorities via a public input form by March 31, 2025, or participate in virtual public listening sessions scheduled throughout March, with sessions in both English and Spanish. The process will include public feedback, tribal consultations and a draft review before the final plan is adopted in Winter 2025. The EPA is seeking to delay approval of California's Regional Haze Plan, which aims to reduce pollution in Yosemite, Sequoia and other national parks, citing staffing shortages as a primary reason. Critics argue that the recent layoffs at the agency contradict its claims of being understaffed, warning that delays will prolong air quality issues in already heavily polluted parks. The Trump administration has begun staff reductions at the Bureau of Reclamation, which manages California's water infrastructure, raising concerns from water agencies that the cuts could compromise water delivery systems and public safety. The U.S. General Services Administration published and then quickly removed a list of 440 federal properties it considers for sale, including prominent office buildings in San Francisco, part of an effort to cut costs. This move follows significant staff reductions in the GSA's San Francisco office, with nearly 40% of employees in Region 9 receiving termination notices. Two weeks after the Trump administration announced a compliance review of California's high-speed rail project, CEO Ian Choudri stressed the need for new funding sources to ensure its completion. He warned that without stabilizing the funding, inefficiencies could further delay the project, which has already faced significant budget and timeline increases. Bay Area-based law firm Meyers Nave has merged with The Sohagi Law Group, a California-based environmental and land use law firm, strengthening their in-house team in complex development and regulatory matters. After more than three years of discussions with local residents, a developer has received approval to convert a 1960s-era shopping mall in Marin County, near San Francisco, into a large mixed-use development featuring over 1,400 new homes. The number of apartment permits issued in Los Angeles has fallen nearly 45% over the past five years, according to Crosstown, worsening the city's already severe housing crisis. Factors such as high borrowing costs, restrictive zoning and the impact of Measure ULA have contributed to this decline, which is compounded by a shift toward more expensive, less dense single-family homes. Riverside County is facing a major expansion in warehouse development, with over 42 million square feet of logistics space proposed across multiple projects. These projects represent seven of the ten largest warehouse projects in the state. Critics worry that the county lacks the infrastructure to handle the increased truck traffic, air pollution and environmental impacts that come with these massive facilities. Caltrain's new electric trains use regenerative braking to return about 23% of the energy consumed back to the electric grid, exceeding initial performance expectations. The agency's electricity costs are lower than originally anticipated and they expect to receive $6 million annually in energy credits, all while providing service powered entirely by renewable energy. A recent poll shows that over 80 precent of riders hold a favorable view of Caltrain. Sorrento Valley and Kearny Mesa are San Diego's top employment centers, but traffic congestion along the 805, which connects them, causes significant delays, with only 4% of commuters using public transit. SANDAG plans to address this with the Purple Line, a high-speed, high-capacity rail line connecting underserved areas like Chula Vista and City Heights to major job centers, reducing travel time to 45 minutes and expected to serve 30,000 daily riders when completed in over 15 years.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . State Launches Program to Promote Redevelopment of Surplus Land The Department of Housing and Community Development (HCD) and the Department of General Services (DGS) have expanded California's Excess Sites Program to accelerate the development of affordable housing on underutilized state land by launching a new web portal for developers. The revamped program streamlines the bidding and building process, allowing developers to review all available sites simultaneously and submit proposals continuously. Since Gov. Newsom's 2019 executive order, the state has identified nearly 4,300 housing units across 32 projects, with new sites expected to support at least 2,000 additional homes. Recent projects include a mixed-use development in Sacramento, a 48-unit project in Fresno County and the largest affordable housing community in South Lake Tahoe. By leveraging state-owned land and technology, California aims to expand housing opportunities more efficiently and connect low-income residents with better economic prospects. Larger Percentage of Older Adults in California's Future By 2040, California's population ages 65 and older is projected to increase by 59%, reaching over 9 million and comprising 22% of the state's residents, according to a new study by the Public Policy Institute of California. This demographic shift will result in an old-age dependency ratio of 38 older adults per 100 working-age adults, up from 24 in 2020. The senior population will become increasingly diverse, with the highest growth among Latino and Asian communities; notably, 60% of Latino and 85% of Asian older adults will be foreign-born and about 75% will speak a language other than English at home. While approximately 70% of older adults are expected to be homeowners by 2040, those who rent may face significant financial challenges due to lower incomes and rising housing costs. Additionally, labor force participation among those ages 65 to 74 is anticipated to rise, especially among less-educated workers, potentially due to financial necessity. State Redraws Fire Maps for Bay Area California fire officials have updated draft fire risk maps that will influence building and landscaping regulations in high-risk areas, particularly in the Bay Area and northern coastal cities. The new maps, which replace versions drafted over a decade ago, classify properties into moderate, high, or very high fire severity zones, impacting where stricter fire-resistant construction and vegetation rules apply. In Sonoma County, land categorized as a "very high" fire hazard expanded from 11 acres to nearly 7,600 acres, while Oakland saw a reduction in such areas from over 10,000 acres to under 2,000 acres. These maps do not directly affect insurance policies but will guide fire safety regulations, with local governments given 120 days to review and suggest adjustments. Cal Fire used advanced modeling techniques to develop these maps, revealing a statewide increase of 1.4 million acres in high or very high fire hazard areas. Newsom Suspends Some Regulations to Expedite Fire Rebuilding Governor Newsom issued an executive order to expedite the rebuilding process for communities affected by the recent Los Angeles wildfires by suspending certain permitting requirements and cutting bureaucratic delays. The order extends previous exemptions under the California Coastal Act and CEQA, facilitates access to original building plans and provides flexibility in rebuilding homes to modern safety standards. Additionally, the state is offering financial relief, including tax extensions, mortgage support and a moratorium on penalties for late property tax payments. To address immediate needs, the order also fast-tracks temporary housing, protects tenants from eviction and accelerates debris removal and flood mitigation efforts. Furthermore, Newsom implemented measures to safeguard fire victims from price gouging and real estate speculation while ensuring small businesses and displaced workers receive necessary support. Feds May Condition Disaster Relief on Changes to Coastal Commission The Trump administration may impose conditions on federal disaster aid for Los Angeles' wildfire recovery, with a focus on defunding the California Coastal Commission. Ric Grenell, a top Trump aide, argued that California mismanages resources and suggested that limiting the commission's authority would improve safety and rebuilding efforts. Governor Newsom had already lifted some commission requirements to expedite reconstruction, but Republican lawmakers are pushing for further restrictions. California officials, including Rep. Laura Friedman, condemned the move as political extortion, emphasizing that the state contributes more in federal taxes than it receives in aid. The debate highlights ongoing tensions over federal disaster funding, with Trump reversing Biden's earlier pledge of full federal support for wildfire recovery. CP&DR Coverage: Remembering California Planning Superstar Donald Shoup The passing of the legendary “parking guru” Donald Shoup has saddened everyone in the world of urban planning - especially former students like me. Don was an amazing guy. As an individual he was unfailingly kind and generous to everybody, although he did have an acerbic sense of humor. As an academic he was rigorous. And of course he changed the way the entire world looks at parking. Don was fascinated by the economics of all public services, not just parking. What really led him to parking (other than the fact that it wasn't sewage) was the fact that it was a classic case of the government giving away something for free or at a below-market price to individuals who benefitted from the giveaway. Read more reflections from planners across California, and beyond, on the legacy of Donald Shoup. Quick Hits & Updates A recent report from the California State Auditor audited the Local Jurisdiction Assistance Grant Program, designed to help cannabis businesses move from provisional to annual state licenses. The audit found that while all 17 participating local jurisdictions made progress—converting around 1,200 provisional licenses between January 2023 and June 2024—Oakland and Sonoma County misused grant funds on website development and rent, violating state law and grant rules. The report also addressed the Department of Cannabis Control (DCC) for the slow processing of grant amendments, making it harder for some jurisdictions to fully use their funding. The California Fish and Game Commission is reviewing the Western Joshua Tree Conservation Plan, which aims to establish protections for the species. The plan, developed by the California Department of Fish and Wildlife, has sparked debate over its potential effects on solar energy projects, affordable housing and jobs in desert communities. Public feedback has played a key role in shaping the discussion, with various stakeholders weighing in on balancing conservation efforts with economic development. The commission is expected to make a final decision after further review and public input. (See related CP&DR coverage .) The Trump administration has announced $315 million in federal funding for two major California water projects—Sites Reservoir in Colusa County and the San Luis Reservoir expansion near Gilroy—intended to improve water storage during wet years. However, the funding is not new but was previously approved under the Biden administration's Infrastructure Investment and Jobs Act, which Trump had temporarily frozen after taking office, causing confusion and concern among state and local water officials. Christopher Boone, an expert in urban sustainability, environmental change and justice, has been appointed as the new dean of the USC Price School of Public Policy. Prior to joining USC, Boone served in various leadership roles at Arizona State University, including dean of the School of Sustainability and founding dean of the College of Global Futures. California lawmakers have reintroduced a bill to place a $10 billion affordable housing bond on the June 2026 ballot, aiming to address the state's severe housing crisis. If approved by voters, the funding would support the construction of over 35,000 affordable homes, assist 13,000 families in becoming homeowners and leverage additional public and private investments to maximize impact—all without affecting the state budget until 2027. A state inspector general report revealed that California's high-speed rail project is facing delays in securing necessary land and utility agreements, jeopardizing its construction timeline. The report urges legislative action to expedite utility relocations and recommends internal improvements within the High-Speed Rail Authority (HSRA), while state lawmakers, including Sen. Scott Wiener, are pushing for policies to ensure cooperation from local governments and utility providers. A California court ruled that the City of Goleta must accept and process a preliminary application for a 56-home affordable housing project, siding with Attorney General Rob Bonta's position. Bonta emphasized that SB 330 allows amendments to housing applications and prohibits local governments from rejecting qualifying projects without clear justification, urging Goleta to comply with state housing laws without further delay. The Trump administration is working with congressional Republicans to revoke California's long-standing waiver that allows the state to set stricter vehicle emissions standards, arguing it effectively dictates national policy. California officials, including Governor Gavin Newsom, strongly oppose the move, emphasizing the state's authority to combat air pollution and transition to zero-emission vehicles, while legal and legislative battles over the waiver's future continue. Conservationists are fighting to protect San Bruno Mountain from a proposed 1.3 million-square-foot warehouse development that could threaten endangered butterfly species and critical wildlife habitat. The project, led by Orchard Partners Inc., includes closing an old quarry and annexing land into Brisbane's city limits, with some areas set aside for conservation. Environmentalists argue the development would bring traffic, pollution and habitat destruction, while city officials await the final environmental impact report before making a recommendation. A proposed 34-story residential tower, The Eastern, at 8300 Wilshire Boulevard in Beverly Hills could replace a strip mall. The high-rise will feature 249 apartments, including 22 affordable units, along with ground-floor restaurant space and a multi-level parking garage. Leveraging state density bonus laws, the development aligns with city planning goals and aims to attract younger families and professionals. The Bureau of Land Management has paused key fire prevention projects in California due to a freeze on federal funding ordered by President Trump. The halted work, funded by the Bipartisan Infrastructure Law, was set to clear hazardous overgrowth on 770,000 acres nationwide, raising concerns among lawmakers and fire experts. While some fire prevention efforts continue under other funding sources, officials worry the delays will increase wildfire risks as California faces worsening fire seasons. The developers of the Sonoma Developmental Center project have submitted a revised application, sparking controversy over their plan to demolish the historic Sonoma House. Preservationists and environmentalists alike oppose its removal, with the Sonoma Ecology Center accusing developers of using their name to divide the community. The project, which includes 990 housing units, a hotel and commercial space, has faced ongoing opposition due to concerns over environmental impact, wildfire evacuation risks and historical erasure. (See related CP&DR coverage .) A new poll by Emerson College found that 54% of Californians support continued state funding for the California High-Speed Rail project, despite its rising costs and uncertain timeline. The poll aligns with previous surveys and has been cited by project officials as evidence of strong public backing.

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

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

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

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

Any development or plan in California that includes parking these days -- and that means pretty much every plan -- probably includes less parking than it would have a generation ago. That means it owes a debt to Prof. Donald Shoup.  Most famous for his 2005 book The High Cost of Free Parking , Shoup famously inspired planners, developers, and even everyday fans to reconsider the amount of parking that cities need and the price that drivers should pay (or not pay) for it. It's no wonder that the scholar who revolutionized the field of parking was based in California -- a land famous for auto-dependency and, by extension, parking-dependancy. Much of Shoup's field research took place in Westwood, right next to UCLA, where he taught for five decades. Just like the drive-through burger stand and the urban freeway, parking reform was a homegrown California product.   Prof. Shoup passed away Feb. 6 at the age of 86. CP&DR asked planners from California and elsewhere to share their thoughts on Don Shoup's passing. "I used to joke that my three greatest achievements as Mayor of Pasadena were, first, the adoption of our transit-oriented General Plan; third, putting parking meters in Old Pasadena, and second, not getting thrown out of office for putting parking meters in Old Pasadena. Dr. Shoup drew on that ultimately successful experiment to give intellectual heft and devise a comprehensive theory of change. No urban scholar in our time has had more practical effect on rethinking and reshaping how policy shapes the built form of our cities. He single-handedly sparked a revolution by challenging the conventional wisdom of voodoo traffic science. What's particularly endearing is that he did it with curiosity, humor and an impish disdain for pomposity." Rick Cole , former Mayor and current Councilmember, City of Pasadena Don Shoup was a true giant of our field. He is known for how he revolutionized our understanding of parking. But he also revolutionized the way we understand neighborhoods and entire cities. He will be missed, but his ideas and intellect will live on. Richard Florida , author, The Rise of the Creative Class "Don Shoup was already 67 when The High Cost of Free Parking was released; a late bloomer, like Cézanne. The book made his name. In addition to dismantling many precepts of urban planning, it is laugh-out-loud funny and swimming in delightful anecdotes and unforgettable metaphors, qualities that owed much to Shoup’s relentless revisions, under the guidance of many students and the editorial expertise of his wife Pat."   "Perhaps it was because he found fame late in life that Don was humble about his breakthrough and so helpful to everyone who came calling. His favorite bon mot about the field he founded—“I’m a bottom feeder, but there’s a lot of food down there”—always struck me as charmingly self-effacing, given his impact, but for a while, maybe it felt like a defense of an unloved pursuit."   "Ideas are only any good if there are people to put them into practice. In Don’s case, he inspired ... an entire professional network dedicated to the perpetuation of his discoveries. We should all be so lucky, when our time on the meter runs out, to leave a legacy like his." Henry Grabar , author, Paved Paradise (reprinted with permission from his Substack, The Ground Floor ) "One thing that always impressed me about Donald Shoup was his remarkable messaging discipline. When protesters and counter-protesters took over UCLA campus in response to the Israel-Palestine conflict, I asked him for his take on the whole thing. He didn't miss a beat: 'I'm just wondering where they all parked.'" Nolan Gray , Policy Director, California YIMBY; Author, Arbitrary Lines "Professor Shoup was very kind, helpful and enthusiastic as we pursued parking reform in the California State Legislature with then-Assemblymember Laura Friedman in 2021 and 2022. The legislation ultimately eliminated minimum parking requirements for developments within one-half mile of a major transit stop. As the bill moved through the legislative process, he tasked his students with tracking, analyzing and identifying preferred amendments to it." Michael Lane , State Policy Director, SPUR "Right until the end of his life, Don still came to his office most days, taught his popular course on parking policy for graduate and undergraduate students every year, wrote and published papers, and regularly met with and mentored the many current students who shared his interests. Few scholars have had the real world impact on planning practice that Don did. His work on parking policy launched a formidable reform movement that only continues to gather steam. His research has quite literally changed cities."    "Don was a genial and mischievous person, who enjoyed teaching, chatting (sometimes gossiping) with people in hallways, and buttonholing colleagues to talk about research (usually parking research). He had a contagious curiosity that made him a model for his students, myself included." Michael Manville , Chair of Urban Planning, UCLA Luskin School of Public Affairs "One day I realized I really needed some computer gizmo and the only place to get it was the Apple Store in Pasadena that I could hit on my way home to Altadena. Trouble is that they closed at 6 and it was already 5:05 and I was on the USC campus south of DTLA. This was near impossible at rush hour, of course, but there was hope. Don Shoup's new parking scheme had been implemented. Rather than cruise around the area, find a place and then run blocks to the closing store, would I get lucky? You betcha, right in front, and the day was saved! Fairly or not, I always credited Don Shoup for this small victory." I will continue to hold Don Shoup up as a model to my grad students. He found his blinding insight about the overlooked but central importance of parking, and he battled back against the entrenched forces of professional tradition (the planners, engineers and merchants). Nothing as glamorous as Frank Gehry, these parking lots and garages, but way more important to the making of better city life. Shoup stayed on message a long time (decades!) and finally the light dawned on the rest of us. Dowell Myers , Professor, USC Sol Price School of Public Policy “Don was instrumental in promoting Pasadena’s creative “return to source” parking meter revenue strategy . Returning the “upside” of revenue over net operating income for parking meter district improvements had never been done before but Don thought enough of Pasadena’s financing strategy to include it in his book, The High Cost of Free Parking. Thank you, Don!” Marsha Rood , Former Development Administrator, City of Pasadena "Back in 2010, I wrote an  article about the Shoupian revolution for InTransition Magazine. When I interviewed Prof. Shoup, I referred to having read The High Cost of Free Parking. Only slightly horrified at the thought of anyone reading hundreds of pages of economic analysis, he replied, 'You read the whole thing?!' I admitted that I had skimmed it, which made him feel better."   "Prof. Shoup's good humor was not just a fun foible. It surely contributed to his influence. Planning can be dry sometimes (as evidenced by his own book) and Prof. Shoup made complex, appealing ideas all the more appealing through his candor and good humor. Even as planners fight against parking minimums using Prof. Shoup's calculations, they would also do well to follow his personal example." Josh Stephens , Contributing Editor, CP&DR

When Bay Area Rapid Transit tracks were being built in Berkeley over a half-century ago, Berkeley residents voted to put the trains underground so they wouldn’t divide the city. About the only visible sign of BART, other than the portals themselves, was the existence of two large parking lots connected to stations on the north and south ends of town. Though they were designed as park-and-rides for commuters, it turns out that they were also placeholders for sorely needed housing. According to a complex, recently inked agreement between the city and BART, those lots will be used to build transit oriented Development (primarily housing) at the two stations known as the Ashby and North Berkeley BART Stations. Recently, the Berkeley City Council approved measures designed to spur new development at its Ashby station, after years of disputes between the city and BART over the station’s air rights. The city has agreed to relinquish its air rights over two parking lots that serve the Ashby station – thus enabling BART to develop multistory housing on the west lot, with community benefits – in exchange for city ownership of the east lot. That agreement enabled the council, in turn, to issue a request for development proposals. The North Berkeley station plans are further along, with construction set to begin in about a year.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Los Angeles Studio Redevelopment Draws Lawsuit The owners of the Farmers Market, a vintage food hall in central Los Angeles, have filed a lawsuit against the City of Los Angeles, arguing that the city's environmental review of the Television City 2050 project underestimates the impacts the project will have on both the market and the surrounding community. Designed by Foster+Partners, the project would redevelop the 25-acre CBS studios, adding over 1 million square feet for a total of 1.8 million square feet of studio and commercial space. The lawsuit claims the city granted the developer excessive freedom to alter plans without adequate oversight, potentially harming nearby landowners and infrastructure. The petition seeks to halt the project, alleging violations of city code, CEQA and the Housing Crisis Act. The Farmers Market owners argue that the project's environmental impact report lacked transparency and failed to properly analyze the development's consequences. Concerns include increased traffic, noise, air pollution and damage to historic resources, with claims that the review process was flawed and did not adequately disclose the project's true environmental effects. Pico Rivera Envisions 305-Acre Transit-Oriented District The City of Pico Rivera, in eastern Los Angeles County, is planning a large-scale mixed-use development as part of its Pico Rivera 2035 initiative to transform the city into a commercial and transportation hub. The city recently submitted the plan's EIR to the state for approval. The Washington and Rosemead Boulevards Transit-Oriented Development Specific Plan includes up to 2,336 residential units and nearly 5.9 million square feet of commercial space across 305 acres. The district is divided into zones for residential, commercial, industrial and flexible-use spaces, with a mix of low-rise, mid-rise and high-rise multifamily buildings. The broader initiative also includes a new Metrolink commuter rail station and improvements to local bike paths and bus routes to enhance public transit. The project aligns with other regional transit developments, including L.A. Metro's East San Fernando Valley light rail line, which recently received federal funding and is now slated for completion by 2031. Trump Pledges to Scrutinize High Speed Rail President Trump plans to investigate California's high-speed rail project, claiming the project is badly managed and billions of dollars over budget. Trump previously revoked over $1 billion in federal grants from the project in 2019. Originally estimated at $45 billion in 2008, the project's cost has risen to $128 billion, with delays and funding challenges affecting progress. Trump claimed the project was off-track and not serving its intended locations. The California High-Speed Rail Authority disputes these statements, emphasizing ongoing construction and economic benefits. A report from the project's Inspector General highlighted risks of delays and uncertainties, particularly regarding the completion of a 119-mile Central Valley segment. Despite criticisms, the authority maintains that every dollar is accounted for, with environmental clearance secured and construction advancing. Newsom Directs Coastal Commission to Permit Wildfire Rebuilding Governor Gavin Newsom ordered the Coastal Commission not to interfere with wildfire rebuilding efforts in Los Angeles County, criticizing its previous guidance as legally incorrect. Much of the damaged area in the Palisades Fire lies within the Coastal Zone. The order suspends Coastal Act permitting requirements, expands temporary housing options for fire survivors and streamlines debris removal efforts. Newsom emphasized that bureaucratic obstacles should not slow down recovery, following earlier moves to waive environmental laws and ease ADU construction. The commission had previously stated that rebuilding was allowed within the same footprint with some size expansion requiring exemptions. CP&DR Legal Coverage: Ventura Main St. Closure; Oakland Subdivision Map Act Quandary Ventura's permanent closure of Main Street in the downtown area does not violate the state Streets & Highways Code, a Superior Court judge has ruled. More specifically, the court ruled that allowing emergency vehicles and delivery trucks to use Main Street while closing it to through traffic does not mean the closure is “partial” under state law. A group of downtown property owners sued to block the permanent closure, saying the city's action constituted a partial closing under the Streets & Highways Code. The property owners also said the city violated the Pedestrian Mall Act of 1960. Among other things, Ventura County Superior Court Judge Matthew Guasco found that Ventura did not abuse its discretion under the streets and highways code. The California Supreme Court has reversed a lower court ruling and said that even though a parcel was created in the 19 th century, it's not a legal parcel under the Subdivision Map Act. The case involves the property owner's attempt to establish that an 8,800-square-foot single-family lot in Oakland is actually several lots because the original parcel map was filed prior to the Subdivision Map Act's passage. Oakland refused to give the property owner a certificate of compliance because the “lot” had never been conveyed by itself but only in combination with other “lots” on the same parcel. The appellate court ruled in favor of the property owner. The state Supreme Court overturned the appellate opinion and ruled in favor of the city. It's the first major “antiquated subdivision” ruling in almost 20 years. Quick Hits & Updates San Diego city leaders are considering rolling back or eliminating an incentive that allows property owners to build multiple accessory dwelling units (ADUs) on single-family lots, citing concerns about overcrowding and neighborhood impacts. While supporters argue the incentive helps address the housing crisis by creating affordable units, critics claim it disrupts community character, strains local infrastructure and increases property values, making homeownership less accessible. A neighbor of West Sacramento's Southport community has filed an appeal against the Yarbrough Master Plan, which seeks to build 3,000 new housing units, arguing that the project's 2008 environmental review is outdated. The plan includes parks, retail spaces and infrastructure improvements, but the plaintiff contends the fast-paced approval process is influenced by the city's need to meet state housing goals. The Santee City Council approved a significant increase in developer impact fees, the first in 19 years, raising fees for residential, commercial and industrial projects to offset their impact on local infrastructure. The new fees will take effect in 60 days, with increases ranging from 19% to 126%, depending on the type of development. The Norwalk City Council adopted a revised plan for a 13-acre development at the Civic Center, which will now feature 374 homes, including 56 affordable units and 94,000 square feet of commercial space. The updated project focuses more on housing, reduces parking requirements and includes nearly 120,000 square feet of open space, with construction expected to begin in 2025. Point Reyes National Seashore has reached an agreement to phase out ranching on most of the park's land, marking the end of a longstanding tradition tied to the area's rural identity. The deal, which involves $30 million in buyouts coordinated by the Nature Conservancy, will see 12 ranchers retire their leases, ending operations on nearly 16,000 acres, with a focus on restoring the natural landscape and allowing tule elk to roam freely. The Oakland City Council adopted the city's first Urban Forest Plan, aiming to maintain and grow the city's urban forest over the next 50 years, with a focus on equity and sustainability. The plan includes maintaining the current 20.6% tree canopy, prioritizing tree planting in communities affected by pollution and creating green-collar jobs, with funding support from a $1 million CAL FIRE grant and additional resources like $8 million from the USDA Forest Service. A recent San Francisco report highlights the potential of social housing, a mixed-income public model that could become financially independent with the right investment and low-interest loans. Supervisors are promoting the model to combat the city's housing shortage, which is currently falling short of state affordability targets. A new study finds the recent wildfires in Los Angeles were driven by extreme weather conditions and exacerbated significantly by climate change. The study confirms that human-induced global warming has made such extreme fire weather conditions 35% more likely and 6% more intense, contributing to the rapid spread of these fires and highlighting the region's growing vulnerability to future wildfire disasters. The San Diego Association of Governments is exploring alternative designs for its proposed Purple Line to address congestion between San Ysidro and Sorrento Valley. The project, which aims to alleviate traffic and improve transit efficiency, faces significant cost challenges and lower-than-expected ridership projections, leading SANDAG to consider options like light rail, bus services or a driverless system, with construction possibly taking decades. Two San Francisco Supervisors have introduced legislation to streamline the approval process for chain stores like Target and Starbucks on a 2-mile stretch of Van Ness Avenue in an effort to fill vacant storefronts. The proposal aims to revitalize the area, which has faced significant vacancies due to its history as "auto row," by making it easier for large retailers to open and attracting more business to the corridor.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Suisun City Annexation May Aid California Forever The Suisun City city council voted to explore annexing land ostensibly to boost its finances, with potential expansion options including farmland owned by California Forever, a developer planning a large new city in Solano County. Critics argue that annexation could allow the project, now called the East Solano Plan, to bypass voter approval requirements, while supporters believe it could provide much-needed revenue for the cash-strapped city. Mayor Alma Hernandez insists the city's priority is financial stability, not California Forever, emphasizing the challenges of maintaining public services with limited funds. At four square miles, Suisin City has about 28,000 residents; the East Solano Plan envisions several hundred thousand on over 20 square miles. Opponents advocate for infill development instead, but city officials note that past efforts to build within city limits have been largely unsuccessful. The debate continues over whether expanding the city outward is the best solution, with concerns about infrastructure, job access and the impact on Travis Air Force Base playing a key role in discussions. (See related CP&DR coverage .) Two Lithium Projects Near Salton Sea Advance A California judge ruled in favor of the Hells Kitchen lithium extraction project in Imperial County, rejecting environmentalists' concerns over inadequate studies on air and water impacts and tribal consultation. Despite legal delays, Controlled Thermal Resources (CTR) remains committed to its $2 billion geothermal lithium facility near the Salton Sea, aiming to boost clean energy supply while addressing environmental concerns. Separately, the U.S. Department of Energy pledged up to $1.36 billion in funding for the ATLiS lithium extraction facility, which will use direct lithium extraction (DLE) technology to produce 20,000 metric tons of lithium hydroxide annually. Both projects, key to the emerging "Lithium Valley," seek to secure domestic lithium supplies for EV batteries and reduce reliance on foreign sources. While industry leaders praise these developments, advocacy groups continue pushing for stronger environmental protections and community benefits. Trump Intervenes in Statewide Water Delivery System President Donald Trump issued an executive order directing federal agencies to increase Central Valley water deliveries and override environmental regulations, including the Endangered Species Act. The move, aimed primarily at benefiting farmers, was framed as a response to California's wildfires, though critics argue it has no impact on fire suppression. Environmental groups and Democratic lawmakers condemned the order, warning it threatens ecosystems and could face legal challenges. The order reinstates Trump-era water rules that reduce environmental protections but could ultimately deliver less water to farms than Biden's policies. Experts dispute Trump's claims about California's water sources, emphasizing that its supply depends on Sierra Nevada snowmelt, not external sources like the Pacific Northwest or Canada. San Diego Implements Coastal Resilience Plan Utilizing grants from the National Fish and Wildlife Foundation and the California State Coastal Conservancy, the City of San Diego has implemented its Coastal Resilience Master Plan, aimed at enhancing the resilience of San Diego's coastal communities to sea-level rise. Focusing on six locations, including Sunset Cliffs, Ocean Beach and La Jolla Shores, the plan includes technical studies, environmental analysis and community outreach through workshops, pop-up events and surveys. The suggestions included in the plan will integrate natural features into environmental management and engineering to enhance climate resilience, support coastal protection and preserve resources, while providing multiple benefits such as hazard mitigation, ecological enhancement and recreational value to park visitors. CP&DR Coverage: Wildfire Updates Los Angeles County is asking the state to suspend a wide variety of housing production laws - including SB 35 and SB 330 - while the unincorporated Altadena community recovers from the recent wildfires. The request was part of an overall recovery package the board considered on January 28, included the following provisions, among others: temporary suspension of SB 35 and SB 9 in Very High Fire Hazard Severity Zones; temporary suspension of the requirement for ground floor commercial on projects that take advantage of State by-right or State density bonus laws in Altadena's commercial areas; five-year suspension of SB 330 in fire-impacted areas, including the “no net loss” of housing requirement. One of the state's leading practitioners of fire-resistant planning is Erik de Kok, Director of Interdisciplinary Planning at Ascent Environmental. De Kok has been involved with the development and implementation of updated regulations intended to help Californians weather increasingly frequent and destructive fires; he oversaw the creation of the Office of Planning and Research's 2022 Fire Hazard Planning Technical Advisory. CP&DR spoke with de Kok about the future of fire-related planning in California. Quick Hits & Updates A recent study from the Federal Railroad Administration (FRA) suggests that adding 15 new long-distance Amtrak routes could provide rail access to 39 million more people, including many areas that currently lack service. In California, a new route would connect Phoenix to the Bay Area via Barstow and the Central Valley; it would be part of a longer route connecting San Francisco with Dallas. The study contributes to the broader effort to enhance train travel in the U.S. under the 2021 Bipartisan Infrastructure Law, though securing funding and support for these new routes remains a significant challenge. Attorney General Rob Bonta faces scrutiny for accepting a $16,200 campaign donation from the Bicycle Casino, which was under investigation by his office for money laundering, although the case was eventually dropped. The donation raised concerns about potential conflicts of interest, as Bonta also returned donations from other entities involved in criminal investigations, emphasizing a strengthened vetting process moving forward. The Sonoma Developmental Center's redevelopment faces another legal challenge as Sonoma Valley Next 100 sued the state, arguing the project disregards legislative guidelines, is too large for the area and threatens environmental resources. This lawsuit, following a previous legal victory that halted the project, seeks to overturn the developer's selection and scrutinize controversial land use decisions, leaving the site's future uncertain amid ongoing disputes over development and conservation. (See related CP&DR coverage .) Sen. Catherine Blakespear (San Diego) introduced a bill, SB 92, to amend California's density bonus housing law, requiring developers to dedicate two-thirds of a project's floor space to residential units in order to qualify for exemptions from local restrictions. The bill aims to ensure that the law is used to encourage affordable housing development, rather than luxury projects, addressing a loophole highlighted by a mixed-use development in San Diego that primarily consists of hotel rooms with only a small number of affordable units. The City of Tulare has responded to a lawsuit filed by Attorney General Rob Bonta, claiming that the state ignored its requests for a meeting last year before filing the suit. Tulare argues that its recent Zoning Ordinance Update, which permits cold-storage facilities by-right in industrial zones, did not alter previous regulations and that it has already made efforts to support the Matheny Tract community with infrastructure improvements, while expressing concern about the infringement on private property rights in proposed changes around the area. The Los Angeles City Council adopted the Downtown Community, which prioritizes equitable development, adding 70,000 housing units, 55,000 jobs and 125,000 people by 2040. The new zoning code combines building design and use regulations to support inclusive growth, economic development and address social issues such as racial segregation and homelessness. A $1.4-billion mixed-use development in Los Angeles's downtown Arts District received approval from the city Planning Commission and is set to replace a cold storage facility with apartments, offices, a hotel and public spaces. The project will include 894 apartments, 144 of which will be affordable, with construction expected to start in about a year and finish by 2031. A judge ruled that Los Angeles unlawfully blocked a developer's proposal for 220 affordable housing units in Reseda, which was filed under a program designed to streamline approvals for low-income projects. The court sided with housing advocates, saying the city improperly changed rules during the approval process, marking its third loss in a case involving affordable housing in single-family zoned areas. The Sonoma Local Agency Formation Commission (LAFCO) rejected a proposal from the Sonoma Valley Next 100 group to create a special district focused on services like recreation, transportation and environmental protection for the Sonoma Developmental Center site. Despite strong community support and a petition drive, LAFCO favored a more traditional approach, asking for more specific details about services and funding, leaving the group to regroup and revise their application.

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Newsom Issues Streamlining Order for Wildfire Rebuilding Gov. Newsom issued an executive order to accelerate the development of temporary housing for residents displaced by recent wildfires in and around Los Angeles. The order simplifies the approval process for accessory dwelling units (ADUs), allows temporary trailers on damaged properties and waives fees for mobile home parks, while authorizing the use of fairgrounds for emergency shelter. It also temporarily suspends certain environmental and zoning regulations, such as CEQA and Coastal Act rules, to speed up rebuilding, provided new structures do not exceed the size of those lost. Additional actions aim to prevent price-gouging, protect displaced students and restrict opportunistic land purchases in affected areas. These initiatives are designed to provide swift support to those impacted and ensure fair treatment during the recovery period. State Allocates $2.5 Billion for Wildfire Recovery The legislature passed , and Gov. Newsom signed, bipartisan legislation allocating $2.5 billion in state aid to wildfire recovery in Los Angeles County, covering efforts such as evacuations, debris removal and environmental testing. The funding comes from a state emergency reserve account, with hopes of reimbursement from FEMA, following a federal funding pledge by former President Biden. These wildfires, which began on January 7, have caused 28 deaths, destroyed over 16,000 structures and forced students from affected schools into remote learning. Newsom emphasized the urgency of providing immediate financial resources to help rebuild devastated communities. Legislative leaders highlighted the importance of bipartisan collaboration in addressing this monumental emergency response. Bonta Sues City of Tulare over Industrial Zoning Attorney General Rob Bonta filed a lawsuit against the City of Tulare, challenging its Zoning Ordinance Update that permits cold-storage facilities and other industrial developments by-right, bypassing environmental reviews required under the California Environmental Quality Act (CEQA). These facilities, which emit harmful pollutants like diesel particulate matter from refrigeration units, pose significant health risks, including cancer, to nearby communities like Matheny Tract, a historically marginalized area with high pollution burdens. The lawsuit contends that Tulare violated CEQA and its own General Plan by failing to assess health risks, mitigate environmental impacts or conduct proper environmental reviews. Attorney General Bonta emphasized the importance of prioritizing the health and well-being of Matheny Tract residents, who are disproportionately affected by pollution and other environmental harms. The legal action seeks to hold the city accountable and ensure compliance with state environmental laws. San Francisco Envisions Major Development on Former Railyard San Francisco's Caltrain 4th and King railyard, a 20-acre site at the junction of Mission Bay and South of Market, could soon become a major transit-oriented development hub, featuring a cluster of high-rise buildings, including a proposed 850-foot tower. Property owner Prologis is preparing an application for the project, which is part of a larger $8.25 billion downtown rail extension called the Portal that to transform the area into a dense, mixed-use district with thousands of housing units, office spaces and improved transportation links. The development would help fund a new train station and potentially underground rail extensions, supporting Caltrain's growth and the city's housing needs. While some local projects are stalled, planners are optimistic about the long-term potential of this railyard, citing its prime location and connectivity to transit. The plan also envisions a public park, retail spaces and a revitalized urban environment, although details about the number of buildings and units are still being finalized. CP&DR Coverage: Los Angeles Housing Plan Increases Density. Sort of. In a departure from the actions other major cities in California, the Los Angeles City Council voted on December 10 to approve a citywide upzoning designed to meet L.A.'s housing targets - but didn't touch single-family zoning. Vince Bertoni, the city's planning director, recently said Los Angeles has accounted for 80% of recent housing construction in Los Angeles County. The Citywide Housing Incentive Program, or CHIP, includes a “mixed-income incentive program,” which encourages mixed-income but “low scale/low rise” housing designed to create a transition along major corridors between high-rises and single-family neighborhoods, as well a 100% density bonus for restricted affordable housing in certain locations. Quick Hits & Updates The Santa Barbara County Association of Governments (SBCAG) will fund a pilot commuter train service in partnership with Metrolink regional rail system starting in October to connect Ventura and Santa Barbara counties, aiming to alleviate heavy traffic for the 11,000 daily commuters. The new service avoids previous logistical issues by starting in Moorpark and offering flexible ticketing, subsidized fares, and integration with bus services. The Tahoe Regional Planning Agency (TRPA) approved provisions for a major redevelopment plan at Homewood Mountain Resort, allowing the resort to move forward with plans to reopen next winter. The plan calls for a new gondola, a hotel, and development of a village at the mountain's base, including 100 housing units. Despite ongoing concerns from locals about making the resort into a private club, Homewood has committed to maintaining public access to the ski area, with penalties for non-compliance, while the resort's development could take up to 10 years to complete. House Republicans have proposed rescinding $200 million in federal funding for the rehabilitation of San Francisco's Presidio, which was allocated in the Inflation Reduction Act of 2022. The funds were designated for addressing deferred maintenance and climate resilience projects at the park, but the GOP's draft budget cut list aims to reverse this and other conservation funding, drawing criticism from Pelosi and park advocates who argue it would delay vital infrastructure improvements. The leader of the Cal Exit Now movement, Fresno-based Marcus Ruiz Evans, revived his campaign for California secession after receiving approval to begin collecting signatures for a 2028 ballot measure. If successful, the measure would ask voters whether California should leave the U.S., potentially triggering a report on California's ability to govern itself, although secession would ultimately require a constitutional amendment, a process that is highly unlikely to succeed. President Trump issued a directive aiming to reinstate 2019 water regulations that prioritize diverting water from the Sacramento-San Joaquin Delta to Southern California and San Joaquin Valley farms, sparking criticism from environmental groups and state officials. The Biden and Newsom administrations contended that their updated plan balances ecological protections with water supply needs and delivers more water to Southern California than Trump's rules, which faced accusations of harming endangered species and misunderstanding California's water system. Fresno's City Council narrowly approved a long-stalled property tax-sharing agreement with Fresno County, marking a significant shift in local development policy. The deal, passed 6-1, aims to boost city revenue and reduce development restrictions while incentivizing growth in the Southeast Development Area (SEDA), increasing Fresno's share of property taxes from annexed areas, potentially generating millions annually. However, concerns linger about infrastructure costs and the financial sustainability of large developments. Assembly Bill 226, introduced this last week by two assemblymembers, aims to stabilize California's FAIR Plan by allowing it to issue catastrophe bonds in the event of liquidity challenges after major disasters like wildfires. This legislation is designed to ensure that homeowners covered by the FAIR Plan can rely on their insurance to pay claims during recovery efforts. (See related CP&DR coverage .) The California Department of Housing and Community Development updated its ADU Handbook to reflect new laws going into effect this year. Recent updates to California's ADU (Accessory Dwelling Unit) laws make it easier for homeowners to build or permit ADUs, including clarifying rules around unpermitted ADUs built before 2020 and allowing up to eight detached ADUs on properties with multifamily dwellings. The changes also include updates to government code sections, require local agencies to inform the public about ADU permit processes and relax parking and development standards for certain ADUs. The Hollister Guardians Action group is collecting signatures to launch a referendum to reverse the Hollister City Council's adoption of the 2040 General Plan, which includes expanding the city's "sphere of influence" by 3,000 acres to accommodate future development. The group argues that the plan bypasses Measure A, which requires voter approval for changing land use designations in unincorporated areas. The U.S. Environmental Protection Agency has denied a request to designate the Tijuana River Valley as a Superfund site, stating that pollution levels in the area do not pose a significant health threat based on available data. Local officials, including those from Imperial Beach and National City, expressed disappointment, citing worsening pollution and the lack of recent sampling to assess the current environmental impact.

This piece is brought to you free of charge courtesy of the paying subscribers to California Planning & Development Report. To become a paying subscriber with access to all of our content, just click  here . These observations are based on over three decades of experience—both research and practice—after large disasters in the U.S. and numerous other countries. Olshansky and Johnson’s book After Great Disasters , is available for free download from the Lincoln Institute of Land Policy. The Palisades and Eaton Fires have decimated two large communities within the urban fabric of Greater Los Angeles, destroying, at last count,15,467 structures in Pacific Palisades and Altadena, and damaging 1,852. Both communities are active parts of the economic, cultural, and social life of the region, and they will rebuild, although it will take some time. Planners will play important roles in the upcoming reconstruction. Planners work for public agencies, including cities, the county, regional agencies, the state, federal government agencies, and utilities. They represent the needs of NGOs, and work for research and advocacy organizations. The numerous university planning programs in the area will contribute, and many planners will seek volunteer opportunities. We are writing this in the hope that planners in all these organizations will seek leading roles in catalyzing the work of the ecosystem of recovery actors, to maximize the opportunity for “building back better” while meeting the needs of all communities in a timely manner. Based on disaster reconstruction experiences elsewhere, some of the most important things that planners can do to support effective, equitable, and informed reconstruction are: Create networks and help support and organize the energy that is going to spring up from the neighborhoods; Organize, facilitate, support, and promote the work of NGOs; Support investments in information and communication hubs; Support neighborhood-based planning and organizing for recovery and reconstruction; Promote equitable policies and practices, and provide for the needs of those with fewer resources. Reconstruction: Urban Development in Compressed Time Reconstruction after disasters has all the features, and all the complexities, of urban planning and development in normal times, but with one key difference: the compression of planning and development activities in time and in a limited space. This time compression is the key to understanding disaster recovery, and it has numerous implications for practice. As planners, we know that communities are built by many different actors, public and private, operating at multiple scales, with resource constraints, governmental policies, and the concerns of interest groups affecting the outcomes and timelines of the process. In normal times, successful navigation of the development process must steer through a complex interplay of economic, social, environmental, political, and legal concerns. A large disaster changes none of this; it only compresses these activities in time. It is a mistake to envision disaster reconstruction as a top-down process, led by a czar who will someday be immortalized by a public monument. Rather, disaster recovery begins from the bottom up, just as all community development does--as residents seek housing, building owners seek resources for construction, and businesses look for ways to continue their work. It is a self-organizing system of a variety of recovery actors. Using Information in Reconstruction Planning The primary way in which time compression affects planning is by constraining the timely use of information. Imagine compressing a 3-year community planning process into three months. It’s possible but also likely to be challenging because of insufficient time to collect data, integrate it into planning, communicate among stakeholders, and digest it into policies. Information production and communication must substantially increase to accommodate the volume of activities during compressed time. Collection, digestion, and sharing of information empower the self-organizing system of builders. Some of the ways to do this include: Establish and support a variety of information nodes, such as data hubs and clearinghouses; Facilitate planning discussions at all scales; Pay for neighborhood-scale planning activities; Create councils of recovery stakeholders, who can advise planning processes and share information with their networks and encourage participation; Create networks that connect neighborhood-based planning and reconstruction activities; Create new bodies to better coordinate the activities of government agencies; Emphasize transparency of government actions, with frequent public announcements, disclosure of recovery and reconstruction progress. Building Back Better After disasters, there is always a tension between change and a return to normalcy. Everyone yearns for what existed the day before the disaster. But at the same time, people also see the opportunity to make improvements or add on a little something more: another room, an ADU, a fire break, a rec center in the community park, a roundabout, a bike lane, a new fire station. Planners see this tension between the status quo and change as a tradeoff of time and resources: between rebuilding as quickly as possible or slowing down to consider the potential for change and develop comprehensive plans for betterment. In practice, speed is difficult to resist, because many actors want to rebuild as quickly as possible. The key is to deliberate more efficiently within the constraints of compressed time: to plan and build at the same time . This can be done by:  (1) iterating by focusing on the easiest decisions first (especially where repairs are straightforward and change is not needed); (2) increasing planning capacity by adding personnel or technical assistance (to help multiple recovery actors), or (3) decentralizing and creating multiple paths for planning and decision-making (to connect neighborhood-based planning with multiple sources of assistance). NGOs and Government Another result of time compression is the emergence of non-governmental organizations, or NGOs, in disaster recovery. This should be expected and embraced. It happens because bureaucratic government agencies are inherently unsuited for the time-compressed post-disaster environment. When people say, “We were tired of waiting for government, so we decided to do it ourselves,” this is an indicator of a well-operating, self-organized recovery ecosystem. Although government is just one of the recovery actors, it is the one that is best equipped to provide resources to the recovery ecosystem, in the form of both funding and information. Fortunately, much of L.A.’s housing recovery from the fires will be enabled by private insurance funds, but expediting permits will only help those who have the funds to rebuild and are ready to go, Everyone else—renters, the uninsured and under-insured, small businesses—will need government interventions and financial support. Government also can make the system of actors smarter by broadening the information flows in every possible way, such as by creating data hubs and clearinghouses, promoting transparency, supporting forums for coordination, and partnering with NGOs. This is the Moment for Planners and Planning The long-term reconstruction process is when planners take center stage. Because this is the moment when things get done—money flows, and people are aware and engaged—planners need to act, or the opportunity will be lost. This is the time to accomplish long-term hazard mitigation, as well as countless other planning goals. Today’s decisions will shape the community for decades. This is the moment for planners and planning. Although the driving force of recovery is to quickly build back what was lost, it’s also an opportunity for considering the future and how to incorporate resilience and other community improvements into the rebuild. The last community land use plan in Pacific Palisades is dated 1996, and Altadena’s 1986 plan is currently being updated. These are the de facto recovery plans, and they are 30-40 years old. Yes, it’s awkward to undertake planning right now, but it’s also the only time in history when everyone is thinking about how their community is built and how it works. Groups are already starting to self-organize on email lists and chat groups in both Altadena and Pacific Palisades, and some of them are going to coalesce for various reasons (to advocate for their needs, to organize the process of construction, and to advocate for some improvements). Wholesale positive change never follows a big urban disaster, but reconstruction always involves small improvements in particular places, as well as improvements in infrastructure, building standards, and community involvement. To maximize these opportunities, the time to act is now.