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San Diego Region Retreats from Mileage Tax The San Diego Association of Governments has committed to exclude a regional road user charge, or " mileage tax, " from its 30-year planning documents. In a 15-4 vote, the SANDAG board eliminated the controversial per-mile driving fee from consideration in the 2025 Regional Plan and future plans, preventing agency staff and board members from pursuing legislation to implement the charge. Initially part of SANDAG's long-term vision, the local road user charge aimed to supplement dwindling gas tax revenue and reduce emissions. It would have been one of the first, if not the only, such tax in the country. The current transportation plan, adopted in 2021, envisioned charging drivers 3.3 cents per mile by 2030 but is in the process of removing the fee. The recent board action aims to prevent the charge from resurfacing in the 2025 Regional Plan, with concerns raised about fairness, privacy, environmental impact and the high cost of living in San Diego. Despite the vote, it remains uncertain if the action is legally enforceable, leaving the door open for future reconsideration. Environmental Justice Advocates Settle with at Oakland Port California Attorney General Rob Bonta negotiated a settlement with the Port of Oakland and Eagle Rock Aggregates, Inc. regarding the planned construction of a new 18-acre marine terminal less than one mile from the West Oakland community. Known as the Eagle Rock Aggregates Terminal project, the marine terminal will be used for aggregate stockpiling and distribution. In August, Bonta intervened in a lawsuit filed by the West Oakland Environmental Indicators Project (WOEIP), a local environmental justice organization, alleging that the Port's approval of the Eagle Rock project on February 24, 2022 violated CEQA in several ways. Through settlement negotiations the parties agreed to binding commitments to mitigate the Eagle Rock project's air quality impacts and provide other benefits for West Oakland residents, including dust control measures and electrification. Study Analyzes Patterns, Policies of Transit Oriented Development A recent study by UC Berkeley's Terner Center for Housing Innovation analyzed housing near transit. The study, authored by Yonah Freemark, found, despite rising housing costs and limited federal support for housing, national policy can still play a role in financing new projects and laying the groundwork for investments, including land acquisition and site preparations. Transportation can be leveraged to enhance housing access, whether by concentrating housing near existing transit, building new transit near housing concentrations, or planning both concurrently. While federal policies aim to link transportation and housing, the success of integrated planning relies on engaged state and local governments, which have the authority to allocate limited affordable housing funds, prioritize transit investments and control land-use policies crucial for new residential development. The study concluded that, despite previous shortcomings in encouraging concentrated housing near public transportation, the new federal infrastructure funding presents an opportunity for cities and states to promote dense, accessible housing near transit stations, offering benefits such as reduced greenhouse gas emissions, integrated neighborhoods, preservation of natural land and lower overall living costs for households across the nation. Report: Small Multifamily Projects Need Financial Incentives, Assistance A paper out of UCLA's Lewis Center for Regional Policy Studies for the San Francisco Planning Department studied the financial feasibility of 5-to-10 unit projects in majority single-family zoned areas in San Francisco and Los Angeles, concluding that Senate Bill 9 (SB 9) does not allow enough density on single-family zoned parcels for financial feasibility. Currently, SB 9 allows for up to four units per single-family land parcel. The study additionally supports the increasingly-popular single-stair or vertical shared access building codes for three stories and above residential buildings to encourage more affordable development without sacrificing fire safety. Another suggestion is a partial property tax abatement and subsidy program, concluding an 80 percent property tax abatement allowed the greatest reduction in observed financial feasibility gaps for 5- and 10-unit projects. Additionally, for nonprofit or small-scale developers, State-supported financing options would also reduce financial feasibility gaps. At a local level, revising regulations, implementing fee waivers and capping fees for development projects under 11 units, incentivizing shared ownership, streamlining the permitting process and supporting community-based coalitions could contribute to meaningful housing development progess. (See related CP&DR coverage .) CP&DR Coverage: Fulton on This Year's Legislative Trends A dozen land use bills related to housing have landed in Gov. Gavin Newsom's desk, and he has until mid-October to sign or veto them. That's become the norm in the last few years in Sacramento. But there's a pretty good argument that the Legislature is beginning to run out of things to do on housing - unless the lawmakers are willing to take on the California Environmental Quality Act. Bill Fulton writes that CEQA reform still has a ways to go. But, the legislature's recent efforts to expand ministerial decisions may be running out of steam . Quick Hits & Updates Mountain House is closer to becoming San Joaquin County's eighth city following an unanimous vote from the county's Local Agency Formation Commission, approving the incorporation of the county-governed community services district. The next step involves a vote by Mountain House residents in March 2024, with the potential benefits of incorporation including increased control over local governance, access to state and federal funding for infrastructure and the retention of property tax and sales tax dollars within the town. The Los Angeles County city of Pico Rivera, under the Pico Rivera 2035 initiative, is advocating for a new commuter rail station and a 26-mile north-south bus rapid transit line as part of a larger effort to redevelop industrial land. The initiative aims to create a downtown hub, emphasizing micro electric vehicle production, and the proposed BRT line, backed by local, state and federal funds, is a central feature of the plan, with construction anticipated between 2029 and 2032. One year after the Riverside County Transportation Commission adopted plans for a $1 billion passenger rail line connecting the Coachella Valley and Los Angeles, $5 million worth of funding is beginning to materialize through the federal Fiscal Year 2024 Transportation/HUD Appropriations bill. The proposed 144-mile rail line would use existing tracks, linking Union Station in Downtown Los Angeles to the Coachella Valley, with plans for up to five new stations in Riverside County and a construction timeline potentially beginning within 10 years of completing the environmental study. The Turlock City Council abandoned plans for a project involving 50 apartments made from shipping containers, reversing its decision due to a shift in program requirements that necessitate permanent housing rather than transitional. The project, seeking a $9.95 million state grant for the South Walnut Road initiative to serve seniors and veterans at risk of homelessness, faced opposition from nearby businesses and criticism for its high cost per unit, leading to the unanimous decision to rescind the proposal. The Sacramento City Council's Law and Legislation Committee is leaning toward allowing cannabis consumption lounges as part of a pilot program, with a formal resolution expected in early 2024. The proposal, supported by three out of four committee members, aims to create legal spaces for cannabis use, particularly addressing challenges faced by renters and providing an alternative to smoking in private vehicles. (See related CP&DR coverage .) The Baylands project, a 660-acre carbon-neutral community on the San Francisco-Brisbane border, is set to resume construction after pandemic-related delays. The redevelopment includes plans for nearly 4,000 homes, 6.5 million square feet of commercial space, 90 acres of solar panels, and 140 acres of parks. The development aims to be a "15-minute city," emphasizing walkability, biking and sustainability. Construction on the first phase is expected to begin next year, including 594 housing units, parks and retail space. The Imperial County Local Agency Formation Commission has agreed to provide the City of El Centro with a proper California Environmental Quality Act process, including a comment period for a Negative Declaration, following an injunction hearing. Although the City's injunction request was unsuccessful, the primary intent was to ensure that LAFCO adheres to CEQA guidelines in its feasibility study for the expansion application by Pioneers Memorial Healthcare District, which includes annexing El Centro Regional Medical Center. Vital Signs , an interactive website created by MTC/ABAG, serves as a comprehensive monitoring initiative in the San Francisco Bay Area. Led by the Metropolitan Transportation Commission (MTC) and the Association of Bay Area Governments (ABAG), this collaborative effort provides data, visualizations and contextualized narratives across various categories, such as land use, transportation, the environment, the economy, and equity, enabling users to analyze historical trends, regional variations and comparisons with peer metropolitan areas. The National Park Service received legal approval to continue thinning trees and vegetation in Yosemite National Park as part of its prescribed burning projects. This decision comes after the Earth Island Institute filed a lawsuit in June 2022 against the park service, temporarily halting biomass removal and tree thinning efforts, claiming them to be commercial logging; however, the court dismissed the challenges, and the park service's projects will proceed to protect the park's natural resources and communities from wildfires. Despite warnings from environmentalists and the state attorney general about worsening air pollution in West Oakland, the city's port has approved a 12-year lease for the construction of a sand and gravel plant by Eagle Rock Aggregates. The lease is expected to generate millions of dollars in annual revenue for the port, but concerns persist about the environmental impact on an area already suffering from disproportionately high air pollution and health issues. The City of Sacramento is facing a lawsuit from the Sacramento County District Attorney accusing the city of not doing enough to remove homeless people from the streets, leading to a "collapse into chaos." Homelessness in California has become a significant issue, with more than 170,000 people homeless in the state, accounting for about one-third of the nation's homeless population. The lawsuit reflects growing frustration with homeless camps and progressive policies that have complicated their removal, despite the state's efforts to address the crisis.

CP&DR Vol. 38 No. 9 September 2023 Report

State Releases Guidance on Environmental Justice Elements in General Plans The Attorney General's Office released comprehensive guidance for local governments to address environmental justice issues in their land use planning, as mandated by Senate Bill 1000. This guidance aims to rectify the historical disparity in pollution exposure faced by vulnerable populations, particularly low-income communities and communities of color. It provides cities and counties with information to develop general plans that reduce pollution exposure, promote community health and address these long-standing inequities. SB 1000, passed in 2016, requires local governments to consider these disparities when formulating or updating their general land use plans. The new guidance covers key aspects of SB 1000 compliance, such as identifying disadvantaged communities, community engagement strategies, reducing health risks related to pollution, ensuring safe housing, addressing disparities in access to parks and green spaces and promoting equitable access to healthy food. Federal Government to Grant $103 Million Statewide for Climate Change Mitigation The U.S. Forest Service will allocate over $103 million in federal grants to California aimed at mitigating climate change and extreme heat through tree planting initiatives. This funding, part $1 billion being granted nationwide under the Inflation Reduction Act, marks the largest-ever investment in urban and community forests under the act. The urban heat island effect, which makes areas with less vegetation up to 10 degrees warmer, is a key concern being addressed. These grants will support tree planting, maintenance, and enhancements to urban canopies. Organizations like TreePeople will receive grants to plant trees strategically, especially in high-need areas of Southern California. This funding underscores a changing perspective on urban forests as essential infrastructure and arrives at a critical juncture as trees face threats from drought, wildfires, and urban development. Despite past challenges in tree maintenance, proponents are optimistic that proper planning and care can yield substantial benefits, including job creation, enhanced shading, increased oxygen, and relief from heat. The high demand for this funding highlights the pressing nationwide need for urban tree planting. Legislature to Place Measure for Homelessness Funding on March Ballot California will move forward with a ballot measure that would secure funding for housing and support for individuals suffering from severe mental illness, many of whom are homeless. The state legislature passed two bills, one redirecting tax revenue from the Mental Health Services Act towards addiction treatment and housing, and another approving a measure that would authorize $6.38 billion in bond funding to build residential treatment facilities. The measure will appear on the March 2024 primary ballot. The focus is on helping chronically homeless individuals with severe mental health issues reintegrate into communities rather than jails and prisons. Additionally, lawmakers unanimously passed SB43, a bill designed to make it easier to compel individuals with severe mental illness into treatment or temporary psychiatric holds, expanding criteria for involuntary medical treatment. This legislation aims to address the mental health and addiction crisis, with San Francisco Mayor London Breed as a key supporter. Colleges, Faith Organizations Sitting on 170,000 Acres of Developable Land A report out of UC Berkeley's Terner Center for Housing Innovation found there is a large portion of land owned by faith-based organizations and nonprofit colleges that qualify for streamlining incentives and ministerial approval under Senate Bill 4. These projects on over 171,749 acres of developable land could potentially bolstering affordable housing in the state, particularly in areas historically lacking affordable housing, like affluent communities and single-family neighborhoods. Of that acreage, 13 percent is located near transit high-quality transit and half of the land is located near higher opportunity areas. Despite this, significant obstacles remain to expand affordable housing on these sites, like land use regulation issues and a lack of funding. The study concluded there is an opportunity to bridge those gaps by establishing or expanding technical assistance programs to support institutions interested in building housing but lacking the capacity or expertise. CP&DR Coverage: S.F. Megadevelopment Treasure Island Takes Shape After over a quarter century of planning and seven years of infrastructure development, San Francisco's Treasure Island neighborhood is finally taking shape. One of the project's signature elements—a 22-story apartment tower—topped out in July, and new structures, parks, and public amenities are under construction on the 405-acre landfill site, and on adjacent 300-acre Yerba Buena Island. The forward moves are taking place at the same time that the project's main developers are suing each other and the Bay Area's urban housing market has softened. Disputes between developer Wilson Meany and primary funder Stockbridge Capital center on the project's anticipated profits, which are likely far lower due to current economic conditions than they were in 2016, when the project broke ground. It's also a cautionary tale about how long development takes in California. “I'd like to see cities and design professionals around California focused on getting things built, not just looking at getting things approved,” said Christopher Meany, the project's lead developer. Quick hits & Updates A study by Visit SLO CAL and Beacon Economics found that short-term rentals (STRs) do not significantly drive up rental rates and housing prices in the county. According to the study, STRs have contributed to the growth of tourism in the county and benefit the local economy more than they harm housing availability or affordability, and converting STR properties to long-term rentals would have minimal impact on housing affordability, with rents decreasing by less than 1%. The study suggests that addressing housing affordability issues should focus on building more multi-family housing rather than solely targeting STRs. The Friant Water Supply Protection Association - a water user group in San Joaquin Valley's east side - filed an appeal on July 24 in the Fifth District Court of Appeals after concerns and environmental challenges against the proposed Del Puerto Canyon Reservoir were dismissed by a Stanislaus County Superior Court judge in October 2022. The proposed project would allow the San Joaquin River Exchange Contractor Authority to store up to 84,000-acre feet of water west of Interstate 5, potentially affecting Friant water supplies in dry years and the Friant group seeks assurance in the project's environmental documents that it won't negatively impact other water users. The Tübatulabal Tribe in Kern River Valley has reclaimed ownership of 1,240 acres of ancestral land , marking their first land title since the 1800s. With support from various conservation organizations, the land will be preserved as a conservation easement for public access and ecological restoration, aligning with the tribe's belief that the land is like a mother that cares for them. San Francisco is grappling with the challenge of preserving its historic waterfront , including iconic landmarks like the Ferry Building, in the face of rising sea levels caused by climate change. The city is considering measures like strengthening the sea wall and potentially elevating structures to protect its heritage, although there are differing opinions among residents about how to balance preservation with community interests. Newport Beach City Council plans to override the Orange County Airport Land Use Commission's decision to make amendments to land use, noise elements and zoning codes to allow for housing near the airport . Residents are predominantly against this move, expressing concerns about increased aircraft noise and pollution due to residential projects near the airport, but the council aims to find housing solutions while protecting the city's quality of life. Cal State Long Beach's draft environmental impact report outlines a master plan update for campus development until 2035, including expanding on-campus student housing by about 1,600 beds and introducing faculty and staff housing. The plan is expected to be adopted by the university's Board of Trustees in January 2024. San Diego County's beaches require ongoing and expensive efforts to maintain their tourist-friendly, wide, sandy appearance, as revealed in the 2023 "State of the Coast" report by the San Diego Association of Governments. According to the study, shorelines in several areas, including south Oceanside, south Carlsbad, Leucadia, and Coronado, are rapidly eroding, with only beaches replenished by sand from nearby lagoons, harbors, and offshore deposits retaining or increasing their width. Human activities, including construction and upstream development, have contributed to beach losses, making beach preservation and nourishment crucial, particularly in the face of rising sea levels. The Los Angeles County Metro's long-awaited Regional Connector has officially opened, offering more direct access to downtown Los Angeles and facilitating transfer-free journeys across the city. This project features three new underground stations and aims to enhance transit connections by linking multiple Metro lines, although it comes amidst concerns about rising crime rates and safety on public transit systems. (See related CP&DR coverage .) Following state certification of its environmental study, Marin County's largest affordable housing project of the last 50 years plans to move forward. The project, covering almost 8.5 acres, will provide 135-units of workforce housing for teachers and local housing district staff, as well as 115 homes for low-income families, addressing the pressing need for affordable housing in the area. The Los Angeles County Metropolitan Transportation Authority (LA Metro) requests the public submit new names for the proposed West Santa Ana Branch rail line that will run from downtown Los Angeles to Artesia through southeast LA County. LA Metro aims to eliminate confusion as the project's current name references Santa Ana, which is not within its route, and rebrand it to reflect the actual area it will serve. The Vernon City Council progressed with new zoning rules allowing residential development in the industrial city south of Downtown LA. The Westside zone changes target underutilized sites along Santa Fe Avenue, offering property owners the option to redevelop with residential, office, retail and industrial uses, with draft environmental impacts suggesting the changes could result in 874 residential units, 360,429 square feet of office/research and development and 253,021 square feet of production retail.

The California Chapter of the American Planning Association presented the following awards at its annual conference in Fresno last week: Comprehensive Plan (Large and Small) Award of Merit: San Jose Diridon Station Area Plan , City of San Jose Award of Excellence: The Plan to House LA – City of Los Angeles 2021-2029 Housing Element, Los Angeles City Planning and Los Angeles Housing Department Award of Merit: South San Francisco 2040 General Plan, “Shape SSF” , City of South San Francisco Award of Excellence: Not Just Another Housing Crisis Band-Aid: Downtown Bishop Specific Plan & Mixed-Use Overlay and Environmental Impact Report, City of Bishop Planning Department + Alta Planning & Design, Inc. + Helix Environmental Planning Resilience and Sustainability Award of Merit: Mariposa County Merced River Trail Vision Plan , Mariposa County Planning Department Award of Excellence: Los Angeles Countywide Parks Needs Assessment Plus (PNA+), Los Angeles County Department of Parks and Recreation Transportation Planning Award of Merit: Lompoc Streetscape Multimodal Improvement Plan , City of Lompoc Planning Division, Caltrans District 5, RRM Design Group, Toole Design Award of Excellence: Glendale Citywide Pedestrian Plan , City of Glendale Best Practices Award of Merit: Other-to-Residential Toolkit , Southern California Association of Governments (SCAG) Award of Excellence: Neighborhood Development Action Team Community Ambassador Program, City of Sacramento  Implementation (Large) Award of Excellence: Napa Sonoma ADU Center Grassroots Initiative Award of Merit: How East Los Moves: Creative, Custom, People-Powered Transit!, Public Matters Award of Excellence: Willard Safe Streets , Santa Ana Active Streets & Willard Neighborhood Association Public Outreach Award of Merit: KCCTOD Study Zine s, City of Fresno Long Range Planning Division Award of Excellence: Build Better SD: Imagine Public Spaces , City of San Diego Urban Design Award of Merit: San Jose Berryessa BART Urban Village , City of San Jose Award of Excellence: Verdugo Wash Visioning , City of Glendale Planning Agency Award of Excellence: Regional Housing Technical Assistance Program , Association of Bay Area Governments and Metropolitan Transportation Commission Opportunity and Empowerment Award of Excellence: Dignity Village , City of Alameda Advancing Diversity and Social Change in Honor of Paul Davidoff Award of Merit: ESA’s Commitment to Justice, Equity, Diversity, and Inclusion (JEDI), Environmental Science Associates Award of Excellence: Parks Make Long Beach : Department of Parks, Recreation, and Marine Strategic Plan, Long Beach Parks, Recreation, and Marine Administration Academic Award Award of Merit: "Transportation Challenges to Healthcare: Evaluating the Transportation Needs of Patients at Saban Community Clinic," Nataly Rios Gutierrez, UCLA: Institute of Transportation Studies Award of Excellence: PlanSearch.caes.ucdavis.edu : A Search Engine for California’s General Plans, University of California, Davis - Center for Regional Change, Faculty Director, Dr. Catherine Brinkley Economic Planning and Development Award Award of Excellence: Artsakh Creative Retail Pop-Up Pilot Program , City of Glendale

California Forever dropped from the sky two weeks ago, like a lost chapter from Italo Calvino's Invisible Cities. It promised a utopia of low-carbon emissions, a jobs-housing balance, rowhouses (!), light rail, human-scale density, and, most marvelously, diversity social equity. Exquisitely, it created fans and detractors in seemingly equal numbers. Most observers, though, probably fell in the middle, able to imagine best- and worst-case scenarios with equal vividness. Naturally, many people’s fantasies are others' nightmares. And, after a flourish of a week or so, California Forever has receded into the fog. If it revisits us, it will likely do so in the form of lobbying, ballot measures, environmental impact reports, and lawsuits until the end of our days. So far, California Forever--the name of which sounds more like that of a cemetery than a metropolis--offers more of a lesson in public relations than in planning. In the span of a week, coverage of California Forever went from a scoop in the San Francisco Chronicle to multi-article coverage in The New York Times , The Hill, The Guardian --and everything in between. I can't imagine a story related to urban planning that would get more, and swifter, coverage than this one did. Howard Jarvis would have to rise from the dead and insist on the repeal of Proposition 13. Clovis would have to invade Fresno. A whale would have to eat San Diego. Beverly Hills would have to build affordable housing. That's how big it was. The developer, Flannery Associates LLC, had been operating in stealth mode for five years until the Chronicle uncovered what was going on. Flannery's most exquisite move was to immediately post a website -- so fully-formed that it must have been designed and written ahead of time, like an aging celebrity's obituary, long before the news leaked. Flannery (apparently named for a road bordering its original parcel) is thus both an enormity and a mystery at the same time. Planning news rarely "breaks." But, to Flannery Associates' credit -- whether the leak of their buying spree was accidental or calculated -- they gave us, perhaps unwittingly, a story that had it all: a "new city," a huge amount of (private) capital, a place (Solano County) that most people have never heard of, mild deception, and the audacity of the tech industry. The plan's most Calvino-eseque elements so far are the renderings on California Forever's website, if you can call them "renderings." In some ways, they hold tremendous appeal: pretty, well detailed buildings overlooking coves and arbors, dappled in the light of a wine country afternoon. And, yet, they are obviously the product of artificial intelligence--just a little too perfect, and a little too cliched. A recent post on SF Gate confirms as much. By now, Flannery has surely gotten calls from every New Urbanist architect in the country. A city on a hill. The reasons why it got so much attention are more pedestrian and more dispiriting. The attention we gave to a Utopian vision, seemingly inspired by equal parts Tuscany and Philadelphia, says more about the current state of our cities -- and the surrounding discourse -- than it does about Flannery. The vision for California Forever depends on not just empty land but also on blank pages. California Forever's zoning code has yet to be written. (Maybe it won't even have one.) It also doesn't have incumbent residents with entrenched interests. It doesn't have design guidelines. It doesn't have anxious politicians or overworked planning staffers. That's why they can dare to dream of something new, fresh, and attractive. Back in the real world, pretty much nothing is happening. Some of the biggest development stories center on what's not getting built. That high-rise in San Francisco. A new ballpark for the A's. The Concord Naval Weapons Station redevelopment. Anything smaller than Versailles and denser than Alaska on the San Francisco Peninsula. Home mortgage rates just hit 8%. Not exactly fodder for The New York Times. On many levels, the project is off-putting, perhaps terrifying. And yet, there's  useful lesson in California Forever's audacity. California Forever has a shared purpose: its investors have all spent a lot of money and they all want to make a lot of money. I give them credit for being, possibly, more than just capitalists. They seem to understand principles of good urbanism, and they seem to understand that California needs more housing. "Hey Dall-E, give me a perfect New Urbanist streetscape." That's more than we can say for some cities in this state. Too much of the planning innovation and new development in California are taking place under duress (see: Builder's Remedy ), with extreme reluctance (see: housing element updates), or in the face of recreational litigation (hello, Huntington Beach ). None of this amounts to a vision. None of this amounts to an enthusiastic, optimistic consensus about what the state and its cities might strive for. As ever, the California Dream feels passive -- something that we participate in purely because we're here, somewhere near the beach, under the sun -- rather than something we actively, collectively pursue. Sure, many new plans include progressive planning principles. But, they are usually buried deep in codes and general plan updates. They are often included to evade scrutiny of anti-development stakeholders. They lack exuberance. And the incrementalism is excruciating. We get a six-story podium building here; a dozen townhouses there. ADU's aplenty. If we're lucky, we end up with better cities by the time our grandkids graduate from college. This leisurely pace is what prompted developer Christopher Meany to unload on planners when I spoke to him about his Treasure Island project: "Planners have to stop focusing on planning and start focusing on getting things built." What this approach lacks is a vision -- a sense of enthusiasm or shared purpose. It's almost impossible to envision better cities in California because the new elements -- say, a well designed mixed-use building, or street furniture that might make a place walkable -- has to mingle with whatever outdated, Prop. 13-enabled ugliness is still hanging around. So, I can forgive anyone who gets excited about California Forever. It's tantalizing to think that, just this once, we could learn from our mistakes and build something truly enlightened--exorcise the ghosts of Burnham, Corbusier, and Moses once and for all. But what the world wants and what the world builds are often two different things. I am not suggesting that planners should pursue headlines. Doing so would be disingenuous and annoying. But we have to learn something from the flap over California Forever. However difficult planning in the real world may be, planners cannot cede an optimistic, excited vision of California's future to a venture capital fund. Even if he predated the California Environmental Quality Act, Italo Calvino probably knew how hard it is to build utopia. It's why he conjured up cities a few hundred words at a time, never claiming that they would exist anywhere other than in the collective imagination. Now that DALL-E can do Calvino's job for him, it's hard yet to tell whether California Forever believes his fantasies are within reach—or whether California Forever is blind to his cautionary tale. Perhaps it was, and is, both. Images courtesy of California Forever .

A dozen land use bills related to housing have landed in Gov. Gavin Newsom’s desk, and he has until mid-October to sign or veto them. That’s become the norm in the last few years in Sacramento. But there’s a pretty good argument that the Legislature is beginning to run out of things to do on housing – unless the lawmakers are willing to take on the California Environmental Quality Act.

Two land use bills got all the attention this year, both carried by Sen. Scott Wiener: SB 423, which extends SB 35, and SB 4, which requires ministerial approval for projects on college and church land. But the Legislature passed two dozen important land use bills this year, most of which are now sitting on the desk of Gov. Gavin Newsom. And Newsom isn’t likely to veto many of them – especially the housing bills.

Coastal Commission Imposes $1 Million Fine on Coastal Resort The Coastal Commission unanimously approved a significant settlement with San Diego's Paradise Point resort, addressing Coastal Act violations that hindered public access to city-owned waterfront property for years. The settlement, estimated at $4.1 million, involves a $1 million fine, the installation of over 70 new coastal access signs throughout the 52-acre resort, additional public restrooms near the beach, and a $500,000 outreach program providing free overnight stays to lower-income students and families. It also ensures an uninterrupted pathway across the bayfront. Concerns were expressed about potential future violations despite the settlement's cost, with some commissioners questioning the adequacy of the $1 million fine. The resort, owned by Pebblebrook Hotel Trust, is now free to proceed with plans to reposition as a Margaritaville Resort. Navy Agrees to Return Property to Port of San Diego The Port of San Diego and the U.S. Navy have reached a historic agreement after 38 years, wherein which the Navy will vacate a 3.4-acre waterfront property in exchange for $5.75 million in goods and services. The deal will return prime real estate to the port for redevelopment, potentially including hotels and public amenities. The Navy's 100-year lease on the property will end before the year's end, pending approval by Port of San Diego Commissioners. The site currently hosts outdated Navy buildings but is surrounded by public attractions and hotels. Once the Navy exits, plans for additional park space, hotels, and retail shops are in place, with a local San Diego developer given the first opportunity for redevelopment. Climate Change Exacerbates Wildfire Danger by 25% According to a new study published from Breakthrough Institute, a Berkeley-based think tank, climate change bolsters the risk of severe wildfire growth by 25%, and it will continue to influence severe wildfires in the state for decades to come. The research studies exactly how temperatures impact individual fires statewide, and predicts the influence of climate change on the behavior of fires in the future, analyzing almost 18,000 fires in California between 2003 and 2023. Over that time, climate change has increased the risk of deadly daily wildfires by an average of 25%. Researchers further estimate climate change will increase the risk of extreme wildfire growth by an average of 59% by the end of the century if greenhouse gas emissions reach net zero by 2070. If emissions continue to increase until 2050, climate change poses an average risk of 90%. Los Angeles Establishes Priority Transit Projects for 2028 Olympics The Los Angeles County Metropolitan Transportation Authority (Metro) is preparing for the 2028 Olympic Games by seeking Federal funding for 15 projects to manage the anticipated increase in tourists. These projects aim to address transportation and mobility challenges. Metro may potentially double its bus fleet by borrowing buses and staff from transit agencies, primarily within California. They plan to establish a Games Routes Network to efficiently connect event venues with transportation hubs using existing and planned ExpressLanes and bus-only corridors. The initiative includes the creation of mobility hubs, micro-mobility options, and first/last-mile connections for visitors. Additionally, they will address street-running operations and traffic signal improvements while considering plans for grade separation. Lastly, Inglewood's automated people mover system and Metrolink's SCORE program were deemed essential components of the preparations. CPD&R Coverage: Planning in the Central Valley In that time, the eight-county San Joaquin Valley region's population has grown to an estimated 4.3 million. It has gained a campus of the University of California, and it is, slowly, gaining High-Speed Rail. And, though agriculture dominates the region, it is far from rural, including major cities like Fresno, medium-sized cities like Modesto and Merced, and small towns like Taft. They and other communities are feeling housing pressures, especially in light of dramatic price spikes in coastal metropolitan areas, while serving populations that are dramatically lower-income and more predominantly blue-collar than in their coastal counterparts, including some of the highest countywide poverty rates in California. To mark the occasion of this week's conference of the California Chapter of the American Planning Association, CP&DR's Josh Stephens spoke with four planners in the Central Valley to find out about the Valley's priorities and challenges. Quick Hits & Updates BART is set to launch a plan aimed at improving service and boosting ridership. The plan includes reducing wait times to a maximum of 20 minutes, increasing evening service by 50% seven days a week, shortening the length of trains to improve safety and resource allocation, and utilizing only the "fleet of the future" trains for the base schedule to enhance efficiency and reduce costs, all in an effort to avoid a looming fiscal crisis. Philanthropist and Jeff Bezos's ex-wife MacKenzie Scott donated $20 million to the San Francisco Community Land Trust, a nonprofit focused on affordable housing, enabling the organization to accelerate property acquisition and expand its reach to address the city's affordable housing crisis. This significant gift will allow the trust to triple its staff, acquire more buildings, and transform them into permanently affordable homes, benefiting communities of color and helping renters become homeowners. A Silicon Valley tech leader is selling his 14,100-acre Rana Creek Ranch in Carmel Valley to the Wildlands Conservancy for $35 million, with plans to create a public nature preserve. The conservancy intends to open the scenic property to the public for recreational activities, while the Esselen Tribe plans to purchase a portion of the land for cultural and environmental purposes, including controlled burns and recreating a historic village. After nearly five hours of discussion, the Brentwood Planning Commission sent a proposal for nearly 300 homes in the Bay Area city back to the staff due to concerns about potential traffic issues. The key issue centered on a second exit from the proposed development which would have directed traffic into and out of congested neighborhoods, prompting the commission to request solutions to reduce traffic and noise for nearby residents. The proposal will be reviewed by the commission again at a later date. The Los Angeles City Council voted unanimously to temporarily halt the demolition of Marilyn Monroe's former home in the Brentwood neighborhood after a council member introduced a motion to consider it as a city historic-cultural monument. This decision triggers a pause on all building permits, allowing for an assessment of the property's historic and cultural significance, with the process expected to conclude within 75 days.

This weekend, the conference of the California Chapter of the American Planning Association returns to the Central Valley for the first time since 1975.

After over a quarter century of planning and seven years of infrastructure development, San Francisco’s Treasure Island neighborhood is finally taking shape. One of the project’s signature elements—a 22-story apartment tower—topped out in July, and new structures, parks, and public amenities are under construction on the 405-acre landfill site, and on adjacent 300-acre Yerba Buena Island. The forward moves are taking place at the same time that the project’s main developers are suing each other and the Bay Area’s urban housing market has softened. The project's primary developer and funder, Wilson Meany and Stockbridge Capital are jointly involved in lawsuits and countersuits against a second developer, Kenwood Investments. The disputes center on the project’s anticipated profits, which are likely far lower due to current economic conditions than they were in 2016, when the project broke ground. And yet, demand for the project’s 8,000 housing units – a significant number in the housing-starved Bay Area – is likely as high as ever.

A's Spurn Would-Be Developer for Oakland Coliseum Site The (likely) departing Oakland A's turned down an offer from a local Black-owned development group to purchase their share of the Oakland Coliseum site. The A's president declined the offer in a letter to the head of the African American Sports and Entertainment Group (AASEG), stating their current lack of interest in selling their Coliseum stake. AASEG is in talks with the city to potentially buy or lease Oakland's part of the site for a $5 billion megaproject featuring housing, restaurants and a new convention center. While the A's initially had plans for the site, they later shifted their focus to Las Vegas. The A's current plans for the Coliseum remain unclear, and a cooperation agreement with AASEG has not yet been signed. Meanwhile, A's endeavor to move to the Las Vegas Strip faces the potential of being subjected to a statewide vote in Nevada. A Nevada political action committee named "Schools Over Stadiums" filed a referendum petition, aiming to force a statewide vote on the use of public funding for the A's stadium bonds, which would require approximately 102,000 valid signatures to qualify for the 2024 ballot. (See related CP&DR coverage .) Two California Tribes Receive Federal Affordable Housing Funds The U.S. Department of Housing and Urban Development announced a total of $128 million in affordable housing investments in 22 tribal communities , nationwide. The grants include $4.4 million to the Cahto Tribe of Laytonville Rancheria and $2.9 million to the Susanville Indian Housing Authority, both in California. The funds are designated to the construction of 14 new housing units for low-income Cahto indigenous families and nine affordable housing units in Susanville. Since 2019, 94 percent of funds from the federal Indian Housing Block Grant Competitive grants have gone towards the construction of new housing units to address the housing crisis for indigenous tribes across the nation. Los Angeles Approves Spending of Funds Collected from Controversial Transfer Tax The Los Angeles City Council approved a $150 million expenditure plan for funds generated by Measure ULA directed towards six programs for the first time since voted into law last November, including short-term emergency rental assistance, eviction defense, tenant outreach and education, direct cash assistance for low-income seniors and people with disabilities, tenant protections and affordable housing production. Notably, $23 million will be allocated to eviction defense, $23 million for income support for rent-burdened seniors, and $18.4 million for rent debt assistance. The first program to roll out will be an emergency rental assistance program, scheduled to begin on September 19. Measure ULA, often referred to as a "mansion tax" but applicable to all types of properties in the city, was initiated on April 1, imposing a 4% charge on real estate transactions exceeding $5 million and a 5.5% charge on sales above $10 million. To date, the tax has raised approximately $55 million, with the stipulation that the funds can only be spent as they accrue, thus requiring $150 million in tax revenue before the full allocation can be utilized. Despite $55 million in funding for L.A.'s housing crisis, the funds from the tax fall significantly short of early estimates -- which anticipated around $900 million annually -- due to a cooling luxury real estate market and homeowners' efforts to evade the tax. (See related CP&DR coverage .) PPIC Survey Shows Conflicting Sentiments on Housing, Environment Recent surveys by the Public Policy Institute of California (PPIC) reveal conflicting opinions among California residents on the state housing crisis, despite ongoing efforts to address it. Many Californians want the state to ease environmental and land use restrictions to boost housing supply, even as a significant portion believes the restrictions should remain the same, even if it increases housing costs. The sentiment is strong across the state, except for the San Francisco Bay Area, where opinions are divided. Renters are more supportive of easing restrictions than homeowners. A majority of Californians also favor changing regulations under the California Environmental Quality Act (CEQA) to make housing more affordable. Democrats, independents and residents from various regions support the California Legislature requiring local governments to build affordable housing, while Republicans prefer local governments to decide housing policy. Despite the demand for affordable housing, 71% of Californians prefer single-family homes over condos or townhomes, even if it means relying on cars for commuting. CP&DR Coverage: Fulton on "Creative" Interpretations of CEQA The California Environmental Quality Act plays a unique role in California planning and development. Depending on your point of view, it's either the one thing standing in the way of destruction of your neighborhood or the one thing standing in the way of providing needed housing. As we recently reported, both sides of the CEQA debate often use CEQA litigation - either the supposed prevalence of it or the supposed rareness of it - to defend their point of view. But, whichever side of the issue you are on, CEQA continues to operate as the “big dog” of California planning, overshadowing almost everything else in sight. But lately, we've seen California's appellate courts having to deal with more creativity than usual. Quick Hits & Updates Two landowners in East Elliott , a once-planned housing development area in eastern San Diego, contend that the city's classification of the region as open space has resulted in substantial financial losses and worsened the housing crisis. Their lawsuit argues that historical agreements from the 1960s with the federal government, aimed at transforming East Elliott into a residential neighborhood, should invalidate the city's 1997 decision to designate it as open space, potentially posing significant financial consequences for the city if the lawsuit prevails. On Wednesday, the California Water Resources Control Board rejected Cemex's plea to reconsider the agency's decision to re-notify an old water permit application by the Mexican mining company. The water permit, crucial for Cemex's long-standing efforts to establish a large mine, has been a major obstacle, with community concerns and opposition from the city, residents, environmentalists, and state legislators delaying the project since its initial permit issuance in 1991. The Environmental Protection Agency (EPA) and the US Army have jointly issued a new regulation significantly reducing the extent of federally protected water in response to a Supreme Court decision in May that curtailed protections for US wetlands. This new rule, which redefines the scope of "waters of the United States," excludes wetlands and smaller tributaries from protection, potentially affecting up to 63% of US wetlands by acreage and around 1.2 million to 4.9 million miles of streams. Los Angeles Metro unveiled its updated Active Transportation Strategic Plan , aiming to connect passengers walking, biking or rolling to and from transit facilities. The plan includes projects to improve pedestrian crossings, enhance bikeways and create safer walkways in underserved communities, but it faces funding challenges, with regional bikeways alone estimated to cost $36 billion, four times the agency's annual budget. A committee has formed in Marin County in order to designate the area as a Dark Sky Reserve under the International Dark-Sky Association, combatting light pollution . The committee identifies non-compliant lighting in the area to preserve wildlife and human wellbeing. The Fremont City Council unanimously approved the purchase of a 23,000-square-foot office building to rebuilding as a potential new city hall, consolidating operations and using thee current city hall into a mixed-use housing development.

Concord Names New Developer for Former Navy Site Possibly ending a two-decade saga of false starts and controversies, the City of Concord selected Brookfield Properties as the master developer for the transformation of the former Concord Naval Weapons Station into a massive mixed-use community. Covering 2,300 acres and comprising a significant portion of the site's total 5,046 acres, this project is the largest ongoing development in the Bay Area. Brookfield Properties has committed to designating at least 25% of the housing as affordable, hiring 40% of the construction workforce locally and prioritizing early connections to the nearby BART station. Before the U.S. Navy transfers ownership to the city, environmental concerns must be addressed, including soil assessment and cleanup efforts. The final phases of construction are expected to span the next 30 to 40 years, with ongoing negotiations to clarify timelines and costs. Despite past divisions among Concord residents, Brookfield's proposal has gained approval as the most promising option for revitalizing the former Naval outpost, shuttered in 1999, potentially creating a new city within Concord that could significantly impact the region's housing landscape. (See related CP&DR coverage .) State to Disburse $757 Million in Grants to Fund 2,500 Affordable Housing Units The California Strategic Growth Council announced $757 million in funding from the Affordable Housing and Sustainable Communities program aimed at advancing affordable housing construction in walkable neighborhoods with job opportunities. The funds will go to 21 projects statewide, with awards ranging from $19 million to $49 million. The investment is expected to result in development of over 2,500 affordable residences, 150 zero-emissions buses, 50 miles of new bikeways and improvements to sidewalks across various communities in the state. Once completed, these projects are projected to reduce 800,000 metric tons of greenhouse gas emissions, equivalent to removing 178,000 gas-powered cars from California's roads for a year. Governor Newsom emphasized the significance of these investments in addressing climate change and housing scarcity, underscoring their role in creating a cleaner energy future. San Jose Housing Element Fails to Win State Approval Regulators at the Department of Housing and Community Development have declined to certify San Jose's draft housing element, which would add more than 60,000 new homes over the next decade. Without this approval, the city risks losing access to crucial affordable housing and transportation funds and relinquishing control over the approval process for new housing projects. When San Jose's City Council submitted the plan for approval in June, it faced skepticism from pro-housing advocates, tenant activists, and construction labor supporters. In HCD's letter to the city, they urge greater community engagement and public input during the housing element revision process while calling for more evidence the identified sites for housing are viable. The letter also demanded more details on programs to streamline permitting processes and combat housing discrimination and displacement. San Jose must specify where and how it intends to facilitate the development of at least 62,200 additional homes, over half of which must be affordable, by 2031. This represents a 20% boost in the city's housing stock and a 77% increase from its previous eight-year housing goal. San Bernardino Agrees to Update Housing Element to Avoid Penalties California Attorney General Rob Bonta, Governor Gavin Newsom and three state agencies have announced a settlement with the City of San Bernardino for violating California's Housing Element Law. San Bernardino failed to adopt a compliant housing plan within the statutory deadline, prompting state intervention. The settlement requires the City of San Bernardino to adopt a compliant housing element by no later than February 7, 2024, expedited to meet the deadline. Additionally, the city must modernize its zoning code, amend its emergency shelter ordinance to streamline homeless shelter construction, and adjust its local density bonus ordinance to permit increased density for housing projects with affordable dwelling units. Failure to comply with the settlement terms will result in escalating penalties, including limitations on zoning changes and variances and restrictions on permitting any development except for residential projects containing affordable housing. (See related CP&DR coverage .) CP&DR Coverage: Success and Struggles in California's Downtowns The depths of the covid pandemic inspired dire proclamations about the “death of cities." Three years later, plenty of cities have contradicted those predictions—while a few still struggle. California cities represent both extremes , with downtowns in Los Angeles and, most notably, San Francisco still struggling while downtowns in San Diego, Fresno, and even Bakersfield are operating as if the pandemic never happened. At both ends of the spectrum, urban planners who focus on downtowns are thinking of new, and more aggressive, ways to maintain or regain their vibrancy. San Francisco’s Financial District may have to reinvent itself entirely. Once home to a high concentration of tech companies and professional services, such as law and accounting firms, the district has an estimated 18 million vacant square feet, and relatively little housing, leading to predictions that the city is facing a “doom loop.” Meanwhile, San Diego credits its success largely to its high concentration of residences--and is doubling-down on policies that led to a residential boom over the past decade. Over 8,700 units, many of them in high-rise buildings, have been developed since 2013. Quick Hits & Updates According to an analysis by the San Jose Mercury News, apartment construction in the Bay Area, particularly in Silicon Valley, has come to a standstill in the first half of 2023, with no new projects breaking ground. The slowdown is attributed to higher interest rates, reduced financing returns, lingering material and labor costs from the pandemic, declining demand for market-rate apartments, and persistent obstacles like local regulations and opposition. The Healdsburg City Council is evaluating three potential sites for the Sonoma-Marin Area Rail Transit ( SMART ) train extension following the availability of $30 million worth of funding to continue the construction north. The current depot location on Harmon Street has long been planned as the SMART depot, with two downtown station locations under consideration, one north and one south of North Street. SMART recently secured $30 million to cover the remaining cost of the $70 million extension to Windsor, while the rest of the extension still requires $82.4 million. (See related CP&DR coverage .) The Environmental Protection Agency (EPA) and the Department of the Army have issued a final rule , aligned with a recent Supreme Court ruling, changing the definition of "waters of the United States," potentially reducing federal protections for up to 63 percent of the nation's wetlands and affecting 1.2 million to 4.9 million miles of ephemeral streams. This revision comes in response to the Supreme Court's decision in Sackett v. EPA, which limited the EPA's regulatory power over certain waterways, with the EPA Administrator expressing disappointment but the obligation to follow the court's ruling. The highly-publicized " Doom Loop Walking Tour " in Downtown San Francisco, originally organized by an anonymous City Hall commissioner, was canceled at the last minute due to concerns about preserving the organizer's anonymity. However, the cancellation inadvertently revealed the identity of the organizer, the vice president of the city's Commission on Community Investment and Infrastructure, who subsequently resigned from his position amidst controversy and criticism from city officials and the community. The plans for a new housing project in San Jose, located on the former site of the Century 24 movie house, includes a 264-unit residential building with 35 studios, 113 one-bedroom, and 116 two-bedroom apartments, with approximately 52 to 53 units designated as affordable for low-income households. The developer plans to use a "builder's remedy" strategy to expedite the project's approval as San Jose's long-range housing plan is still awaiting state certification.