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 Mayor Lifts Emergency Declaration that Facilitated Affordable Housing Development Mayor Karen Bass announced that Los Angeles will lift its homelessness state of emergency on November 18, marking the end of the executive powers that enabled rapid action through measures like Inside Safe and Executive Directive 1 (ED1), which expedites the development of affordable housing developments. While homelessness has declined modestly for two consecutive years, City Council members pushed to end the emergency to restore transparency and formalize successful programs, including efforts to codify ED1 into permanent law. If that language is not finalized before the deadline, the city will temporarily halt accepting new affordable housing applications under ED1. Bass emphasized that lifting the emergency does not signal the end of the crisis but a transition toward long-term, sustainable systems. Meanwhile, Bass issued a separate executive order, EO10, to accelerate post-fire commercial rebuilding in Pacific Palisades, focusing on targeted, expedited recovery efforts even as the homelessness emergency winds down. (See related CP&DR coverage .) Shafter Protests At-Grade Alignment of High Speed Rail Frustrated by a new California High-Speed Rail proposal that would run the train through town at ground level, Shafter's City Council voted to reject the plan, with the mayor saying he'd rather see the project “go around the city” than tear up local streets. The revised design, meant to cut costs and shorten construction by two years, would replace elevated tracks with a network of underpasses and overpasses, but residents argued it would harm small businesses, disrupt schools and divide neighborhoods. Rail officials said the change reflects “lessons learned” from earlier construction in Fresno and would reduce community disruption, emergency access issues and the need for millions of cubic yards of fill dirt. Despite those claims, Shafter leaders say the city won't benefit economically from a system that doesn't include a station and only brings local impacts. Report: Los Angeles County Lost Half-Million Residents since 2015 Neighborhood Data for Social Change at USC Lusk Center for Real Estate released its State of Los Angeles County Housing and Neighborhoods (SOLACHAN) report, presenting detailed data on the region's housing, demographics and affordability. The report found that, since 2015, LA County's population has decreased by over 500,000 people, including a loss of 280,000 foreign-born residents, despite the number of households continuing to increase. The report found that housing production has fallen from over 70,000 new units per year in the 1950s to fewer than 15,000 per year in the 2010s, with only 10% of recent rental units affordable to lower-income households while permitting timelines triple the national average. Homeownership has also dropped to 45% of residents, its lowest level in more than 50 years, with Black and middle-income households seeing the largest declines. The report found over 90% of renters earning under $50,000 spend more than 30% of their income on housing. Despite a 57% increase in permanent housing beds for unhoused residents, and the number of unsheltered residents dropping 15% in two years, 66% of people experiencing homelessness in the county remain unsheltered, the largest percentage in the country. CP&DR Coverage: San Diego Midway Project; Referendum Nixed in Livermore San Diego's Midway redevelopment project has been held up by litigation again, as an appellate court has ruled - for the second time - that the city did not prepare adequate environmental documents in preparation for a ballot measure lifting the city's 30-foot coastal height limit. In reversing a lower court ruling, the appellate court also concluded that the state's reforms of the California Environmental Quality Act adopted back in June do not apply to the Midway plan. The effect of the ruling is to invalidate the ballot measure lifting the coastal height limit -- for the second time. Eden Housing has been trying to build an affordable housing project in Downtown Livermore since 2018. Two local groups with the same backer have gone to court with different lawsuits to stop the project - or at least move it. One legal skirmish got caught up in the underbrush of referendum law, specifically the question of whether the city's approvals were administrative or legislative. In a second decision on that case, the First District Court of Appeal has ruled that Livermore's latest approvals were entirely administrative - and therefore a referendum on the project can't go forward. The published ruling reversed the decision of Alameda County Superior Court Judge Michael M. Markman. Quick Hits & Updates The San Francisco Arts Commission voted 8-5 to temporarily dismantle the Vaillancourt Fountain in San Fransisco's Embarcadero Plaza, the latest development a fight over the monuments fate sparked in 2024 by the announcement of plans for an overhaul of the plaza and a new park. The Recreation and Park Department called for the removal, saying the city could not afford the estimated $29 million for a full restoration. The owners of a five-acre property near the Santa Barbara Mission, who plan to build an eight-story housing project under builder's remedy, are suing Santa Barbara County over nearly $200,000 in property taxes. The Mission LLC claims the site is exempt because it hosts religious services by the Unitarian Universalist Mission, but the county argues the property does not qualify since it has been largely vacant and not used exclusively for worship. The state's Court of Appeals has allowed preliminary geotechnical work to proceed on the $20 billion Delta Conveyance Project, reversing a lower court injunction blocking the work pending additional environmental certification. The project, aiming to transport water from the Sacramento River to southern parts of the state, remains controversial due to the environmental concerns, local opposition, high costs and ongoing legal and funding roadblocks. Jim Wunderman, 22-year veteran CEO of the Bay Area Council, is leaving to become head of public affairs for California Forever, a billionaire-backed plan to build a new city of 400,000 residents in Solano County with dense housing, middle-income jobs and a large advanced manufacturing campus. The former-CEO's departure comes as California Forever submits a revised plan to extend Suisun City, amid criticism from environmental groups and local ranchers concerned about agricultural impacts, traffic and sprawl. San Diego's Coastal Resilience Master Plan (CRMP) outlines a citywide approach to adapting to rising sea levels with dune restoration and dynamic shoreline design as opposed to seawalls, as coastal squeeze threatens 70% of the state's beaches by 2100. The plan emphasizes community engagement, with workshops, volunteer restoration events and partnerships with loca organizations hopes to protect beaches, habitat and public access.

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 . Supervisors Amend San Francisco's "Family Zoning"; Plan May Produce Far Less Housing than Intended San Francisco Mayor Daniel Lurie's proposed "Family Zoning," intended to meet state housing mandates by allowing taller, denser construction in the city's north and west sides, has sparked debate and a number of last-minute amendments from the Board of Supervisors. The plan aims to add up to 36,000 homes, although a new analysis projects that the number would likely be half that by 2045 due to high construction costs and a weak market. Supervisors have enacted measures to protect rent-controlled tenants, exempt historic buildings, and ensure that development on public lands is 100% affordable, while offering incentives for family-sized units and small businesses. According to a recent analysis by the City Controller's office, the plan, despite upzoning 92,000 parcels, is likely to produce at most 14,646 actual new units in the plan area. The discrepancy between the city's goal and the controller's estimate stems from the controller's economic analysis, which considers projects that are likely to pencil out for developers, based in part on an 8% increase in construction costs and 25% decrease in sale prices for condos since 2019 (adjusted for inflation). Study Finds Exorbitant Housing Development Costs in California A report out of RAND compares the cost of building market-rate and subsidized affordable apartments across California, Colorado and Texas, using data from over 140 projects and found that California has the highest production costs in every category, largely due to longer development timelines, higher fees and strict design and labor requirements. Notably, multifamily housing in California can cost more than twice as much per square foot as in Texas, with wide variation even within the state. The findings suggest that reducing delays, streamlining permitting and inspections and revising fee structures could significantly lower costs and boost housing supply. If California matched the efficiency and cost levels of states like Texas or Colorado, it could produce far more affordable housing with the same public investment. Los Angeles County Lost Half-Million Residents since 2015 Neighborhood Data for Social Change at USC Lusk Center for Real Estate released its State of Los Angeles County Housing and Neighborhoods (SOLACHAN) report, presenting detailed data on the region's housing, demographics and affordability. The report found that, since 2015, LA County's population has decreased by over 500,000 people, including a loss of 280,000 foreign-born residents, despite the number of households continuing to increase. The report found that housing production has fallen from over 70,000 new units per year in the 1950s to fewer than 15,000 per year in the 2010s, with only 10% of recent rental units affordable to lower-income households while permitting timelines triple the national average. Homeownership has also dropped to 45% of residents, its lowest level in more than 50 years, with Black and middle-income households seeing the largest declines. The report found over 90% of renters earning under $50,000 spend more than 30% of their income on housing. Despite a 57% increase in permanent housing beds for unhoused residents, and the number of unsheltered residents dropping 15% in two years, 66% of people experiencing homelessness in the county remain unsheltered, the largest percentage in the country. Report Blames Slow Transit Development on Permitting & Regulations The nonprofit Circulate San Diego released a report titled "Powerless Brokers: Why California Can't Build Transit", addressing why public transit construction in California is typically very slow and expensive. The report finds permitting and regulation challenges to be the primary culprit: transit authorities do not have the power to construct projects approved by elected officials or ballot measures, and must seek third-party permits from local governments, special districts, state agencies, and public and private utilities. The Powerless Brokers recommends reassigning permitting responsibilities from third parties to the transit authorities, incentivizing local governments to prioritize transit and streamline permitting, extend CEQA exemptions for sustainable transit, and encourage more leadership from Caltrans. CP&DR Coverage: Newsom Signs over 40 Land Use Bills Although SB 79 and the big infill housing exemption from the California Environmental Quality Act got all the headlines this year, the Legislature was active on a variety of planning and development bills this, with Gov. Gavin Newsom signing more than 40 bills into law. Unlike last year, Newsom vetoed no bills on CP&DR's list. As usual, most of the bills had to do with housing. But the new legislation includes reforms to laws related to accessory dwelling units, general plan law, and the Regional Housing Needs Assessment reporting process, as well as a cleanup bill to last year's controversial warehouse bill. Highlights include SB 79, overrides local zoning to require midrise housing near major transit stations; AB 130 and SB 131 major infill housing and other CEQA exemptions; SB 786 prioritizes housing elements over other general plan elements, while AB 39 requires decarbonization or electrification plans in larger cities, and more. Quick Hits & Updates The San Diego Planning Commission endorsed an update to the College Area Community Plan, last updated in 1989, which would keep most of the area zone for single families while allowing medium- to high-density hosuing adjacent to SDSU and along major arteries like College Avenue, Montezuma Road, and El Cajon Boulevard. The plan would also add protected bike lanes and bus-only lanes. Critics of the plan raised concerns that the area has insufficient parks, fire stations, parking, and other infrastructure to support a substantial population increase. Pasadena City Council revealed two competing concepts for the future of the stub, "Gardens and Terraces" and "Boulevard and Plaza" for the unfinished stub of the 710 Freeway. The stub was relinquished to Pasadena by the state in 2022 after sitting abandoned for nearly fifty years. Both plans call for two-way streets, parks, bike paths, and new housing to revive the area. The Council also heard testimonies from families displaced when construction on the project started in the 1960s and 70s, destroying predominantly African American and Latino neighborhoods. According to a recent audit by the California State Auditor, UC, CSU, and California Community College systems have not done enough to ensure access to affordable housing. The report recommends clarifying state law to assign system offices (Presidents and Chancellors) greater oversight and responsibility for planning campus housing and requiring system offices to biennially assess unmet housing demand on campuses. California's High Speed Rail Authority filed for preliminary injunction against the U.S. Department of Transportation's transfer of $4 billion in grants frozen by Transportation Secretary Sean Duffy, alleging that the department unlawfully revoked the money despite the project passing compliance reviews. California Attourney General Rob Bonta wrote that Trump officials were attempting to transfer much of the funds to other projects before the case could be decided. Housing Trust Silicon Valley launched its Building Impact Initiative, a landmark $200 million fund designed to accelerate affordable housing across the Bay Area. Tech giant Apple contributed a substantial but undisclosed sum to the fund. A poll from Bay Area regional think tank Bay Area News Group and Joint Venture Silicon Valley suggests in-person work is rebounding, while still below pre-pandemic levels. 63% of Bay Area respondents reported working fully in person, up from less than half of respondents last year, and just 9% reported working fully remotely. The CEO of the think tank called the results "surprising", but pointed to companies wanting to reinforce culture and productivity as reasons for calling people back to the office. The Redlands Planning Commission voted 5-1 to recommend to the City Council a citywide ban on new warehouse development. The Commission cited concerns about the extensive development of warehouses on already developed sites and ensuring diverse land use. Redlands has seen 28 million square feet of warehouse development in the past quarter century, vastly outstripping every other type of development. Irvine and San Francisco ranked second and seventh, respectively, in safest cities for cyclists in the new Pedestrian & Cyclist Safety Report, which analyzed nearly 300 U.S. cities with populations over 100,000. The report praised Irvine's extensive use of separated bike paths and protected crossings to allow cyclists to go nearly anywhere without entering high-speed traffic, and noted San Francisco's use of slow streets and car-free corridors. The report emphasized that pedestrian and cyclist safety is the result of policy and planning, not luck or statistical variance. The US Senate passed the ROAD to Housing Act, a bipartisan bill that seeks to tackle the nation's housing crisis through a wide range of provisions that reduce red tape, incentivize housing construction, and streamline federal review procedures. The bill's sponsors, Senators Elizabeth Warren and Tim Scott, hailed the bill as landmark legislation to combat housing shortages.

by CP&DR Staff Vol. 40 No. 10 October, 30 2025 Report

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . Bay Area MPO Advances Regional Plan for 2050 The Draft Plan Bay Area 2050+ presents 35 regional strategies designed to guide housing, transportation, the economy and the environment through 2050 in the Bay Area. The plan aims to increase housing options near transit, improve affordability, and strengthen coordination across local jurisdictions. Transportation strategies focus on enhancing reliability, expanding transit and active travel networks and improving safety and accessibility. Economic measures emphasize supporting local job centers, diversifying employment opportunities and promoting workforce development. Environmental actions prioritize protecting open space, reducing greenhouse gas emissions and preparing for climate-related risks such as flooding and wildfires. Overall, the plan provides a regional framework for coordinated growth and investment while balancing equity, resilience and sustainability goals. Fresno to Upzone 11 Square Miles in Southwest of Highway 99 The Fresno City Council approved the West Area Neighborhoods Specific Plan on October 16 after a multi-year process that included extensive community outreach, more than 60 public meetings and input from a steering committee. The plan, covering 11 square miles and roughly 50,000 existing residents, sets a long-term framework for coordinated growth west of State Route 99, focusing on expanding housing, improving transportation connections and adding parks and community amenities. It identifies “catalytic corridors” for higher-density, mixed-use development near transit, outlines a prioritized list of park and infrastructure projects and establishes a capital improvement program to fund early transportation and VMT-mitigation projects. A key feature is its dual land-use designations for some parcels, balancing future development potential with opportunities for new regional and neighborhood parks. The plan's adoption also updates Fresno's General Plan land-use map and zoning, increasing citywide housing capacity by several hundred units while protecting agricultural and rural edges. Moving forward, the city will monitor progress through five-year reviews, project-level evaluations and updates to ensure investments align with the plan's goals. (See related CP&DR coverage.) Federal Government Explores Partial Development of Camp Pendleton The U.S. Department of Defense is exploring the possibility of leasing or developing parts of Camp Pendleton, the 125,000-acre Marine Corps base representing Southern California's largest remaining stretch of undeveloped coastline. While no decisions have been made, the proposal—aimed at generating federal revenue—has raised questions about potential environmental impacts, local collaboration and how commercial activity might alter the base's long-standing role in military training and conservation. Massive Commercial Redevelopment Proposed for Los Angeles Refinery Phillips 66 has revealed redevelopment plans for its refinery in Wilmington, after the plant processes its last oil shipment this October. After hundreds of meetings with local residents, Catellus Development Corp. and Deca Cos., hired by Philips 66 last year, revealed plans for Five Points Union, a complex centered around a new town center with 400,000 square feet of space for stores, restaurants, and cafes, two playgrounds, and new walking paths. The majority of the 440-acre site would be occupied by eight warehouses ranging from 250,000 to 1 million square feet. The town center will be part of the initial development, while the warehouses will be built in phases potentially spanning more than 20 years. The project would also redesign the frontage of Anaheim and Gaffey streets, adding new tree canopy coverage and pushing the sidewalks back from the road. Implementing the plan will require city approval, as well as remediating underground pollution. City officials and community members expressed the importance of removing the 25 million gallons of butane tanks. Complaints of pollution, flaring, and fires from have increased in recent years as the plant has aged. State Disburses $414 Million for 30 Housing Projects California has awarded more than $414 million to fund 30 affordable housing projects, creating over 2,000 new homes, nearly all of which will serve low- to extremely low-income residents. The funding, distributed through Governor Gavin Newsom's Multifamily Finance Super NOFA program, streamlines the application process for developers, allowing them to access multiple housing programs through one coordinated system, an approach that has supported more than 12,600 affordable homes statewide since 2020. The new awards will finance multifamily, farmworker, veteran and infill infrastructure housing projects, helping seniors, large families and individuals with special needs. State leaders say the initiative reflects Newsom's broader housing strategy to address homelessness, improve behavioral health care and reform zoning and permitting to speed construction. Officials emphasize that these efforts are producing measurable results, with California outpacing most states in slowing homelessness growth and expanding affordable housing access. CP&DR Coverage: Court Rejects Redondo Beach Overlay District for Limiting Housing In the latest housing element skirmish from Redondo Beach, an appellate court has ruled that the city's mixed-use overlay district doesn't meet the requirements of the housing element law. The city argued that the overlay met the housing element law's provisions involved mixed-use developments. But the Second District Court of Appeal ruled the other way. The case was brought by New Commune DTLA, an entity controlled by developer Leo Pustilnikov, who controls the former AES power plant near the beach in Redondo Beach. The city made a complicated argument that 20 units per acre was not required on all sites because, even though mixed-use sites must have a minimum of 50% residential, the law also requires that 100% residential projects must be allowed in mixed-use zoning (even though there are no mixed uses). The court did not buy the argument. Quick Hits & Updates A recent report from the Council of Infill Builders outlines barriers and strategies for expanding affordable housing through infill development in Marin County. It identifies obstacles such as high construction costs, complex permitting, limited funding and community opposition, and proposes solutions including streamlined approval processes, reduced fees and parking requirements and coordinated funding across jurisdictions. San Diego County Supervisor Jim Desmond has introduced legislation aimed at prioritizing homeownership opportunities for local residents and urging the state to restrict foreign and corporate investment in residential real estate. The proposal seeks to address concerns that such investments contribute to rising housing costs and limit access to homeownership for working families. The Sonoma County Fairgrounds, a 90-acre site historically used for horse racing, is being considered as a potential location for professional men's and women's soccer teams through a partnership with the United Soccer League and local officials. The Redlands Planning Commission voted 5-1 to recommend to the City Council a citywide ban on new warehouse development. The Commission cited concerns about the extensive development of warehouses on already developed sites and ensuring diverse land use. Redlands has seen 28 million square feet of warehouse development in the past quarter century, vastly outstripping every other type of development. Fourth & Central, a proposed multi-use mega-development in Downtown LA's Skid Row neighborhood, took a major step forward when the Planning Commission unanimously recommended the project for construction, setting up LA City Council to consider final approval later this year. The 7.6-acre project would include 1,589 apartments with 249 affordable units, 401,000 sqft of office space, and 145,000 sqft for restaurants and retail, all across 10 buildings of various heights up to 30 stories. In a letter to LA City Council, Mayor Karen Bass proposed a one-time 3-year pause on Measure ULA, the "mansion tax", for homeowners affected by January's fires. In the letter, Bass said that the pause would help homeowners sell their burned properties and gain funds to rebuild or relocate, stimulating sales that were being discouraged by the measure. Measure ULA, a non-marginal tax of 4-5.5% taking effect on any property purchase over $5 million, was approved by voters in 2022 and has been linked by an April 2025 UCLA report to a 50% decrease in sales over $5 million. The California Housing Defense Fund nonprofit filed a lawsuit against the city of Los Altos Hills, claiming the city unlawfully denied development approval for a proposed multifamily senior housing development consisting of 62 units across two properties. The applicant and plaintiff, Forrest Linebarger, has been trying to develop the property for 12 years but has been embroiled in legal battles with the city. He says Los Altos Hills has no interest in developing affordable units or tackling the housing crisis. San Francisco Mayor Lurie unveiled the Fisherman's Wharf Forward project, beginning with a new public plaza on Taylor Street, featuring seating, retail pop-ups and improved access to the inner lagoon. City leaders and the Port of San Francisco say the plaza, along with new lighting, an overlook and longer-term infrastructure upgrades, will reenergize the city's top tourist district as part of San Francisco's broader downtown recovery.

by CP&DR Staff Vol. 40 No. 9 September 25, 2025 Report

This article is brought to you courtesy of the paying subscribers to California Planning & Development Report . You can subscribe to CP&DR by clicking here . You can sign up for CP&DR 's free weekly newsletter here . California Forever Submits Formal Application for Annexation into Suisun City California Forever, the proposed new city northeast of the Bay Area, has submitted a formal application to Suisun City for the Suisun Expansion Project. The documents submitted include a cover letter, a formal application form, a General Plan Amendment, Area Plan, Specific Plan, Vesting Subdivision Tentative Map, and other related documents. Collectively, these provide detail on the plan for a major new employment center, with a focus on advanced manufacturing at the Solano Foundry; well-planned, walkable neighborhoods with homes at a range of price points; as well as a full set of public services, infrastructure, and amenities. The plan is designed to protect and strengthen Travis Air Force Base, provide housing for military families and establish the Travis Protection Zone to support the base's operations. On X, California Forever CEO Jan Smarek promised that it would bea "real city, not a bedroom community: with "a new downtown, and over a 40-year build out, walkable neighborhoods with 175,000+ homes. The proposed Solano Shipyard, 7 miles south, remains in unincorporated Solano County." “We have taken in the application. We have taken in the applicable fee,” Suisun City City Manager Bret Prebula wrote on X. “I really appreciate the work that California Forever has done to this point in the months that we have been having high-level conversations with them about our interest in jobs and housing and transportation and the need to have open space.” (See related CP&DR coverage .) San Jose to Purchase Site for Sports and Entertainment District San Jose approved the $13.5 million purchase of a 3.56-acre downtown site at 447 S. Almaden Blvd., once intended for a major tech campus, to support future plans for a convention center expansion and a sports and entertainment district. The property, situated between the convention center and Discovery Meadow, was sold by developer BXP after it abandoned plans for twin office towers amid a weak office market. City officials say the acquisition gives San Jose strategic control over a key parcel for potential mixed-use development that could include hotels, retail and cultural venues. The purchase will be financed through the city's commercial paper program, with repayment drawn from parking and convention center revenues, bringing total costs to about $15.7 million. Leaders view the move as a rare opportunity to guide downtown revitalization, complementing ongoing efforts to create entertainment zones and retain the San Jose Sharks through a new long-term agreement. Southern California Auto Travel Reaches 97% of Pre-Pandemic Levels; Public Transit Still Lags The Southern California Association of Governments' bi-annual Transportation Trends Report reviews data on 27 transit agencies through June 2025. The report found that transit usage is still in rebound from the COVID-19 pandemic, with bus ridership rates recovering the fastest, followed by light and heavy rail. Commuter rail has been the slowest transit type to recover. Overall automobile miles travelled is at 97% of pre-pandemic levels. The report names remote work as a key contributor to transit trends, with 34% of workdays being performed at home over the past year. Across all transit modes, bus ridership has led the recovery, followed by light and heavy rail, while commuter rail has been the slowest to return to pre-pandemic ridership levels. Bus ridership has shown a steady recovery, with 76 percent of pre-pandemic ridership recovered as of June 2025; most months ranged between 86 percent and 89 percent, suggesting relative stability before the decline observed June 2025. Light and heavy rail ridership recovered 74 percent of pre-pandemic ridership as of June 2025, despite recent service expansions. Commuter rail has recovered 63 percent of pre-pandemic ridership and experienced ridership gains month over month, averaging a growth of 1.4 percent the last year. Repeal of Roadless Rule Could Endanger 4 Million Acres in California The Trump administration moved forward in repealing the Roadless Rule that protects 58.5 million acres of wild areas in national forests nationwide, including more than 4.1 million acres in California. USDA Secretary Brooke Collins announced that the agency would publish a statement of intent thus starting a 21-day public comment period. The 2001 rule protects specified national forest areas from logging and road-building, which are known to destroy habitats and increase erosion and drinking water pollution. Scientists and environmental groups slammed the decision as a potentially disastrous move that would open untouched land to logging and mining. CP&DR Legal Coverage: Infill in Roseville; Mobile Home Park in Jurupa Valley A suburban-style Roseville shopping center properly qualifies for an Article 32 infill exemption from the California Environmental Quality Act, an appellate court has ruled in an unpublished decision. The shopping center's exemption had originally been challenged by nearby residents because a fast-food restaurant was included, saying that was an “unusual circumstance” that permitted as exception to the exemption. When the fast-food restaurant was removed from the project, the residents switched to the argument it would generate traffic. But the Third District Court of Appeal ruled for the city, writing, “the record contains no factual foundation supporting the proposition that the approved project will create significant traffic-related safety issues.” A Jurupa Valley landowner seeking to build a 10-unit-per-acre mobile home park in a 2-unit-per-acre residential zone doesn't need a general plan amendment to move the application forward, an appellate court has ruled . The court seemed to place the zoning code above the general plan, but it also found provisions in the general plan that seemed to support the project. The court also ruled that the community development director didn't have the discretion to make the decision not to move the application forward. The appellate decision is unpublished, meaning it cannot be used as precedent in other cases. Quick Hits & Updates UCLA and LADWP released the report "Innovation Opportunities for a Resilient L.A.", the result of a UCLA-hosted workshop in June 2025 attended by over 100 utility representatives, public officials, and scientists. The report identified four areas for innovation: undergrounding power lines, strengthening water infrastructure, smart metering infrastructure, and wildfire risk assessment and detection. Tulare city officials are planning an entertainment district with dining, shopping, and hotels on a 100-acre site off Highway 99. City officials said to expect at least two years before any project breaks ground, and that the project would be funded with visitor tax dollars. The City of San Diego has determined that historic mitigation requirements have been completed for the half-acre site of the California Theatre in Downtown San Diego, opening the site for redevelopment. Developers called the site a rare opportunity for development that will advance the city's goals for the Civic Center district. A Carlsbad homeowner is facing a $1.4 million fine from the California Coastal Commission and is being ordered to remove a gate blocking public access to the Buena Vista Lagoon and the beach south of the Carlsbad border. Eight months after the Palisades and Eaton fires destroyed 11,000 homes across Los Angeles County, rebuilding remains slow, hindered by high construction costs, insurance shortfalls and bureaucratic delays. While cities and counties have introduced faster permitting systems, including AI-assisted plan reviews and self-certification by architects, only a fraction of affected homeowners have secured permits, leaving many to sell their lots or relocate, even as officials and utilities pledge new funding and compensation programs to accelerate recovery. Anaheim's tourism district, which includes 93 hotels near the city's resort area, has proposed directing about $3 million annually—or 9% of its revenue—toward affordable housing for hospitality workers. The City Council voted unanimously to begin the process of amending the district's rules, including creating a five-member housing committee with authority over how the funds are allocated across programs for first-time homebuyers, rent assistance and affordable housing construction, with final approval expected later this year after a public review and hotel vote.

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 . Cleanup of Destroyed Blimp Hangar Renews Redevelopment Plans in Tustin The US Navy and the City of Tustin have completed an environmental cleanup of the former Tustin Marine Corps Air Station's north hangar site, which was destroyed by a fire in November 2023. City officials are now focused on plans for redeveloping the remaining 500 undeveloped acres of the former base and completing Tustin Legacy, a mixed-use project already spanning 1,600 acres of the decommissioned base and consisting of 4,200 homes in addition to shopping centers, schools, government buildings, and 95 acres of public parks. Local officials emphasized the "tremendous opportunity" presented by such a large contiguous parcel of land, but Tustin Mayor Austin Lombardi cautioned that redevelopment would be complicated since some of the land is still owned by the Navy. Under the current arrangement the city must adopt a reuse plan for the land, which the Navy would then act on. Santa Ana Approves Major Mall Redevelopment Santa Ana City Council approved a proposal from developers Hines and C.J. Segerstrom and Sons to redevelop the 17-acre South Coast Plaza Village mall into a mixed-use project named The Village Santa Ana. The plan calls for replacing 100,000 square feet of existing commercial space with 1.9 million square feet of new development including 1,583 homes, 300,000 square feet of offices, 80,000 square feets of restaurants and shops, 13.8 acres of open space, 7.5 of which will be publicly accessible, and parking for 3,500 vehicles. In exchange for the entitlements, the developers will make $9.3 million in community benefits payments and pay $7.1 million of in-lieu fees for affordable housing development. The development is planned for five phases spanning twenty years. Report: Dearth of Condominiums Exacerbates Housing Shortage According to a new report by the Terner Center for Housing Innovation out of UC Berkeley, California's housing shortage has been compounded by a sharp decline in condominium construction and is linked to the state's construction defect liability laws and the resulting surge in insurance costs. Developers of condos pay three to four times more for insurance than rental builders, partly because insurers assume most condo projects will face lawsuits during the state's unusually long ten-year liability window. Broad definitions of “defects,” aggressive solicitation by trial lawyers and rules that let HOA boards file lawsuits without member approval have created a litigation-heavy environment, further discouraging construction. The report highlights that insurance requirements such as costly “wrap” policies add millions to project budgets, limiting condo development to only the wealthiest markets. To revive condo production and expand homeownership options, the report suggests reforms like shortening the liability period, strengthening HOA accountability, protecting developers who follow repair procedures, capping attorney fees or adopting warranty systems that shift focus from litigation to maintenance and quality assurance. SGC Provides Updates on AHSC Housing Program, SALC Conservation Program The Affordable Housing and Sustainable Communities Program and Sustainable Agricultural Lands Conservation Program have contributed to the development of over 1,200 affordable units in 13 projects statewide and permanent conservation via easements in 13 counties of 8,880 acres of working agricultural land in the first half of 2025. This is according to figures recently released by the Strategic Growth Council. In total, the programs have constructed 22,000 affordable homes with climate-friendly transit options and conserved over 240,000 acres of farmland determined to be at risk of pollution-heavy development. Governor Newsom praised the programs as examples of the state's agricultural and environmental leadership. (See related CP&DR coverage .) CP&DR Coverage: Four Decades of CP&DR As CP&DR enters its 40th year, Editor and Publisher Bill Fulton looks back on a quirky idea -- a newsletter dedicated to nothing but urban planning, covering nowhere but California -- that turned out to have serious staying power. Bill writes, "At the time I was a fledging land use journalist freelancing for a wide variety of publications, including APA's own Planning magazine, as well as California Business (now out of business) and California Lawyer . Industry newsletters - printed and mailed - were all the rage in those days, and I figured that if I compiled all the interesting stuff that crossed my desk each month, at least my friends would pay to read a newsletter." Contributing Editor Josh Stephens, who has been around for 15 of those years, reflects on CP&DR's place in a media landscape that looks very different from what it did in 1986 -- with social media commentary on the rise and traditional news lamentably on the wane. Quick Hits & Updates After a court ordered a new environmental review, Metro and Los Angeles Aerial Rapid Transit (LA ART) have revived plans for a $500 million gondola linking Union Station to Dodger Stadium. The newly released supplemental environmental impact report addresses potential construction noise. It details a 1.2-mile system capable of carrying 10,000 passengers per hour round-trip. However, the project continues to face legal challenges, local opposition and scrutiny from city officials before any construction can proceed. According a loan request published by the Department of Transportation, the cost of the Brightline high-speed rail line between Los Angeles and Las Vegas has increased from $16 billion to $21.5 billion. Brightline West, the private company responsible for construction, requested a $6 billion loan to help cover the cost increase, which Brightline West attributes to increasing raw material and labor costs. (See related CP&DR coverage .) The California State Auditor removed the high-risk designation from the cities of Richmond and Calexico, and kept it for Compton in a report released last week. The report found that Richmond and Calexico took satisfactory action regarding their financial and administrative conditions. The State Auditor noted that Compton took steps to improve their operational health, but not enough to remove the designation. The LA City Council advanced a plan for zoning exemptions for Olympic games-related construction including public bathrooms, fan zones, broadcast centers, training facilities, transit infrastructure. Under the proposed ordinance, temporary structures and projects would be required to be removed six months after the games conclude. The Planning Commission is expected to review the draft ordinance ahead of a full council vote. The California Department of Housing and Community Development warned the Patterson City Council that the Stanislaus County city may have violated the state's Housing Accountability Act when it blocked the 95-acre Keystone Ranch Project. The city said its decision was guided by new water restrictions, and that it is caught between conflicting state directives. The city is required to respond by the end of October. The California Department of Fish and Wildlife secured a 6-month extension from the California Fish and Game Commission to complete its review of a petition to list the western burrowing owl under the California Endangered Species Act. The CFDW will now recieve public comments and scientific data until April 25, 2026. Mack Real Estate Group has withdrawn plans for a 60-story, 713-unit tower in Downtown Los Angeles, shelving what would have been its largest South Park project. While the developer still holds approvals for a nearby 51-story residential tower and a 16-story hotel, neither has advanced to construction, reflecting a broader trend of stalled or abandoned high-rise proposals in DTLA. Hermosa Beach's Planning Commission unanimously approved a scaled-down apartment project at 3415 Palm Avenue after the developers dropped their original 50-foot, five-unit Builder's Remedy plan to a 35-foot, four-unit design in response to community opposition.

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 . Fresno Wins Federal Lawsuit over Diversity Language in Planning Documents A federal judge ruled in favor of the City of Fresno, allowing the city to keep more than $250 million in federal grants threatened by the Trump administration over diversity-related language in city planning documents. The ruling ensures Fresno can move forward with major development efforts like the Fresno Yosemite International Airport expansion and affordable housing projects without risking the loss of federal support. The judge's injunction found the executive branch could not revoke funds already approved by Congress, protecting the city's autonomy in integrating DEI principles into planning and infrastructure initiatives. With these funds secured, Fresno's planning and public works departments can continue long-term efforts in housing, transportation and economic revitalization without diverting local resources. City officials emphasized the decision safeguards equitable, locally driven growth and shields municipal development from politically motivated federal interference. Draft Guidelines for Major State Sustainability Programs Open for Comment The Strategic Growth Council has released draft guidelines for two major grant programs — the Transformative Climate Communities (TCC) Program Round 6 and the Community Resilience Centers (CRC) Program Round 2 — and is inviting public comment from September 29, 2025, through January 2, 2026. These updates, informed by community feedback, legislative changes and lessons from prior funding rounds, aim to make the programs more accessible, inclusive and responsive to evolving climate and community needs. The draft guidelines incorporate input from previous applicants, new policy research and a spring 2025 request for input on a revised grant application process. SGC will host virtual community input sessions and small focus groups—including sessions specifically for Tribal and rural communities—to gather detailed feedback on proposed changes. Written comments are encouraged, and updated materials, including comparison sheets and key changes summaries, are available on the TCC and CRC program webpages for public review. (See related CP&DR coverage.) Quino Butterfly Gets Candidate Status Under State Endangered Species Act The California Fish and Game Commission has granted the Quino checkerspot butterfly “candidate” status under the California Endangered Species Act, giving it temporary legal protections while the state evaluates whether it should be formally listed as endangered. Once widespread across Southern California, the butterfly's range has severely contracted due to habitat loss, with remaining populations limited to parts of San Diego and Riverside Counties. The designation prohibits any unpermitted “take” of the species—such as capturing, harming, or killing—during the 12- to 18-month review period conducted by the California Department of Fish and Wildlife (CDFW). This review will assess scientific data on the butterfly's population and habitat needs and recommend long-term recovery and management actions. Depending on CDFW's findings, the Commission may permanently list the butterfly as endangered, potentially influencing land use, development and conservation planning across Southern California. State Leases 13 Geothermal Sites in Auction Federal officials held the first geothermal lease auction in nearly ten years, selling all 13 available parcels across 23,000 acres in California. Most sites were in Imperial County's Salton Sea Basin, with winning bids ranging from $2 to $247 an acre, reflecting interest in new geothermal technologies. New technologies create underground reservoirs instead of relying on natural hot water pockets, making the industry less risky and more appealing to developers and investors. Although geothermal remains more expensive than solar or wind, demand is growing due to its reliability and potential role in California's push for carbon neutrality by 2045, with interest from companies like Google and Microsoft. The $2.75 million generated will be split between the state of California, the counties where leases are located and the U.S. Treasury, reinforcing both federal and state support for the sector despite concerns about seismic risks and regulation. CP&DR Legal Coverage: Huntington Beach Housing Element; Norwalk Homeless Housing Huntington Beach's status as a charter city doesn't get it out from under state housing law, including the provision that the city must adopt a compliant housing element within 120 days of a court order to do so. That's the decision of an appellate court in the latest battle in Huntington Beach's long-running war with the state over the Regional Housing Needs Allocation and the Housing Element. The Fourth District Court of Appeal ruled that San Diego Superior Court Judge Katherine Bacal, who has been overseeing the case, erred in her ruling by not requiring that Huntington Beach follow the 120-day rule. As part of a settlement agreement with the state, the City of Norwalk has repealed a moratorium on homeless shelters and similar facilities. The city must also establish a housing trust fund and file regularly reports with the Department of Housing and Community Development. The state promised to recertify Norwalk's housing element, which was revoked after the city adopted the moratorium. Quick Hits & Updates The Santa Barbara County Association of Governments has introduced a new Housing Data Dashboard, centralizing local housing, demographic, workforce and homelessness information into a single online platform. Designed to replace multiple disconnected data sources, the dashboard has interactive maps, charts and downloadable workbooks for tracking housing production, affordability, commuting patterns and regional trends by city or county area. The Santa Clara County Planning Commission rejected , on a 5-2 vote, appeals for two South County housing projects that sought approval under California's builder's remedy, citing missed deadlines and incomplete applications. The decision requires the developer to follow local zoning and density rules, while environmental advocates warned of potential impacts to nearby wildlife habitats and commissioners debated the county's strict interpretation of the law. Environmental groups Comite Civico del Valle and Earthworks have filed an appeal with California's Fourth District Court of Appeal challenging the environmental review of the Hell's Kitchen lithium project near the Salton Sea, after a lower court dismissed their lawsuit earlier this year. The appeal argues the project's environmental impact report failed to fully address potential effects on air quality, water resources, hazardous materials and tribal cultural sites. (See related CP&DR coverage.) Los Angeles County supervisors sharply criticized a $1.9 million investigation into the Eaton fire, saying it failed to explain why evacuation alerts were delayed for residents of west Altadena, where most of the 19 deaths occurred. The report, mainly based on county data after several outside fire agencies declined to participate, was described as incomplete and lacking accountability. However, officials agreed to implement its recommendations to clarify evacuation authority, improve coordination and strengthen emergency management systems. The City of San Jose and PG&E have entered a seven-year infrastructure and energy partnership designed to meet the region's surging power demand, particularly from new data centers and manufacturers. The agreement commits $2.6 billion in grid upgrades, streamlined permitting and workforce training, aiming to add capacity, improve reliability and lower energy costs while generating tens of thousands of jobs, new tax revenue and supporting San Jose's goal of becoming a leading hub for clean energy and data-driven growth. Richmond's long-struggling Hilltop Mall site is set for transformation under the proposed Hilltop Horizon Specific Plan, which outlines new housing, commercial space and transit-friendly design across 143 acres. The plan has sparked debate between city officials, who favor a high-density, mixed-use vision to guide decades of growth, and property owner Prologis, which supports a lower-density approach aligned with current market conditions; final consideration of the plan is expected in summer 2026 following technical studies and further community input. Oakland has introduced a faster approval process for single-family homes and multifamily projects of up to 30 units, allowing them to move forward automatically if they meet clear design standards. By shifting these proposals to ministerial review, the city eliminates public hearings, appeals and environmental reviews, aiming to cut costs and speed up housing production. Los Angeles has slipped to 90th place in a national ranking of city park systems, reflecting decades of underinvestment, aging facilities and a $2 billion maintenance backlog. With the 2028 Olympics approaching, city leaders are exploring lower-cost solutions such as opening schoolyards on weekends to expand access, though funding and staffing remain major hurdles. San Diego officials are facing backlash after documents revealed a proposal to redevelop Marina Village on Mission Bay into a hotel-and-housing complex, even as the mayor insists housing is not allowed on parkland. The city wants to declare three parcels of Mission Bay property “surplus” under state law to seek new leaseholders, but critics fear the designation could legally force the city into negotiations with developers proposing housing, potentially opening the door to privatization of public parkland.

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 . Court Rules Do or Die for Dormant Hawthorne Mall A judge has ordered the owners of the long-abandoned Hawthorne Plaza Mall to either redevelop or demolish the 35-acre property by August 2026, after decades of failed plans and community frustration. Once a large shopping center, the mall has sat vacant since the late 1990s, though it has occasionally served as a backdrop for major films. While developers once pitched a large-scale mixed-use project with a proposed 600 units in 2017, those plans never came to fruition, leaving residents frustrated by decades of inaction. If the current owners fail to act by the court's deadline, officials have warned that a receiver could be appointed to seize control and determine the mall's future. City officials say the move is critical to revitalizing downtown and addressing safety concerns. New Housing Approved at Anemic Pace Statewide California jurisdictions' issuance of new housing permits has fallen to one of the lowest levels in more than a decade, excluding the early pandemic slowdown. The state approved about 49,400 units in the first half of 2025, marking a modest decline from last year and well below both the recent building surge and the long-term average. Rising borrowing costs, leftover unsold units from the pandemic construction boom and broader economic uncertainty have limited builders' willingness to start projects. Single-family homes have seen the sharpest pullback, while apartment construction has held steadier, but still fall below peak activity. The national picture shows a similar trend, but overall permitting remains stronger than California's. Bay Area to Face Regionwide Vote to fund BART California lawmakers have approved SB 63, clearing the way for a 2026 ballot measure that would raise sales taxes in five Bay Area counties to stabilize struggling transit systems like BART, Muni and Caltrain. The proposal would form a new regional district under the Metropolitan Transportation Commission and could generate up to $1 billion annually for 14 years, though the tax rate would vary between counties. Supporters argue the revenue is necessary to avoid steep service cuts, while critics warn the measure could burden low-income residents and question whether agencies have done enough to control costs. To address concerns, the bill requires efficiency audits and directs agencies to explore redeveloping land around stations for housing or mixed-use projects. If approved by voters, the sales tax would take effect in 2027, pushing some Bay Area cities' tax rates to the highest in California. Threat of Lawsuit Scuttles Logistics Plan in San Bernardino The board of the Inland Valley Development Agency (IVDA) voted to scrap its Inland Valley Infrastructure Corridor project--a master plan for logistics around San Bernardino Airport--to avoid a lawsuit from the People's Collective for Environmental Justice Action. Community groups argued the plan violated California's environmental disclosure laws and would have displaced residents while increasing polluting warehouse and industrial development. This marks the third time in recent years that residents have successfully blocked similar IVDA proposals, including the controversial Airport Gateway Specific Plan. Local advocates celebrated the cancellation as a major environmental justice win but urged the agency to engage communities more meaningfully in future planning. Court Non-Ruling on Palm Springs Project Strengthens Prevailing Wage Law The California Supreme Court refused to hear an appeal over wage requirements tied to a $175 million redevelopment in Palm Springs, effectively upholding a lower court decision against the project's developer. Palm Springs Promenade LLC, backed by Grit Development, must now comply with state prevailing wage laws and may owe workers back pay for construction on the former Desert Fashion Plaza site. The company had argued that the project was exempt under the city's charter authority, but appellate judges concluded the developer controlled how construction funds were spent. The dispute began in 2017 after a labor compliance group sought a state review, and the case drew attention from the League of California Cities, which supported the developer's position. The ruling sets a precedent that developers in public-private projects cannot sidestep wage rules by invoking municipal exemptions when they retain primary control over construction. CP&DR Coverage: The (Potential) SB 79 Revolution Of all the land use and housing bills passed in California over the past decade, none has ever received as much hoopla as SB 79, the legislation that would essentially upzone all property. Mear major transit stops around the state and give transit agencies more power over zoning and developing their own property. Many years in the making, SB 79 passed the legislature on the last day of the session and is expected to be signed by Gov. Gavin Newsom. Supporters - largely from the YIMBY movement - hail the bill as the biggest step forward yet in the effort to increase housing production in California. It includes a two-tier system in which allowed housing densities depend on quality of nearby transit service. Quick Hits & Updates Measure ULA, Los Angeles's real estate transfer tax, has dampened luxury property sales and slowed housing development even as it channels money into affordable housing programs, according to a report from the UCLA Lewis Center. The study also pushes back on claims of widespread job creation, concluding that the measure has so far generated only a small number of construction jobs rather than the thousands touted by supporters. San Francisco voters recalled Supervisor Joel Engardio after he backed the conversion of the Great Highway into Sunset Dunes, a car-free coastal park that many Sunset District residents opposed despite citywide approval. While Engardio defended the project as worth the political cost, his ouster highlights broader Bay Area discontent with local leaders and divisive development decisions. Santa Clara County's $950 million Measure A bond has nearly run out of funds but exceeded expectations, supporting close to 6,700 affordable homes, far above its original 4,800-unit goal, while also enabling projects like Mountain View's La Avenida Apartments for low-income and formerly homeless residents. Despite successes, rising costs and shortfalls in rapid rehousing units leave questions about future funding, with advocates calling for continued public and private investment to maintain momentum. Santa Ana approved The Village, a redevelopment project near South Coast Plaza that will replace an underperforming retail center with nearly 1,600 homes, along with new shops, offices, bikeways and acres of public open space. The project is expected to generate about $5.5 million annually in tax revenue and create roughly 9,000 jobs, positioning the city to meet state housing goals while transforming the area into a mixed-use community hub. Los Angeles Metro released a draft EIR for a 4.5-mile C Line extension from Redondo Beach to Torrance, adding two new stations and providing a direct 19-minute rail connection to LAX and nearby Inglewood venues like SoFi Stadium. Expected to open in 2036, the project incorporates community feedback, trench designs to reduce noise and traffic impacts and is projected to draw more than 11,500 daily riders while cutting millions of vehicle miles each year. Kilroy Realty is moving to revive its long-delayed redevelopment of the former San Francisco Flower Market site in Central SoMa, filing new applications that present four possible versions of the project ranging from office-heavy towers to high-rise housing, mixed-use or institutional space. The redesigned proposals increase building heights and parking while dropping earlier promises of childcare and community space, reflecting the developer's attempt to stay flexible in a shifting market where both housing and office demand remain uncertain. San Diego Mayor Todd Gloria is proposing to dissolve the city's four community parking districts after an internal review found contract violations, questionable reimbursements and spending on overhead instead of neighborhood improvements. If the City Council approves, the city would redirect $1.8 million in annual parking meter revenue to fix sidewalks, streetlights and other infrastructure, though district leaders argue the mayor is exaggerating problems and trying to grab funds to cover budget gaps. Oakland-based nonprofit PSE Healthy Energy released an interactive map of methane leaks across the country from 2016 to 2025, including 32 occurring in California, all in the southern San Joaquin Valley. Associated with oil and natural gas production, almost all the methane leaks also included other dangerous chemicals such as benzene in concentrations hundreds of times higher than the state's short-term limits. The nonprofit said most people effected by leaks never know they are happening, and they hope to provide communities with a better understanding of how methane leaks affect health and air quality. Capitola city leaders are preparing to redevelop 46 acres of empty space at Capitola Mall into up to 1,700 housing units. Capitola City Council will need to make major zoning decisions before the project can begin. Community Development Director Katie Hurley says the council will choose between updating existing objective standards, fast-tracking updates, or adopting a form-based code. The California Department of Housing and Community Development awarded $52.6 million to two housing projects in Atascadero and Ojai, two of the areas most severely impacted by the winter storms of 2022 and 2023. These grants seek to jumpstart construction for 91 affordable rental homes, using the federally funded Distaster Revovery Housing Accelerator Program (DR-ACCEL).

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 . Lawmakers Reach Deal to Fund High Speed Rail through 2045 Governor Newsom and California lawmakers struck a deal to dedicate $1 billion annually from 2030 to 2045 for the state's high-speed rail project, the largest guaranteed funding commitment in its history. The money is enough to finish the 171-mile Central Valley segment between Merced and Bakersfield, slated for completion in 2033, but not enough to extend the line to San Francisco or Los Angeles, and more funds will be needed to reach population centers like Gilroy and Palmdale. The commitment is tied to an extension of California's cap-and-trade program, which generates billions annually for climate and infrastructure projects. Supporters say the investment will create jobs and reduce emissions, while critics call it wasteful spending after years of delays and ballooning costs. 15 Jurisdictions Receive Prohousing Designation California has added 15 jurisdictions to its list of communities with the Prohousing designation. They include the cities of Adelanto, Bishop, Campbell, Chula Vista, Hayward, Indio, Lancaster, Los Altos, Santa Ana, Sunnyvale, and Woodland; the counties of Nevada, San Luis Obispo, and Tuolumne, and the town of Moraga. This status is given to local governments that adopt policies aimed at increasing housing production, such as streamlining permitting, updating zoning rules and reducing certain fees. The newly added communities are taking varied approaches, including supporting accessory dwelling units, making use of public land and adjusting regulations to encourage affordable housing. To keep the designation, jurisdictions must maintain certified housing plans, complete rezonings, comply with state housing laws and submit regular progress reports.(See related CP&DR coverage.) Los Angeles County Light Rail Extension Pushes Toward Inland Empire; Next Phase Faces Funding Troubles Los Angeles Metro opened its long-awaited A Line extension from Azusa to Pomona, a $1.5 billion project adding four new stations and expanding the world's longest light rail line to 58 miles. The nine-mile addition improves access to colleges, medical centers and the Pomona Fairplex, which will host Olympic cricket matches in 2028. Construction began in 2020 and required relocating freight tracks, with Metro now overseeing operations after the Foothill Gold Line Construction Authority completed major work. While the project was originally planned to continue east to Claremont and Montclair, the San Bernardino County Transportation Authority recently withdrew $37 million in funding, halting the Montclair extension for now. Officials say the Claremont extension remains on track, but the Montclair segment and eventual hopes of reaching Ontario Airport faces major delays. San Francisco Zoning Reform Advances, with Opposition Heating Up The San Francisco Planning Commission approved Mayor Dan Lurie's 'family zoning' plan after a contentious ten-hour long hearing that highlighted increasing division over the plan to add 36,000 new homes to San Francisco's west side and southern neighborhoods. Opposition groups said the zoning changes would displace small businesses and tenants and lead to uncontrolled real estate speculation, while Lurie says the plan is critical to make San Fransisco affordable for families and viable for small businesses. Supervisors Myra Melgar and Chyanne Chen have both introduced legislation to protect small businesses and tenants, with Lurie supporting. The group Neighborhoods United brought opposition to the plan on the grounds it never received an Environmental Impact Report from the city. The Planning Commissioners who voted against the plan criticized a lack of funding mechanisms to ensure affordable housing can be funded sufficiently, and said mere upzoning, rather than a comprehensive urban development plan, would be insufficient to tackle the city's problems. CP&DR Coverage: American Planning Assoc. Conference Preview The City of Monterey and the surrounding urban area is likely the smallest region to host the conference of the California Chapter of the American Planning Association, but it punches above its weight in terms of the complexity of urban planning challenges and issues. The region lies on the border between the Central Coast and the Bay Area, hemmed in by mountains and the Pacific Ocean. In preparation for this month's conference, which starts September 28 at the Monterey Convention Center, CP&DR's Josh Stephens spoke with Monterey Community Development Director Kim Cole; Marina Planning Manager Alyson Hunter; and Salinas Planning Division Manager Grant Leonard. CP&DR is a media sponsor of this year's conference. Quick Hits & Updates The California Supreme Court is being asked to decide who controlled $51 million in public funds used in Palm Springs' $175 million downtown redevelopment, a key factor in whether the project must pay prevailing wages. The case has broader implications for charter cities' authority in public-private partnerships, with municipal leaders warning the appellate court's ruling could undermine local fiscal autonomy while state regulators argue the private developer, not the city, controlled the construction. The Richmond City Council will weigh a sweeping plan to redevelop the 143-acre Hilltop Mall site into a mixed-use district, with new housing, retail, parks and transit links, aiming to help the city meet its housing goals. While planners and officials support the vision, residents remain split over density levels, and environmental review is expected to begin before final hearings in 2026. According to long-range projections from the University of Illinois Chicago, Fontana and Moreno Valley in the Inland Empire are among the California suburbs expected to see major growth this century. Fontana's population is forecast to rise by about 99,000 residents to more than 308,000 by 2100, while Moreno Valley could add over 104,000 residents, reaching more than 314,000. Home hardening and defensible space can cut destruction rates nearly in half, dropping losses from 80% to as low as 52%, according to a UC Berkeley-led study of five major California wildfires found that. Researchers said survival depends most on spacing between homes, siding materials and building age, but stressed that community-wide adoption of mitigation strategies is key to saving lives and homes. The Los Angeles City Council voted 11-2 to approve a $2.6 billion Convention Center expansion, despite warnings it could drain over $100 million a year from the city's general fund and threaten basic services. Supporters, including Mayor Karen Bass, argue the project will create thousands of jobs, boost downtown's recovery and prepare L.A. to host Olympic events in 2028, while critics warn it could worsen the city's budget crisis and leave a gleaming facility surrounded by deepening homelessness. A large majority of Los Angeles residents support building more affordable apartments, even in neighborhoods now zoned for single-family homes, according to a UCLA Lewis Center poll. The study suggests many Angelenos are willing to allow higher-density housing across typical single-family streets to help ease the city's housing shortage and expand affordable options. The Solano County Board of Supervisors voted to support state legislation that would allow California Forever to construct a shipbuilding facility in Collinsville. The legislation would override voter approval for development, and public comment before the vote was highly critical of the plans, which opposing residents said would eliminate local control over development and the environment. Researchers at Occidental College released a report on Los Angeles's Measure ULA, the "mansion tax" passed by voters in 2022. In April 2025 the UCLA Lewis Center released a report titled Taxing Tomorrow which found that the tax was hurting the real estate market. The report found that Taxing Tomorrow came to "premature conclusions" based on "questionable methodology, limited data, and flawed analysis". Los Angeles has launched its largest affordable housing funding round ever, offering $387 million to developers, most raised through Measure ULA's “mansion tax” on property sales over $5 million. Unlike past funding cycles, the city will now award money based on a percentage of project costs, covering anywhere from 30% to 100%, to accelerate construction, preservation and adaptive reuse projects. California lawmakers are considering paying Valero between $80 and $200 million to cover maintenance costs for the Benicia refinery near San Francisco. The plant is scheduled to close in April of next year, and would be the latest refinery closure in California. Over the past year Governor Newsom has encouraged California regulators to work with oil companies to prevent closures in an effort to contain fuel costs which are already the highest in the country. The California Theatre in San Diego has been listed for sale as an immediate redevelopment opportunity. The half-acre property has fully satisfied historical requirements for redevelopment, and listing agent Jason Kimmel described the property as a key component San Diego's long-term plan for the civic center area.

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 Reaches Agreement with Artesia to Update Housing Element The Attorney General's Office and the Department of Housing and Community Development reached a settlement that will bring the Los Angeles County city of Artesia into compliance with Housing Element law. In 2023, HCD found Artesia to be out of compliance with the Housing Element Law. HCD issued a letter of inquiry, inviting Artesia to explain its non-compliance in May 2023. The city responded with a proposed timeline for compliance, but then failed to meet its own deadline. HCD issued a Notice of Violation (NOV) in October 2024. The agreement, which is in the form of a proposed stipulated judgment and must be approved by the court, lays out deadlines for the city to revise the housing element. Under the settlement, Artesia will take several required actions to adopt a compliant housing element no later than January 2026. The housing element will plan for 1,069 new homes, including 608 that will be affordable for very low-, low-, and moderate-income Californians. Artesia will face civil penalties of at least $10,000 per month from January 1, 2025 to the compliance deadline of January 2026. Artesia must acknowledge that the “Builder's Remedy”— a provision in the Housing Accountability Act that requires local permitting authorities to process certain housing project development applications, regardless of zoning or general plan consistency — is in effect until the City has an updated housing element. Bill to Soften Los Angeles "Mansion Tax" Dies When Mayor Unexpectedly Revokes Support Los Angeles Mayor Karen Bass worked with state lawmakers to draft a bill that would scale back Los Angeles' “mansion tax,” arguing it discouraged housing construction, but the plan collapsed when she withdrew it hours before a key vote. The proposal, known as SB 423, would have reduced taxes on recently-built apartments, shopping centers and warehouses, while maintaining higher rates on luxury homes, with the aim of stimulating development. Supporters of Measure ULA, the voter-approved tax on property sales over $5.3 million, denounced the move as an attempt to undermine voters' will and warned it could slash revenue for affordable housing and homelessness programs by up to 30%. Business groups and real estate advocates were split, with some calling the changes insufficient and others viewing them as a necessary correction to keep projects viable. Bass and the bill's co-authors vowed to revise the legislation and bring it back in January, while opponents of ULA continue on with a separate statewide ballot measure that could nix the tax entirely. (See related CP&DR coverage .) California Rep. Liccardo Co-Sponsors Federal Housing Bill U.S. Reps. Sam Liccardo, D-Calif., and Mike Flood, R-Neb., introduced legislation aimed at making it easier for cities to use federal money to build affordable housing. The Unleashing Needed Local Options to Construct and Keep Housing (UNLOCK) Act would loosen restrictions on how municipalities spend Community Development Block Grant (CDBG) funds. Efforts stem from feedback gathered by the House Subcommittee on Housing, which sought input from local governments on ways to reduce red tape in federal housing programs. “When Mountain View shared their idea, I jumped at the chance to bring this idea to fruition in Congress,” Liccardo said — referring to the city in his district that recommended expanding CDBG flexibility. “As Mayor of San Jose, I saw firsthand how cities are forced to face the brunt of the housing crisis without the federal money to match the magnitude. Easing restrictions on municipalities' use of CDBG funds will help us meet our communities' growing needs faster.” Mountain View, Calif., officials said the city has five affordable housing projects in its pipeline that could benefit from the change. Flood said the measure would also help communities in his state: “This targeted legislation would give communities across the state the flexibility to use CDBG dollars to directly address housing supply needs.” The bill has backing from the U.S. Conference of Mayors, National Association of Counties, National League of Cities and other national housing organizations. Federal Land Management Rules Could De-emphasize Conservation The Department of the Interior may repeal a Biden-era land management rule that had elevated conservation to the same priority as development on federal lands. The 2024 rule allowed public property to be leased for ecological restoration, but critics in industry and agriculture argued it threatened energy production, grazing and recreation. Burgum and other opponents said undoing the policy would preserve access for multiple uses and safeguard local economies, while environmental groups countered that the move undermines federal law and favors extractive industries. The proposal aligns with broader Trump administration efforts to expand drilling, mining and logging across Western states. Once formally published, the rollback will undergo a 60-day public comment period, setting up a clash between conservation advocates and industry supporters over the future of public lands. CP&DR Legal Coverage: Judge Sides with HCD in Beverly Hills Builder's Remedy Case A Los Angeles judge has ruled that the addition of a hotel and the subtraction of some affordable housing units doesn't cause a Beverly Hills developer's vested rights under the builder's remedy law to expire. Rather, he wrote, the two changes fall - just barely - within the law's provision that a developer can change both affordable housing and square footage by 20% without surrendering the vested rights. This marks the second time in recent months that an L.A. judge has relied heavily on interpretations from the Department of Housing & Community Development on the vested rights question. Judge James Chalfant recently ruled a 90-day window to respond to incompleteness letters resets each time a new letter is received, based in part on HCD's interpretation. Quick Hits & Updates San Diego's Metropolitan Transit System voted to postpone a proposed 2026 sales tax measure until 2028, opting instead for its first fare hike since 2009 and other stopgap measures to address a projected $250 million deficit. The plan includes raising fares by up to 20%, diverting $225 million from capital funds to operations and considering service cuts and pension payment adjustments. President Trump issued an executive order to establish a “National Center for Warrior Independence” on the West L.A. VA campus, calling for up to 6,000 housing units for homeless veterans by January 2028, but the details of the plan are being developed largely behind closed doors, with nondisclosure agreements, lack of public input and blocked access for veterans and Congress. A Los Angeles City Council committee voted to move forward a plan that could end mandatory parking requirements for new housing, giving developers the option to build with little or no parking. Santa Monica City Council approved a one-year pilot program letting developers meet affordable housing rules by building units off-site, rehabbing old ones or paying fees, in hopes of jump-starting stalled projects amid high costs and interest rates. Supporters say it could unlock thousands of units, but critics, including the mayor, warn it risks reinforcing segregation and weakening the city's commitment to integrated affordable housing. Anaheim officials are in early talks with startup Swyft Cities about a $125 million gondola system that could connect Disneyland with major destinations like the Honda Center, Angel Stadium, ARTIC and the Anaheim Convention Center. The 3.8-mile route under discussion would run along Katella Avenue with a five-minute end-to-end trip. The Trust for Public Land's 2025 ParkScore index ranked Irvine second place nationwide for park acreage, access, amenities, investment and equity, credited largely to its Great Park project. San Francisco also placed near the top, ranking in the top ten for its strong park access and sustained investment, and San Diego ranked 22nd. A federal judge in San Francisco ordered the U.S. Fish and Wildlife Service to decide within nine months whether the San Francisco Estuary's white sturgeon population should be listed as threatened under the Endangered Species Act. The agency had sought until 2029, citing staff cuts and a backlog, but the presiding judge ruled that its delays were partly self-inflicted and couldn't override statutory deadlines. The estimated price of a planned expansion and refresh of the LA Convention center has risen to $2.7 billion, up $483 million from six months ago, intensifying uncertainty about whether the center will be ready in time for the 2028 Olympics. The city is counting on two planned digital billboards to contribute revenue, but approval is uncertain and the city would have to come up with $111 million a year through 2058 to cover expansion costs. Most of the increase comes from the Department of Water and Power, which issued higher estimates for relocating utilities. LADWP also warned that the project would likely cause delays to the planned rail line to the San Fernando Valley and other projects as staff would have to be diverted. A new study found San Diego has the second-oldest homeowners in the nation, with an average age of 54, just behind Los Angeles at 55. Despite the metro area's median age of 39, high housing costs, stagnant wages, and policies like Prop. 13 have kept older homeowners in place while younger residents leave or continue renting, making nearly half of San Diego households renters. The Sacramento Area Council of Governments announced that the region constructed 12,500 homes in 2024, the highest in a year since 2005 and surpassing current annual targets. To meet the current goals, the region will need to add 278,000 new housing units by 2050. SACOG pointed to policies such as removing parking mandates, streamlining approvals, and more flexible zoning as key to the increased construction.

Eight years ago, the legislature adopted legislation to permit “Enhanced Infrastructure Financing Districts,” which would have used tax-increment financing to facilitate tricky developments that jurisdictions considered important. Arguably, few infill projects in the state are more important than the Sacramento Railyards, a 220-acre expanse adjacent to the city’s downtown. And yet, when the Sacramento City Council recently tried to expand the boundaries of an existing EIFD it had planned to help finance development of the Sacramento Railyards, it was rejected. State law requires that if more than half of existing local residents object, the EIFD must be abandoned. Frustrating as the vote might be for the project’s boosters, that sort of stakeholder input is an inherent part of EIFD law. The regulations were intended, in part, to counter the opacity of the state’s former redevelopment system. “If anything, this demonstrates that the process works,” said consultant Larry Kosmont, who works on EIFDs and infrastructure financing. “We want full disclosure. This validates that the notification process will result in community input, which is the intent of it.” The main sticking point for current residents seems to be how much affordable housing will be included when the project is completed. The developers plan to have about 6 percent of the total number of units be affordable; residents and a local service workers’ union asked for at least 25 percent. The city’s Housing Element, filed with the state in 2021, states that “the City shall require a 20 percent set-aside for affordable housing in all new enhanced infrastructure financing districts to the extent permissible by State law.” Currently, there are only two housing developments completed within the proposed expanded EIFD boundaries, with a total of about 500 units, but they are not all rented out. The Wong Center specifically offers affordable housing for seniors. The AJ is a mixed-income development that counts 20 percent of its units as affordable. That means that about 45 percent of the housing built so far is affordable. "That's a great ratio," said Unite Here Local 49 representative Sonya Karabel. "But the final plan is that more than 94 percent of the rest will be market rate." "Our members work in the service industry in downtown Sacramento," said Karabel. "They are the low-income workers who need affordable housing near downtown. Six percent affordable housing isn't enough." Sacramento City Councilmember Phil Pluckebaum, who is head of the Railyards Authority, did not respond to requests for interviews from CP&DR. First envisioned two decades ago, and formalized in a 2007 environemntal impact report, the original Sacramento Railyards development plan had focused on renovating the vintage brick warehouses for big-box retail, and on adding housing as well as a new stadium or arena. State grants allowed that first developer to begin work on some of the extensive environmental mitigation that was needed due to the industrial nature of the area, as well as new roads and bridges and improved stormwater and sewer facilities.