Focus
San Diego residential developers must build more low-income units under new law
The San Diego-Union Tribune – December 10
San Diego will require developers of housing projects to build more low-income units or pay steep penalty fees under a new policy that city officials, business groups, and labor unions have been negotiating for several months. The new policy, which the City Council approved 7-2 last Tuesday along party lines, is expected to spur more housing construction by giving developers and property owners greater certainty about what affordability requirements they face. Leaders of the development community have said that uncertainty about the final details of the policy, called “inclusionary housing,” has slowed many real estate deals because it is hard to negotiate when no one knows the rules of the game. The new policy must be formally approved by the council again in coming weeks.
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News
Supreme Court leaves cities with one option on homelessness: more housing
Los Angeles Times – December 17
The U.S. Supreme Court this Monday decided against hearing an appeal of the landmark case City of Boise v. Martin, letting stand a ruling that amounts to a broad curb on police powers in California and eight other states to stop people from sleeping on public property if no other shelter is available. For Los Angeles and dozens of other cities across the West, all struggling to deal with a growing number of people living on the streets, Monday made clear that the only solutions to homelessness are more housing and more services. By declining to take the case on Monday, the high court let stand a 2018 ruling from the U.S. 9th Circuit Court of Appeals, which found that it is unconstitutional to prosecute people for sleeping on public property if enough shelter or housing isn’t available as an alternative. Police can still intervene when there is criminal activity, however, such as drug use. Dozens of cities and counties across the West, including Los Angeles, had urged the Supreme Court to hear an appeal of the Boise ruling.
Berkeley moving forward with development at North Berkeley, Ashby BART stations
The Mercury News - December 11
The 822-space parking lot at North Berkeley BART and the 715-space lot at Ashby BART are now blank canvases for what could become one of the biggest development projects Berkeley has ever seen. The Berkeley City Council last Tuesday unanimously approved an agreement with BART to start cooperatively planning development at the two parking lots, and committed to paying for at least some of the affordable housing at the sites. A preliminary analysis presented in May called for about 1,700 apartments to be built on the two sites. Plans to develop the parking lots have been in the works for more than a year, spurred by a 2018 law that allows BART to bypass local zoning authorities on its property surrounding stations, fast-tracking housing development.
California approves new energy efficiency frameworks expected to boost emerging technologies
Utility Dive - December 17
The California Public Utilities Commission last week voted unanimously to adopt frameworks for two areas of energy efficiency policy, giving support to the continued use of Regional Energy Networks and expanding the use of market transformation initiatives (MTIs). The decision authorizes an MTI five-year budget of $250 million to advance new efficiency programs and technology. The plan sets out a framework and budget for MTIs, but it could still take a year just to get the administrator in place. It is not clear what kinds of projects may come forward yet, but there is a growing focus on developing highly-efficient heat pumps for hot water or buildings.
California regulators clear way for natural gas bans to take effect
San Francisco Chronicle – December 11
The California Energy Commission cleared the way last Wednesday for six local governments to limit the use of natural gas in many new buildings. The policies, which encourage the installation of all-electric appliances, are scheduled to take effect in January. Environmental advocates pushing to scale back fossil fuels hailed the commission’s move as a victory, but opponents argue that the gas bans will increase costs, harm businesses, and limit consumer choice. Some noted that the all-electric push comes despite Pacific Gas & Electric Co.’s warning that wildfire-prevention power outages could persist for a decade. Berkeley passed a trend-setting ban on gas appliances in new homes over the summer. Its example showed the way for more than 20 municipalities to pass similar ordinances, according to the Building Decarbonization Coalition.
Mobile home zoning approved to save affordable housing, head off conversions
Ventura County Star – December 11
Mobile home parks in the unincorporated areas of Ventura County will not be redeveloped into higher-priced types of housing under a zoning change approved last Tuesday. Voting unanimously, the Ventura County Board of Supervisors placed the 25 parks in a special zone where owners are essentially prohibited from converting the properties into alternate uses such as apartments and condominiums. Such conversions have occurred in high-cost areas elsewhere in California, a state where mobile home parks are one of the few remaining sources of unsubsidized affordable housing, county officials said.
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