2. The bill creates utterly open-ended authority for fed. agencies to demand a "community benefit agreement" as price of any permit for which an EIS was prepared.
This converts NEPA from procedural statute into grant of substantive reg / exaction authority.
/3
In exercising the "community benefit agreement" authority, what is a federal agency supposed to consider?
Consideration #1 is the deepness of the permit-applicant's pocket. Seriously.
/4
And in case the new, expansive definition of "enviro impact" wasn't clear enough, the bill adds that CBAs may be imposed to offset any *social or economic* (as well as enviro) impacts of the project.
/5
In fact, the bill says an agency can impose a CBA not just to mitigate adverse effects of the project, but "to address legacy or historical harm" with, e.g., local-hire requirements.
/6
3. The bill would also destroy the caselaw that limits scope of enviro review to scope of agency's regulatory discretion, not only via the CBA provision but also by expressly requiring analysis of effects "not within control of any federal agency."
4. And the bill would send a torrent of federal dollars into the coffers of groups who'd exploit NEPA for labor or other side hustles.
- there's $3 billion of "community engagement" grants to arm nonprofits & others
/8
- and there's a new statutory mandate that FERC reimburse NGO intervenors in regulatory proceedings (if intervenor affects the outcome)
/9
5. And in case NEPA turned up to 11 isn't enough, there's also a new, judicially enforceable mandate for "community impact reports" if a project may affect an "environmental justice community."
/10
6. There's also a wild provision that seems to prevent federal agencies from considering any project alternatives in an EIS unless (a) the alternative would have no adverse impact on any "overburdened community," or (b) it serves a compelling interest *in that community.*
/11
"Overburdened communities" are defined, in turn, not as communities burdened by the project, or by legacy pollution, but by race, poverty, or language-minority status.
(CJ Roberts & Co. may find the race piece unconstitutional, but the rest would stand.)
/12
The biggest shocker for me is that this bill has the backing of the old "New Democrats," not just the left wing of the Dem coalition.
I should add that I know NEPA less well than CEQA. Maybe I'm misreading or misunderstanding something in the bill.
Let's hope better minds will find my errors.
@nicholas_bagley @dfarber @jadler1969 @AA_Mance @CarolineCecot @EnergyLawProf @AlecStapp @TDuncheon
/end
One more observation: the bill subtly nudges NEPA toward super-statute status by directing conflicts b/t NEPA "and any other provision of law" to be resolved in favor of NEPA.
@drvolts, @robinsonmeyer: I'd love to hear your thoughts on the CETAA draft that dropped last month. (Apologies if I missed your coverage.)
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If builder's remedy comes to San Francisco, the city's anti-demolition / displacement rules go out the window.
For progressive supes & tenant orgs who believe what they say about those rules, enacting a compliant rezoning & constraint removal plan should be Priority #1.
🧵/9
Explanation:
- s/t narrow exceptions, a city may not impose any local requirements on a builder's remedy project that EITHER (1) render project infeasible, OR (2) prevent a project that meets certain requirements from being constructed "as proposed by the applicant"
/2
- any local rule or procedure that prevents the demolition of the existing structure on a lot almost surely will "render the project infeasible"
- the exceptions, enumerated in GC 65589.5(d)(1)-(4), do not include tenant or old-building protections
The SF City Economist report on city's housing-element rezone is a nice bookend to the Court of Appeal's decision last month in New Commune v. Redondo Beach.
Put them together, and it's clear that pretty drastic reforms to CA's Housing Element Law are in order.
Crux of New Commune: If city does fact-intensive, site-specific analysis of "realistic" capacity for new housing, any frustrated YIMBY can dredge up an existing lease, go to court, and get the judge to put the city in Builder's Remedy penalty box.
/2
Import of S.F. City Economist report (together w/ HCD's correspondence w/ city thus far): If city instead uses p(dev) method to gauge its plan's capacity, city will be at mercy of the inexpert model gods at HCD.
California, home of the world's 4th largest economy & several of its top econ departments, has spent 50 years "planning for housing need" w/o availing itself of economic expertise.
The game is up, courtesy of the S.F. city economist. My op-ed in today's @sfchronicle ⤵️.
🧵/22
What happened?
Every 8 years, CA cities must adopt a plan, called a "housing element," that shows how they'll accommodate their fair share of regionally needed housing.
/2
In June 2020, after some back-and-forth w/ regional "council of governments" (but no input from economists) @California_HCD announced the current target for the Bay Area.
/3 abag.ca.gov/sites/default/…
New CEQA opinion nixing (again!) the voters' repeal of a 30' height limit in San Diego is a near-perfect vehicle for CA Supreme Court to jettison the worst of "Old CEQA."
Very glad that @MayorToddGloria is determined to appeal it.
🧵
Background:
- In 1972, the voters capped heights at 30' "to prevent[] high-rise buildings from obstructing 'needed open breezes, sky & sunshine,'" and to "protect[] against unwanted population density with its problems of ... lack of parking space, increased crime[, etc.]"
/2
- the 1972 San Diego ballot measure defined "coastal zone" to include not only environmentally sensitive area, but also a big swath of industrially zoned land b/t the freeways
First off: the grid & internal transit plan is fantastic.
There's a bike/ped/greenway grid; a slow-car/bike/ped grid; and transit/faster-car grid.
What other city has a citywide grid of bus rapid transit, with BRT lines every 1/2 mile both north-south & east-west?
/2
Parking:
- Street and public-garage parking will be variable-rate metered 24/7 from the get-go.
- Residents may rent a monthly spot in a public garage.
- No parking minimums for residential projects.
tl, dr: I agree w/ @mnolangray that Leg should focus on (1) lowering construction costs, and (2) protecting incumbent tenants w/o blocking redevelopment on fair terms to tenants.
Leg should probably try to accommodate the most passionate & deep-pocketed NIMBYs, who might otherwise bring the whole framework crashing down.
Worst case is a "Prop 13 for land use" ballot measure.
/2
Short of a nuclear ballot-measure, NIMBY opposition to SB 79 could induce cities to pass local measures that hinder multifamily housing development across the board, not just SB 79 projects.
/3