Welcome to California development. Here, professionals speak entirely in acronyms. Your project’s success depends on cracking their code.
Ever sat in a planning meeting feeling lost? You’re not alone. California real estate has more acronyms than a military handbook. Using them correctly is the secret handshake of industry insiders.
CEQA: The Ultimate Boss Battle
CEQA stands for California Environmental Quality Act. Pronounce it “see-qua.” Never say “seh-kah” unless you want eye rolls.
When someone mentions “full CEQA,” brace yourself. It means your timeline just stretched by two years. Think of it as needing a root canal, colonoscopy, and tax audit all at once.
The Environmental Review Menu
Every CEQA process needs documents. Here’s what they mean:
EIR (Environmental Impact Report): A massive document that weighs five pounds. Nobody reads it all.
MND (Mitigated Negative Declaration): This means “we found problems but promise to fix them.”
ND (Negative Declaration): Translation: “Nothing bad here. Trust us.”
Cat Ex (Categorical Exemption): Your golden ticket. It lets you skip CEQA entirely.
RHNA: The Housing Hunger Games
RHNA means Regional Housing Needs Allocation. Say it “ree-nah” to sound like a pro.
Every eight years, the state tells cities how much housing to build. Cities treat these numbers as gentle suggestions. Then the lawsuits arrive. Cities promise to meet the targets. They never do.
Your Permit Dictionary
Permits come in many flavors:
CUP (Conditional Use Permit): Permission to build, but with 847 conditions. You’ll accidentally violate at least three.
CDP (Coastal Development Permit): Required if your project is anywhere near the ocean. Even if it’s just visible from a boat.
MCUP (Minor Conditional Use Permit): Supposedly simpler than a regular CUP. Don’t believe it.
Measuring Your Project
Different ways to measure the same thing:
DU/AC (Dwelling Units per Acre): How many homes fit on your land.
FAR (Floor Area Ratio): How much building you can squeeze onto your lot.
Lot Coverage: Yet another way to measure building size. Because one way wasn’t enough.
The Laws You Need to Know
California loves housing laws. Each has its own acronym:
SB 35: Forces cities to approve qualifying projects quickly.
AB 2011: Turns dead malls into apartments.
AB 2097: Eliminates parking requirements near transit.
HAA (Housing Accountability Act): Makes it harder for cities to say no. They still try.
Transit Talk
Building near transit? Learn these terms:
TOC (Transit Oriented Communities): Los Angeles has its own special version.
TOD (Transit Oriented Development): What everyone else calls it.
HQTA (High Quality Transit Area): Places with good bus or train service.
The ADU Evolution
These started as “granny flats.” That became politically incorrect. Then they were “second units.” Too boring.
Now we call them ADUs (Accessory Dwelling Units). Small ones are JADUs (Junior ADUs). Yes, we made an acronym of an acronym.
Meeting Speak Translated
Here’s what you’ll hear: “Your CUP needs DRB review after the PC hearing but before CC.”
What it means: “Your permit needs design review after Planning Commission but before City Council.”
Add more acronyms for extra confusion: “The DEIR must address RHNA obligations in the HCD-certified HE.”
Translation: “Your environmental document must show you’re meeting housing requirements.”
The Ultimate Acronym Sentence
Ready for this?
“The TOD’s FAR variance for the MFR project in the SP overlay requires CEQA review unless the Cat Ex applies under SB 35.”
People say this with straight faces. Daily.
Your Survival Toolkit
Follow these rules to survive:
- Never admit confusion. Google acronyms later.
- Create your own acronyms. Assert dominance.
- When lost, nod and say “pending CEQA review.”
- Keep this guide bookmarked.
We Speak Fluent Acronym
Williams Capital Advisors translates the alphabet soup. You focus on building. We’ll handle the code.
Ready to decode your next project?
Contact Williams Capital Advisors:
(213) 880-8107 | francisco.williams@williamscap.ai | williamscapitaladvisors.com
We decode so you can develop.
