All Roll Calls
Yes: 201 • No: 23
CaliforniaAB 8932025-2026 Regular SessionHouseWALLET
Housing development projects: objective standards: campus development zone.
Sponsored By: Mike Fong (Democratic)
Signed by Governor
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Bill Overview
Analyzed Economic Effects
7 provisions identified: 6 benefits, 0 costs, 1 mixed.
More affordable homes in fast-track projects
Rental projects using the fast track must reserve either 8% of base units for very low‑income households and 5% for extremely low‑income households, or 15% for lower‑income households. These rentals stay affordable for 55 years with rents set under state rules. Ownership projects must offer either 30% of base units at moderate‑income prices or 15% to lower‑income buyers, with a 45‑year affordability term. In campus zones, the 15% option can include lower‑income students, faculty, or staff; homelessness for students or staff can be verified by the school or a homeless services provider. The law also defines what counts as a local affordable housing requirement.
Taller, denser homes on corridors and campuses
Minimum housing density now starts at 30 units per acre for small metro sites, 40 or 60 on larger corridor sites, and 80 near major transit, in very low travel areas, or in campus zones. Non‑metro areas have floors of 20, 30, 50, and 70 units per acre. Before January 1, 2027, projects must build at least 50% of allowed density (75% within one‑half mile of passenger rail or bus rapid transit). On or after January 1, 2027, projects must build at least 75% of allowed density. Default heights are at least 35 or 45 feet, and up to 65 feet in some transit‑rich, noncoastal cities; campus zones are 45 feet in non‑metro areas and 65 feet in metro areas. On corridors and campus sites, front setbacks are removed, above‑ground parking must be set back 25 feet, and ground floors must sit within 10 feet of the street for most frontage. No automobile parking is required, but bike parking, EV charging, and accessible parking still apply. At regional malls, blocks must average 3 acres or less, at least 5% of the site is open space, and new streets place buildings near the sidewalk. A campus development zone is any parcel within one‑half mile of a main UC, CSU, or Community College campus.
Relocation aid for small commercial tenants
Developers must give written notice to every commercial tenant when the housing application is filed. Eligible small tenants get relocation help when a lease expires and is not renewed within three years of that filing. Aid equals months of rent based on years on site: 6 months (1–<5 years), 9 months (5–<10), 12 months (10–<15), 15 months (15–<20), or 18 months (20+). To qualify, the business must be independently owned, have its main office in the county, employ 20 or fewer people, and average under $1,000,000 in yearly receipts. Tenants who signed a brand‑new lease after the application, with no prior lease on the site, are not eligible.
Faster, objective approvals for housing projects
Cities must say in writing if a project meets objective rules within 60 days (150 units or less) or 90 days (more than 150). If you resubmit, they have 30 days to respond. After a consistency finding, cities must approve within the same 60 or 90 days. Design review is limited to objective standards adopted before you apply and cannot block ministerial approval. Projects may use state density bonuses and waivers without triggering local discretionary review or CEQA. Cities review only the area that construction will disturb. If a project demolishes or changes an existing use, impact fees must be offset so you only pay for the incremental impact.
State will track housing results
The state housing department must study how this law works. One report is due by January 1, 2027. A second is due by January 1, 2031 and must include projects in campus development zones.
Where fast-track housing can build
To use the fast track, a site must be in a zone that principally allows office, retail, or parking, and be in an urbanized area. It must abut a commercial corridor with at least 50 feet of frontage or be in a campus development zone. Sites are usually 20 acres or less (up to 100 acres for a regional mall). At least 75% of the perimeter must touch urban uses, and no more than one-third of floor area can be industrial. The law defines industrial uses and excludes utility conveyances, emergency‑generator‑only sites, and self‑storage for building residents. Many sites are excluded, such as parcels with 1–4 homes, protected or rent‑restricted units, recent demolitions, historic buildings, or certain mobilehome parks. The plan you rely on must be a neighborhood plan adopted before January 1, 2024 and within 25 years of your application. Only multifamily projects with five or more homes qualify.
Stronger health safeguards for new housing
Before approval, developers must complete a Phase I environmental site assessment. If a recognized environmental condition exists, they must do a preliminary endangerment assessment and clean up or mitigate any hazardous release before a certificate of occupancy. Housing within 500 feet of a freeway must have centralized HVAC, air intakes facing away, MERV 16 filters, and no freeway‑facing balconies. No housing may be located within 3,200 feet of an active oil or gas extraction or refining facility.
Sponsors & Cosponsors
Sponsor
Mike Fong
Democratic • House
Cosponsors
Jessica Caloza
Democratic • House
Matt Haney
Democratic • House
Ash Kalra
Democratic • House
Buffy Wicks
Democratic • House
Lori Wilson
Democratic • House
Roll Call Votes
House vote • 9/8/2025
Item 12 — Assembly AFLOOR
Yes: 62 • No: 5
Senate vote • 9/3/2025
Item 198 — Senate SFLOOR
Yes: 31 • No: 9
legislature vote • 7/16/2025
Vote in CS82
Yes: 5 • No: 2
legislature vote • 7/1/2025
Vote in CS75
Yes: 9 • No: 1
House vote • 6/2/2025
Item 24 — Assembly AFLOOR
Yes: 65 • No: 5
legislature vote • 5/14/2025
Vote in CX25
Yes: 10 • No: 0
legislature vote • 4/30/2025
Vote in CX15
Yes: 9 • No: 0
legislature vote • 4/9/2025
Vote in CX10
Yes: 10 • No: 1
Actions Timeline
Chaptered by Secretary of State - Chapter 500, Statutes of 2025.
10/10/2025SenateApproved by the Governor.
10/10/2025legislatureEnrolled and presented to the Governor at 4:30 p.m.
9/15/2025legislatureSenate amendments concurred in. To Engrossing and Enrolling. (Ayes 62. Noes 5. Page 3018.).
9/8/2025HouseIn Assembly. Concurrence in Senate amendments pending.
9/3/2025HouseRead third time. Passed. Ordered to the Assembly. (Ayes 31. Noes 9. Page 2437.).
9/3/2025SenateRead second time. Ordered to third reading.
8/26/2025SenateRead third time and amended. Ordered to second reading.
8/25/2025SenateRead second time. Ordered to third reading.
8/20/2025SenateFrom committee: Be ordered to second reading pursuant to Senate Rule 28.8.
8/19/2025SenateFrom committee: Do pass and re-refer to Com. on APPR. (Ayes 5. Noes 2.) (July 16). Re-referred to Com. on APPR.
7/16/2025SenateRead second time and amended. Re-referred to Com. on L. GOV.
7/3/2025SenateFrom committee: Amend, and do pass as amended and re-refer to Com. on L. GOV. (Ayes 9. Noes 1.) (July 1).
7/2/2025SenateReferred to Coms. on HOUSING and L. GOV.
6/11/2025SenateIn Senate. Read first time. To Com. on RLS. for assignment.
6/3/2025SenateRead third time. Passed. Ordered to the Senate. (Ayes 65. Noes 5. Page 1813.)
6/2/2025HouseRead third time and amended. Ordered to third reading. (Page 1745.)
5/27/2025HouseRead second time. Ordered to third reading.
5/15/2025HouseFrom committee: Do pass. (Ayes 10. Noes 0.) (May 14).
5/14/2025HouseFrom committee: Do pass and re-refer to Com. on APPR. (Ayes 9. Noes 0.) (April 30). Re-referred to Com. on APPR.
5/1/2025HouseRe-referred to Com. on L. GOV.
4/22/2025HouseFrom committee chair, with author's amendments: Amend, and re-refer to Com. on L. GOV. Read second time and amended.
4/21/2025HouseRe-referred to Com. on L. GOV.
4/21/2025HouseFrom committee chair, with author's amendments: Amend, and re-refer to Com. on L. GOV. Read second time and amended.
4/10/2025HouseFrom committee: Do pass and re-refer to Com. on L. GOV. (Ayes 10. Noes 1.) (April 9). Re-referred to Com. on L. GOV.
4/9/2025House
Bill Text
Chaptered
10/10/2025
Enrolled
9/10/2025
Amended Senate
8/25/2025
Amended Senate
7/3/2025
Amended Assembly
5/27/2025
Amended Assembly
4/21/2025
Amended Assembly
4/10/2025
Introduced
2/19/2025