All Roll Calls
Yes: 127 • No: 56
CaliforniaSB 792025-2026 Regular SessionSenateWALLET
Planning and zoning: housing development: transit-oriented development.
Sponsored By: Scott Wiener (Democratic)
Signed by Governor
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Bill Overview
Analyzed Economic Effects
10 provisions identified: 7 benefits, 0 costs, 3 mixed.
Taller, denser housing allowed near transit
Within 1/4 mile: Tier 1 allows up to 75 feet, 120 homes per acre, and a 3.5 FAR. Within 1/4 mile: Tier 2 allows 65 feet, 100 per acre, and a 3.0 FAR. In cities of 35,000+, from 1/4–1/2 mile: Tier 1 allows 65 feet, 100 per acre, FAR 3.0. Tier 2 allows 55 feet, 80 per acre, FAR 2.5. Parcels right next to a stop can add +20 feet, +40 homes per acre, and +1.0 FAR. Projects can use density bonuses using these higher baselines. Distance is measured straight‑line to a stop’s pedestrian access point.
Affordable homes and tenant protections near transit
Transit projects must include affordable homes: 7% for extremely low income, or 10% very low, or 13% low income. This set‑aside does not apply to projects with 10 units or fewer. Affordable rentals stay affordable 55 years; ownership homes 45 years. If local rules demand more, the local rule applies. Projects cannot remove more than two rent- or price‑controlled units within a 7‑year window. Developers must follow state and local anti‑displacement demolition rules. In mixed‑use projects, at least 25% of the planned affordable homes must open with each 25% of nonresidential space.
Stronger wage and labor rules on projects
Any building over 85 feet must meet specific state labor standards. Applicants must certify that prevailing‑wage and related rules will be met. The certification is not required if every contractor is under a project labor agreement signed before July 1, 2026 that requires prevailing wages and arbitration.
Faster approvals and fewer denials for TOD
Qualifying projects can use a ministerial, streamlined approval path under state law. They must still meet affordability rules and site limits, such as bans on very high fire hazard sites. Starting January 1, 2027, if a qualifying project in a high‑resource area is denied, the city is presumed to violate the Housing Accountability Act unless it shows a clear health, life, or safety reason.
Rules for agency-owned TOD projects
An agency‑owned project must be at least 50% residential and include at least 20% lower‑income homes. Affordable rentals stay affordable 55 years; ownership homes 45 years. The average unit size must be 1,750 square feet or less. Parcels must be infill and not taken by eminent domain on or after July 1, 2025; when using ownership rules, the agency owned at least 75% of the area by January 1, 2026.
State oversight, regional maps, and local timelines
The housing department sets how TOD capacity counts for housing elements by July 1, 2026. Each region must map TOD stops and tiers, and those maps are presumed valid. Cities and counties must send a draft ordinance at least 14 days before adoption and the enacted ordinance within 60 days. The department reviews in 90 days (plus 30 if requested); without findings, the ordinance is treated as compliant for penalties. The chapter applies to local agencies starting July 1, 2026, and later in unincorporated areas (the 7th RHNA cycle).
Transit agencies can set zoning on their land
A transit agency can adopt TOD zoning for land it owns. The rules cannot allow less than state minimums, cannot ban homes, and cannot exceed double the law’s density. If a city or county does not match the agency’s standards within two years, the agency’s rules become the local zoning for eligible district parcels (with height still capped by this law). Zoning under this law counts the same as local zoning for the Density Bonus Law and the Housing Accountability Act. When adopting standards, the agency must hold a public hearing, do outreach, give 30 days’ notice, and then vote at least 30 days later.
Agency-led env review and safety rules
The transit agency leads environmental review for its TOD zoning. Later rezonings and projects must use that review unless there is clear evidence of new, significant impacts. Projects must also follow airport height, noise, and safety plans and meet objective fire‑safety rules.
Local TOD alternatives and narrow site exemptions
A local TOD alternative plan must keep at least the same total housing capacity across TOD zones. No site can cut its max density by more than half, except for very high fire risk, areas vulnerable to one foot of sea‑level rise, and historic resources (historic exclusions ≤10% of eligible area). Total capacity in any TOD zone cannot drop by more than half, and a site’s counted capacity cannot exceed double the law’s maximum. A city may exclude areas within 1/2 mile of a stop if there is no walking path under one mile, and may exclude one 250‑acre industrial hub (with 15+ TOD stops region‑wide) designated for jobs as of January 1, 2025. Cities and counties cannot add extra fees or rules just because a project uses TOD approvals.
Transit housing use, size, and minimums
Qualifying housing is an allowed use on residential, mixed, or commercial parcels within 1/4 or 1/2 mile of a transit stop. Projects must include at least 5 homes and meet at least 30 homes per acre or the local minimum, whichever is higher. The average unit size cannot exceed 1,750 square feet. Local agencies follow these rules starting July 1, 2026 (later in unincorporated areas, in the 7th RHNA cycle).
Sponsors & Cosponsors
Sponsor
Scott Wiener
Democratic • Senate
Cosponsors
Matt Haney
Democratic • House
Alex Lee
Democratic • House
Buffy Wicks
Democratic • House
Roll Call Votes
Senate vote • 9/12/2025
Item 89 — Senate SFLOOR
Yes: 21 • No: 8
House vote • 9/11/2025
Item 103 — Assembly AFLOOR
Yes: 43 • No: 19
legislature vote • 8/29/2025
Vote in CX25
Yes: 8 • No: 6
legislature vote • 7/16/2025
Vote in CX15
Yes: 6 • No: 1
legislature vote • 7/2/2025
Vote in CX10
Yes: 9 • No: 2
Senate vote • 6/3/2025
Item 143 — Senate SFLOOR
Yes: 21 • No: 13
legislature vote • 5/23/2025
Vote in CS61
Yes: 4 • No: 2
legislature vote • 5/19/2025
Vote in CS61
Yes: 5 • No: 0
legislature vote • 4/30/2025
Vote in CS82
Yes: 4 • No: 3
legislature vote • 4/22/2025
Vote in CS75
Yes: 6 • No: 2
Actions Timeline
Chaptered by Secretary of State. Chapter 512, Statutes of 2025.
10/10/2025SenateApproved by the Governor.
10/10/2025legislatureEnrolled and presented to the Governor at 2 p.m.
9/23/2025legislatureAssembly amendments concurred in. (Ayes 21. Noes 8. Page 2967.) Ordered to engrossing and enrolling.
9/12/2025SenateIn Senate. Concurrence in Assembly amendments pending.
9/12/2025SenateRead third time. Passed. (Ayes 43. Noes 19. Page 3318.) Ordered to the Senate.
9/11/2025HouseOrdered to third reading.
9/5/2025HouseRead third time and amended.
9/5/2025HouseAssembly Rule 69(b)(1) suspended.
9/5/2025HouseRead second time. Ordered to third reading.
9/3/2025HouseRead second time and amended. Ordered to second reading.
9/2/2025HouseFrom committee: Do pass as amended. (Ayes 8. Noes 6.) (August 29).
8/29/2025HouseAugust 20 set for first hearing. Placed on APPR. suspense file.
8/20/2025HouseRead second time and amended. Re-referred to Com. on APPR.
7/17/2025HouseFrom committee: Do pass as amended and re-refer to Com. on APPR. (Ayes 6. Noes 1.) (July 16).
7/17/2025House(Ayes 49. Noes 15. Page 2578.)
7/17/2025HouseAssembly Rule 63 suspended.
7/17/2025HouseFrom committee with author's amendments. Read second time and amended. Re-referred to Com. on L. GOV.
7/8/2025HouseRead second time and amended. Re-referred to Com. on L. GOV.
7/7/2025HouseFrom committee: Do pass as amended and re-refer to Com. on L. GOV. (Ayes 9. Noes 2.) (July 2).
7/3/2025HouseFrom committee with author's amendments. Read second time and amended. Re-referred to Com. on H. & C.D.
6/23/2025HouseFrom committee with author's amendments. Read second time and amended. Re-referred to Com. on H. & C.D.
6/16/2025HouseReferred to Coms. on H. & C.D., L. GOV., and NAT. RES.
6/16/2025HouseIn Assembly. Read first time. Held at Desk.
6/4/2025HouseRead third time. Passed. (Ayes 21. Noes 13. Page 1474.) Ordered to the Assembly.
6/3/2025Senate
Bill Text
Chaptered
10/10/2025
Enrolled
9/17/2025
Amended Assembly
9/5/2025
Amended Assembly
9/2/2025
Amended Assembly
7/17/2025
Amended Assembly
7/8/2025
Amended Assembly
7/7/2025
Amended Assembly
6/23/2025
Amended Assembly
6/16/2025
Amended Senate
5/29/2025
Amended Senate
5/28/2025
Amended Senate
5/13/2025
Amended Senate
4/23/2025
Amended Senate
4/9/2025
Amended Senate
3/5/2025
Introduced
1/15/2025