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CaliforniaSB 922025-2026 Regular SessionSenateWALLET

Housing development: density bonuses: mixed-use developments.

Sponsored By: Catherine Blakespear (Democratic)

Signed by Governor

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Bill Overview

Analyzed Economic Effects

7 provisions identified: 5 benefits, 0 costs, 2 mixed.

Density bonuses for affordable projects

The law gives clear bonuses and concessions when a project includes affordable homes. Examples that qualify include at least 10% lower‑income units or 5% very low‑income, senior housing, 10% moderate‑income for‑sale, student housing, or 100% lower‑income. More affordable units earn more incentives: 1 at 10%/5%, 2 at 17%/10%, 3 at 24%/15%, and up to 5 for 100% lower‑income projects. The applicant chooses which category governs the bonus, and fractions round up. Extra density for very high affordable shares applies only if no more than half of all units are income‑restricted.

Extra bonuses for land and childcare

Donating qualifying land earns a 15% extra density bonus, on top of other bonuses, up to a 35% combined cap. The land must allow deed‑restricted very low‑income homes (equal to at least 10% of the project) and be at least one acre or fit 40+ units. If a project includes an on‑site or adjacent childcare facility, the city must grant extra density equal to the facility’s size or another concession that makes the childcare pencil out, unless it finds local childcare is already adequate. The childcare must stay open as long as the affordable units and serve children in fair proportion.

Faster approvals and stronger project rights

Cities and counties must adopt density bonus procedures, list what makes an application complete, and decide the bonus, parking, and incentives once complete. They must grant requested incentives unless they put specific, evidence‑based reasons in writing. Local rules cannot physically block qualifying projects, and governments cannot demand extra studies beyond state law. Applicants can sue and recover attorney’s fees if a city violates these rules. Jurisdictions with older, more generous local bonus ordinances may keep them.

Long-term affordability and anti-displacement rules

Affordable rental units that earn a bonus must stay affordable for at least 55 years. For‑sale affordable homes must be sold to income‑qualified buyers with equity‑sharing; if unsold after 180 days, a qualified nonprofit must buy them. A project cannot get a bonus if it demolishes or removes recent rent‑restricted or low‑income units, unless it replaces them with equal size and number and records 55‑year affordability for rentals.

Lower parking near transit, study can raise

Developers can cap parking at 1 space for studios/1‑bedrooms, 1.5 for 2–3 bedrooms, and 2.5 for 4+ bedrooms; some student units need none. If a qualifying affordable project sits within a half mile of major transit, parking can drop to 0.5 spaces per unit, and some 100% lower‑income or senior/supportive projects near transit can have no parking required. A city or county may set higher ratios only if backed by a recent (last 7 years) area‑wide parking study it pays for.

Mixed-use housing qualifies, commercial size capped

Mixed‑use projects with 5+ homes now count as housing developments that can get density bonuses. Localities can also grant mixed‑use zoning as a concession when it lowers housing costs. But concessions cannot raise a project’s commercial floor area above 2.5 times the base commercial limit. This cap does not apply to projects with preliminary or entitlement applications filed before January 1, 2026.

Easier rules for shared housing

Shared housing buildings that meet the law’s affordability rules do not have to follow local minimum unit‑size or bedroom counts that conflict with the shared housing standard. This makes it easier to build smaller or shared units for renters and students.

Sponsors & Cosponsors

Sponsor

  • Catherine Blakespear

    Democratic • Senate

Cosponsors

  • Sharon Quirk-Silva

    Democratic • House

  • Christopher Ward

    Democratic • House

Roll Call Votes

All Roll Calls

Yes: 182 • No: 4

Senate vote • 9/11/2025

Item 22 — Senate SFLOOR

Yes: 39 • No: 0

House vote • 9/3/2025

Item 173 — Assembly AFLOOR

Yes: 75 • No: 0

legislature vote • 7/16/2025

Vote in CX15

Yes: 10 • No: 0

legislature vote • 7/2/2025

Vote in CX10

Yes: 12 • No: 0

Senate vote • 5/28/2025

Item 89 — Senate SFLOOR

Yes: 31 • No: 3

legislature vote • 4/30/2025

Vote in CS82

Yes: 6 • No: 0

legislature vote • 3/18/2025

Vote in CS75

Yes: 9 • No: 1

Actions Timeline

  1. Chaptered by Secretary of State. Chapter 484, Statutes of 2025.

    10/10/2025Senate

  2. Approved by the Governor.

    10/10/2025legislature

  3. Enrolled and presented to the Governor at 11 a.m.

    9/22/2025legislature

  4. Assembly amendments concurred in. (Ayes 39. Noes 0. Page 2889.) Ordered to engrossing and enrolling.

    9/11/2025Senate

  5. In Senate. Concurrence in Assembly amendments pending.

    9/3/2025Senate

  6. Read third time. Passed. (Ayes 75. Noes 0. Page 2863.) Ordered to the Senate.

    9/3/2025House

  7. Read second time. Ordered to third reading.

    8/18/2025House

  8. From committee: Do pass. (Ayes 10. Noes 0.) (July 16).

    7/17/2025House

  9. Read second time and amended. Re-referred to Com. on L. GOV.

    7/7/2025House

  10. From committee: Do pass as amended and re-refer to Com. on L. GOV. (Ayes 12. Noes 0.) (July 2).

    7/3/2025House

  11. From committee with author's amendments. Read second time and amended. Re-referred to Com. on H. & C.D.

    6/23/2025House

  12. Referred to Coms. on H. & C.D. and L. GOV.

    6/5/2025House

  13. In Assembly. Read first time. Held at Desk.

    5/28/2025House

  14. Read third time. Passed. (Ayes 31. Noes 3. Page 1296.) Ordered to the Assembly.

    5/28/2025Senate

  15. Read second time. Ordered to third reading.

    5/14/2025Senate

  16. May 19 hearing postponed by committee.

    5/13/2025Senate

  17. Ordered to second reading.

    5/13/2025Senate

  18. Withdrawn from committee.

    5/13/2025Senate

  19. Set for hearing May 19.

    5/9/2025Senate

  20. Read second time and amended. Re-referred to Com. on APPR.

    5/5/2025Senate

  21. From committee: Do pass as amended and re-refer to Com. on APPR. (Ayes 6. Noes 0. Page 967.) (April 30).

    5/1/2025Senate

  22. Set for hearing April 30.

    4/24/2025Senate

  23. April 23 set for first hearing canceled at the request of author.

    4/23/2025Senate

  24. Set for hearing April 23.

    3/24/2025Senate

  25. From committee: Do pass and re-refer to Com. on L. GOV. (Ayes 9. Noes 1. Page 411.) (March 18). Re-referred to Com. on L. GOV.

    3/18/2025Senate

Bill Text

  • Chaptered

    10/10/2025

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  • Enrolled

    9/13/2025

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  • Amended Assembly

    7/7/2025

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  • Amended Assembly

    6/23/2025

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  • Amended Senate

    5/5/2025

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  • Amended Senate

    3/10/2025

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  • Introduced

    1/22/2025

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