Bill Full Text
Home
-
Bills
-
Bill
-
Authors
-
Dates
-
Locations
-
Analyses
-
Organizations
<?xml version="1.0" ?>
<ns0:MeasureDoc xmlns:html="http://www.w3.org/1999/xhtml" xmlns:ns0="http://lc.ca.gov/legalservices/schemas/caml.1#" xmlns:ns3="http://www.w3.org/1999/xlink" xmlns:xsi="http://www.w3.org/2001/XMLSchema-instance" version="1.0" xsi:schemaLocation="http://lc.ca.gov/legalservices/schemas/caml.1# xca.1.xsd">
<ns0:Description>
<ns0:Id>20250AB__207498AMD</ns0:Id>
<ns0:VersionNum>98</ns0:VersionNum>
<ns0:History>
<ns0:Action>
<ns0:ActionText>INTRODUCED</ns0:ActionText>
<ns0:ActionDate>2026-02-18</ns0:ActionDate>
</ns0:Action>
<ns0:Action>
<ns0:ActionText>AMENDED_ASSEMBLY</ns0:ActionText>
<ns0:ActionDate>2026-03-19</ns0:ActionDate>
</ns0:Action>
</ns0:History>
<ns0:LegislativeInfo>
<ns0:SessionYear>2025</ns0:SessionYear>
<ns0:SessionNum>0</ns0:SessionNum>
<ns0:MeasureType>AB</ns0:MeasureType>
<ns0:MeasureNum>2074</ns0:MeasureNum>
<ns0:MeasureState>AMD</ns0:MeasureState>
</ns0:LegislativeInfo>
<ns0:AuthorText authorType="LEAD_AUTHOR">Introduced by Assembly Member Haney</ns0:AuthorText>
<ns0:Authors>
<ns0:Legislator>
<ns0:Contribution>LEAD_AUTHOR</ns0:Contribution>
<ns0:House>ASSEMBLY</ns0:House>
<ns0:Name>Haney</ns0:Name>
</ns0:Legislator>
</ns0:Authors>
<ns0:Title> An act to add Section 65913.13 to the Government Code, relating to land use, and making an appropriation therefor.</ns0:Title>
<ns0:RelatingClause>land use, and making an appropriation therefor</ns0:RelatingClause>
<ns0:GeneralSubject>
<ns0:Subject>Regional transit hub districts: downtown housing developments.</ns0:Subject>
</ns0:GeneralSubject>
<ns0:DigestText>
<html:p>The Planning and Zoning Law generally regulates local government zoning and approval of certain types of housing development projects. The law authorizes a development proponent to submit an application for a development that is subject to a prescribed ministerial approval process if the development complies with certain procedural requirements and satisfies specified objective planning standards. The law also requires a housing development project within a specified distance of a transit-oriented development stop to be an allowed use as a transit-oriented housing development on any site zoned for residential, mixed, or commercial development, if the development complies with specified requirements, as applicable.</html:p>
<html:p>This bill would, by July 1, 2027, require major
transit cities to designate one or more regional transit hub districts, as specified. The bill would require a downtown housing development to be an allowed use within a regional transit hub district, as specified. The bill would prescribe requirements for downtown housing developments, including requiring specified labor standards and requiring the developments to be eligible for streamlined ministerial approval, as specified. The bill would establish the Downtown Revitalization Loan Fund and continuously appropriate moneys in the fund to the California Housing Finance Agency for the purpose of making loans to applicants to develop downtown housing developments, as specified. By establishing a continuously appropriated fund, the bill would make an appropriation. By requiring certain cities to designate regional transit hub districts and requiring streamlined ministerial approval of certain housing developments, the bill would impose a state-mandated local program.</html:p>
<html:p>The bill would include findings that changes proposed by this bill address a matter of statewide concern rather than a municipal affair and, therefore, apply to all cities, including charter cities.</html:p>
<html:p>The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.</html:p>
<html:p>This bill would provide that with regard to certain mandates no reimbursement is required by this act for a specified reason.</html:p>
<html:p>With regard to any other mandates, this bill would provide that, if the Commission on State Mandates determines that the bill contains costs so mandated by the state, reimbursement for those costs shall be made pursuant to the statutory provisions noted above.</html:p>
<html:p>The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.</html:p>
<html:p>This bill would provide that no reimbursement is required by this act for a specified reason.</html:p>
</ns0:DigestText>
<ns0:DigestKey>
<ns0:VoteRequired>TWO_THIRDS</ns0:VoteRequired>
<ns0:Appropriation>YES</ns0:Appropriation>
<ns0:FiscalCommittee>YES</ns0:FiscalCommittee>
<ns0:LocalProgram>YES</ns0:LocalProgram>
</ns0:DigestKey>
<ns0:MeasureIndicators>
<ns0:ImmediateEffect>NO</ns0:ImmediateEffect>
<ns0:ImmediateEffectFlags>
<ns0:Urgency>NO</ns0:Urgency>
<ns0:TaxLevy>NO</ns0:TaxLevy>
<ns0:Election>NO</ns0:Election>
<ns0:UsualCurrentExpenses>NO</ns0:UsualCurrentExpenses>
<ns0:BudgetBill>NO</ns0:BudgetBill>
<ns0:Prop25TrailerBill>NO</ns0:Prop25TrailerBill>
</ns0:ImmediateEffectFlags>
</ns0:MeasureIndicators>
</ns0:Description>
<ns0:Bill id="bill">
<ns0:Preamble>The people of the State of California do enact as follows:</ns0:Preamble>
<ns0:BillSection id="id_67D60DB3-3252-4E5C-B2C1-7D718D89DF32">
<ns0:Num>SECTION 1.</ns0:Num>
<ns0:ActionLine action="IS_ADDED" ns3:href="urn:caml:codes:GOV:caml#xpointer(%2Fcaml%3ALawDoc%2Fcaml%3ACode%2F%2Fcaml%3ALawSection%5Bcaml%3ANum%3D'65913.13'%5D)" ns3:label="fractionType: LAW_SECTION" ns3:type="locator">
Section 65913.13 is added to the
<ns0:DocName>Government Code</ns0:DocName>
, to read:
</ns0:ActionLine>
<ns0:Fragment>
<ns0:LawSection id="id_BC0C4EC1-0091-471B-B29B-E827CCC2B09B">
<ns0:Num>65913.13.</ns0:Num>
<ns0:LawSectionVersion id="id_00621E57-0D3E-4D3E-A959-60306D162C2E">
<ns0:Content>
<html:p>
(a)
<html:span class="EnSpace"/>
For purposes of this section:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
“Downtown housing development” means a housing development project within a regional transit hub district.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
“Fund” means the Downtown Revitalization Loan Fund established pursuant to subdivision (f).
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
“Housing development project” has the same meaning as defined in Section 65589.5.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
“Major transit city” means a city with a population of at least 400,000 in the most recent decennial census that contains at least two transit-oriented development stops.
</html:p>
<html:p>
(5)
<html:span class="EnSpace"/>
“Regional transit hub district” means a district designated pursuant to subdivision (b).
</html:p>
<html:p>
(6)
<html:span class="EnSpace"/>
“Transit-oriented development stop” has the same meaning as defined in Section 65912.156.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
Subject to subdivision (c), by July 1, 2027, each major transit city shall comply with the applicable of the following:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
A major transit city with a population of at least 400,000 and less than 1,000,000 in the most recent decennial census shall designate at least one regional transit hub district with a total area of at least 0.5 square miles.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
A major transit city with a population of at least 1,000,000 and less than 2,000,000 in the most recent decennial census shall designate at least one regional transit hub district
with a total area of at least 1 square mile.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
A major transit city with a population of at least 2,000,000 in the most recent decennial census shall designate at least one regional transit hub district with a total area of at least 1.5 square miles.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
Subject to subdivision (c), a city that is not a major transit city may designate a regional transit hub district.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
The designation of a regional transit hub district pursuant to this subdivision shall not be considered a “project” for the purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
Each transit hub district shall meet all of the following requirements:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
It shall be a contiguous
area.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
It shall have a land area of at least 0.25 square miles.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
It shall contain at least one transit-oriented development stop.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
A downtown housing development shall be an allowable use within a regional transit hub district, subject to all of the following requirements:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
The city shall not set a maximum height limit lower than 150 feet.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
At least 25 percent of the total area of all regional transit hub districts in a city shall allow a maximum height limit of at least 450 feet.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
The city shall not set a maximum floor area ratio lower than 6.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
At least 25 percent of the total area of all regional hub districts in a city shall allow a maximum floor area ratio of at least 12.
</html:p>
<html:p>
(E)
<html:span class="EnSpace"/>
The city shall not set a maximum density less than 200 dwelling units per acre.
</html:p>
<html:p>
(F)
<html:span class="EnSpace"/>
At least 25 percent of the total area of all regional hub districts in a city shall not have a maximum density limit.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
The city may set other zoning standards that are consistent with the requirements described in paragraph (1).
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
All of the following apply to a downtown housing development:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
It shall meet the labor standards of paragraph (8) of subdivision (a) of Section 65913.4
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
It may qualify for a density bonus, incentives or concessions, waivers or reductions of development standards, or parking ratios pursuant to Section 65915 or a local density bonus program, with the requirements described in paragraph (1) of subdivision (d) serving as the base zoning.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
It shall be eligible for streamlined ministerial approval pursuant to Section 65913.4 and the project shall be exempt from subdivision (a) of that section.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
(A)
<html:span class="EnSpace"/>
The local government shall, as a condition of approval of the development, require the development proponent to complete a phase I environmental assessment.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
If a recognized environmental condition is found, the development proponent shall complete a preliminary endangerment
assessment, as defined in Section 78095 of the Health and Safety Code, prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
If a release of a hazardous substance is found to exist on the site, the release shall be removed or any effects of the release shall be mitigated to levels required by current federal and state statutory and regulatory standards before the local government issues a certificate of occupancy.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
If a potential for exposure to significant hazards from surrounding properties or activities is found to exist, the effects of the potential exposure shall be mitigated to levels required by current federal and state statutory and regulatory standards before the local
government issues a certificate of occupancy.
</html:p>
<html:p>
(5)
<html:span class="EnSpace"/>
It shall have a density of at least 60 dwelling units per acre.
</html:p>
<html:p>
(6)
<html:span class="EnSpace"/>
It shall include housing affordable for lower income households at the levels specified in subdivision (i) of Section 65912.157.
</html:p>
<html:p>
(7)
<html:span class="EnSpace"/>
It shall meet the site eligibility requirements of subdivision (h) of Section 65912.157.
</html:p>
<html:p>
(8)
<html:span class="EnSpace"/>
It shall not demolish any individually landmarked property on a local, state, or federal historic register.
</html:p>
<html:p>
(f)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
The Downtown Revitalization Loan Fund is hereby established in the State Treasury.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
Notwithstanding Section 13340, moneys deposited and maintained
under this subdivision are continuously appropriated without regard to fiscal years to the California Housing Finance Agency for the purposes described in this subdivision.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
Moneys in the fund may be loaned to an applicant to develop a downtown housing development, subject to all of the following conditions:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
The loan shall be a simple-interest loan at an interest rate that is the same or less than the rate of interest earned on moneys in the Pooled Money Investment Account, determined as of the date of disbursement of the loan.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
The amount loaned shall not exceed 30 percent of the project cost.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
The applicant shall repay the loan, including interest, after completion of the development, as specified in the terms of the loan.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
Moneys received from repayments of loans under this subdivision shall be deposited into the fund and shall be available to make new loans pursuant to this subdivision.
</html:p>
<html:p>
(5)
<html:span class="EnSpace"/>
(A)
<html:span class="EnSpace"/>
The California Housing Finance Agency may adopt any necessary rules and regulations to implement this subdivision, including, but not limited to, rules or regulations governing the issuance or timing of loans from the fund.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
Regulations adopted pursuant to subparagraph (A) may be adopted as emergency regulations in accordance with the Administrative Procedure Act (Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2), and adoption of emergency regulations pursuant to this subparagraph shall be deemed to be an emergency and necessary for the immediate preservation of public peace, health and
safety, or general welfare.
</html:p>
<html:p>
(6)
<html:span class="EnSpace"/>
The Legislature finds and declares that this section serves a public purpose of helping to address the statewide housing crisis and loans issued pursuant to this subdivision do not constitute a gift of public funds within the meaning of Section 6 of Article XVI of the California Constitution.
</html:p>
<html:p>
(g)
<html:span class="EnSpace"/>
This section does not override the height, noise, or safety standards of an adopted airport land use compatibility plan or Department of Defense Air Installation Compatible Use Zones developed pursuant to Section 21675 of the Public Utilities Code.
</html:p>
<html:p>
(h)
<html:span class="EnSpace"/>
The Legislature finds and declares that the statewide housing crisis is a matter of statewide concern and is not a municipal affair as that term is used in Section 5 of Article XI of the California Constitution. Therefore, this
section applies to all cities, including charter cities.
</html:p>
</ns0:Content>
</ns0:LawSectionVersion>
</ns0:LawSection>
</ns0:Fragment>
</ns0:BillSection>
<ns0:BillSection id="id_0C44EDD4-9ED9-4D2F-869B-3CEDCC064A0A">
<ns0:Num>SEC. 2.</ns0:Num>
<ns0:Content>
<html:p>
No reimbursement is required by this act pursuant to Section 6 of Article XIII
<html:span class="ThinSpace"/>
B of the California Constitution for certain costs that may be incurred by a local agency or school district because, in that regard, a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code.
</html:p>
<html:p>However, if the Commission on State Mandates determines that
this act contains other costs mandated by the state, reimbursement to local agencies and school districts for those costs shall be made pursuant to Part 7 (commencing with Section 17500) of Division 4 of Title 2 of the Government Code.</html:p>
</ns0:Content>
</ns0:BillSection>
</ns0:Bill>
</ns0:MeasureDoc>