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<ns0:ActionText>INTRODUCED</ns0:ActionText>
<ns0:ActionDate>2026-02-20</ns0:ActionDate>
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<ns0:SessionYear>2025</ns0:SessionYear>
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<ns0:AuthorText authorType="LEAD_AUTHOR">Introduced by Assembly Member Gallagher</ns0:AuthorText>
<ns0:Authors>
<ns0:Legislator>
<ns0:Contribution>LEAD_AUTHOR</ns0:Contribution>
<ns0:House>ASSEMBLY</ns0:House>
<ns0:Name>Gallagher</ns0:Name>
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<ns0:Title> An act to amend Section 66300 of the Government Code, relating to land use. </ns0:Title>
<ns0:RelatingClause>land use</ns0:RelatingClause>
<ns0:GeneralSubject>
<ns0:Subject>Housing Crisis Act of 2019.</ns0:Subject>
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<html:p>
(1)
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Existing law, known as the Housing Crisis Act of 2019, with respect to land where housing is an allowable use and except as specified, prohibits a county or city, including the electorate exercising its local initiative or referendum power, in which specified conditions exist, determined as provided by the Department of Housing and Community Development, from enacting a development policy, standard, or condition, as defined, that would have certain effects. Under existing law, these proscribed policies, standards, or conditions include, among others, (A) changing the land use designation or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing zoning district below what was allowed under the general plan or specific plan land use designation and zoning ordinances of the county or city as in
effect on January 1, 2018, and (B) imposing or enforcing a moratorium on housing development within all or a portion of the jurisdiction of the county or city, except as provided. Existing law states that these prohibitions apply to any zoning ordinance adopted or amended on or after the effective date of these provisions, and that any development policy, standard, or condition on or after that date that does not comply is deemed void.
</html:p>
<html:p>Existing law prohibits a county or city subject to these provisions from enforcing a zoning ordinance imposing a moratorium or other similar restriction on or limitation of housing development until it has submitted the ordinance to, and received approval from, the Department of Housing and Community Development. Existing law requires the department to approve a zoning ordinance submitted to it only if the department determines that the zoning ordinance satisfies these requirements. If the department denies approval of the zoning
ordinance, as specified, existing law states that the ordinance is deemed void.</html:p>
<html:p>This bill would expand the prohibition against enacting a development policy, standard, or condition that has the effect of imposing or enforcing a moratorium on housing development within all or a portion of the jurisdiction of the county or city to also prohibit these policies, standards, or conditions within the sphere of influence of a city, as defined. The bill would define “moratorium or similar restriction or limitation on housing development” for purposes of the Housing Crisis Act of 2019 to include, but not be limited to, the electorate of a county or city subject to these provisions from exercising its referendum power in a manner that has the effect of extending an existing moratorium or similar restriction or limitation on housing development. The bill would prohibit a county or city subject to these provisions from enforcing an initiative or referendum imposing a moratorium
or other similar restriction on or limitation of housing development until the initiative or referendum receives approval from the department pursuant to the approval process described above. The bill would state that if the department denies approval of the initiative or referendum, as specified, the initiative or referendum would be deemed void. </html:p>
<html:p>Existing law defines “reducing the intensity of land use” for purposes of the Housing Crisis Act of 2019 to include reductions to height, density, or floor area ratio, new or increased open space or lot size requirements, new or increased setback requirements, minimum frontage requirements, or maximum lot coverage limitations, or any other action that would individually or cumulatively reduce the site’s residential development capacity.</html:p>
<html:p>This bill would revise the definition of “reducing the intensity of land use” to mean any action that would individually or cumulatively reduce
the site’s residential development capacity, including reductions to height, density, or floor area ratio, new or increased open space or lot size requirements, new or increased setback requirements, minimum frontage requirements, or maximum lot coverage limitations.</html:p>
<html:p> This bill would also provide that an action or special proceeding brought to enforce these provisions is subject to a 3-year statute of limitations under specified law. The bill would provide that the bill’s provisions apply retroactively to any pending action or proceeding.</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
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>
(3)
<html:span class="EnSpace"/>
By imposing new requirements and duties on local planning officials
with respect to housing development, this bill would impose a state-mandated local program.
</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>
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<ns0:FiscalCommittee>YES</ns0:FiscalCommittee>
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<ns0:Preamble>The people of the State of California do enact as follows:</ns0:Preamble>
<ns0:BillSection id="id_E9A5DE4F-D661-4206-B941-412284F60BF6">
<ns0:Num>SECTION 1.</ns0:Num>
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Section 66300 of the
<ns0:DocName>Government Code</ns0:DocName>
is amended to read:
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<html:p>
(a)
<html:span class="EnSpace"/>
As used in this article, the following definitions shall apply:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
(A)
<html:span class="EnSpace"/>
Except as otherwise provided in subparagraph (B), “affected city” means a city, including a charter city, that the Department of Housing and Community Development determines, pursuant to subdivision (d), is in an urbanized area or urban cluster, as designated by the United States Census Bureau.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
Notwithstanding subparagraph (A), “affected city” does not include any city that has a population of 5,000 or less and is not located within an urbanized area, as designated by the United States Census Bureau.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
“Affected county” means a
census-designated place, based on the 2013-2017 American Community Survey 5-year Estimates, that is wholly located within the boundaries of an urbanized area, as designated by the United States Census Bureau.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
Notwithstanding any other law, “affected county” and “affected city” includes the electorate of an affected county or city exercising its local initiative or referendum power, whether that power is derived from the California Constitution, statute, or the charter or ordinances of the affected county or city.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
“Department” means the Department of Housing and Community Development.
</html:p>
<html:p>
(5)
<html:span class="EnSpace"/>
“Development policy, standard, or condition” means any of the following:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
A provision of, or amendment to, a general plan.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
A provision of, or amendment to, a specific plan.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
A provision of, or amendment to, a zoning ordinance.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
A subdivision standard or criterion.
</html:p>
<html:p>
(6)
<html:span class="EnSpace"/>
“Housing development project” has the same meaning as defined in paragraph (3) of subdivision (b) of Section 65905.5.
</html:p>
<html:p>
(7)
<html:span class="EnSpace"/>
“Moratorium or similar restriction or limitation on housing development” includes, but is not limited to, the electorate of an affected county or city exercising its referendum power in a manner that has the effect of extending an existing moratorium or similar restriction or limitation on housing development.
</html:p>
<html:p>
(8)
<html:span class="EnSpace"/>
“Objective design standard” means a design standard that involves no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal of an application.
</html:p>
<html:p>
(9)
<html:span class="EnSpace"/>
“Reducing the intensity of land use” means any action that would individually or cumulatively reduce the site’s residential development capacity, including, but not limited to, reductions to height, density, or floor area ratio, new or increased open space or lot size requirements, new or increased setback requirements, minimum frontage requirements,
or maximum lot coverage limitations.
</html:p>
<html:p>
(10)
<html:span class="EnSpace"/>
“Sphere of influence” has the same meaning as defined in Section 56076.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
Notwithstanding any other law except as provided in subdivision (h), an affected county or an affected city shall not enact or impose a development policy, standard, or condition that would have any of the following effects:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
Changing the general plan land use designation, specific plan land use
designation, or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district in effect at the time of the proposed change, below what was allowed under the land use designation or zoning ordinances of the affected county or affected city, as applicable, as in effect on January 1, 2018, except as otherwise provided in clause (ii) of subparagraph (B) or subdivision (h).
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
(i)
<html:span class="EnSpace"/>
Imposing a moratorium or similar restriction or limitation on housing development, including mixed-use development, within all or a portion of the jurisdiction of the affected county or city, including the sphere of influence of an affected city, other than to specifically protect against an imminent threat to the health and safety of persons residing in, or within the immediate vicinity of, the area subject to the moratorium or for projects specifically identified as existing restricted affordable housing.
</html:p>
<html:p>
(ii)
<html:span class="EnSpace"/>
The affected county or affected city, as applicable, shall not enforce
an initiative, referendum, or zoning ordinance imposing a moratorium or other similar restriction on or limitation of housing development until it has submitted the initiative, referendum, or ordinance to, and received approval from, the department. The department shall approve an initiative, referendum, or zoning ordinance submitted to it pursuant to this subparagraph only if it determines that the initiative, referendum, or zoning ordinance satisfies the requirements of this subparagraph. If the department denies approval of
an initiative, referendum, or zoning ordinance imposing a moratorium or similar restriction or limitation on housing development as inconsistent with this subparagraph, that ordinance shall be deemed void.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
Imposing or enforcing design standards established on or after January 1, 2020, that are not objective design standards on a housing development project.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
Except as provided in subparagraph (E), establishing or implementing any provision that:
</html:p>
<html:p>
(i)
<html:span class="EnSpace"/>
Limits the number of land use approvals or permits necessary for the approval and construction of housing that will be issued or allocated
within all or a portion of the affected county or affected city, as applicable.
</html:p>
<html:p>
(ii)
<html:span class="EnSpace"/>
Acts as a cap on the number of housing units that can be approved or constructed either annually or for some other time period.
</html:p>
<html:p>
(iii)
<html:span class="EnSpace"/>
Limits the population of the affected county or affected city, as applicable.
</html:p>
<html:p>
(E)
<html:span class="EnSpace"/>
Notwithstanding subparagraph (D), an affected county or affected city may enforce a limit on the number of approvals or permits or a cap on the number of housing units that can be approved or constructed if the provision of law imposing the limit was approved by voters prior to January 1, 2005, and the affected county or affected city is located in a predominantly agricultural county. For the purposes of this subparagraph, “predominantly agricultural county” means a county that meets both of the following, as determined
by the most recent California Farmland Conversion Report produced by the Department of Conservation:
</html:p>
<html:p>
(i)
<html:span class="EnSpace"/>
Has more than 550,000 acres of agricultural land.
</html:p>
<html:p>
(ii)
<html:span class="EnSpace"/>
At least one-half of the county area is agricultural land.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
Any development policy, standard, or condition enacted on or after the effective date of this section that does not comply with this section shall be deemed void.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
Notwithstanding subdivisions (b) and (e), an affected county or affected city may enact a development policy, standard, or condition to prohibit the commercial use of land that is designated for residential use, including, but not limited to, short-term occupancy of a residence, consistent with the authority conferred on the county or city by other law.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
The Department of Housing and Community Development shall determine those cities and counties in this state that are affected cities and affected counties, in accordance with subdivision (a) by June 30, 2020. The department may update the list of affected cities and affected counties once on or after January 1, 2021, and once on or after January 1, 2025, to account for changes in urbanized areas or urban clusters due to new data obtained from the 2020 census. The department’s determination shall remain valid until January 1, 2030.
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
Except as provided in paragraphs (3) and (4) and subdivisions (g) and (h), this section shall prevail over any conflicting provision of this title or other law regulating housing development in this state to the extent that this section more fully advances the intent specified in paragraph (2).
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
It is the intent of the Legislature that this section be broadly construed so as to maximize the development of housing within this state. Any exception to the requirements of this section, including an exception for the health and safety of occupants of a housing development project, shall be construed narrowly.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
This section shall not be construed as prohibiting the adoption or amendment of a development policy, standard, or condition in a manner that:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
Allows greater density.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
Facilitates the development of housing.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
Reduces the costs to a housing development project.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
Imposes or implements mitigation
measures as necessary to comply with the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code).
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
This section shall not apply to a housing development project located within a very high fire hazard severity zone. For purposes of this paragraph, “very high fire hazard severity zone” has the same meaning as provided in Section 51177.
</html:p>
<html:p>
(f)
<html:span class="EnSpace"/>
This section shall not be construed to void a height limit, urban growth boundary, or urban limit established by the electorate of an affected county or an affected city, provided that the height limit, urban growth boundary, or urban limit complies with subparagraph (A) of paragraph (1) of subdivision (b).
</html:p>
<html:p>
(g)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
Nothing in this section supersedes, limits, or otherwise modifies the requirements of, or
the standards of review pursuant to, Division 13 (commencing with Section 21000) of the Public Resources Code.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
Nothing in this section supersedes, limits, or otherwise modifies the requirements of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). For a housing development project proposed within the coastal zone, nothing in this section shall be construed to prohibit an affected county or an affected city from enacting a development policy, standard, or condition necessary to implement or amend a certified local coastal program consistent with the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code).
</html:p>
<html:p>
(h)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
This section does not prohibit an affected county or an affected city, including the local electorate acting through the initiative
process, from changing a land use designation or zoning ordinance to a less intensive use, or reducing the intensity of land use, if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
(A)
<html:span class="EnSpace"/>
For purposes of this subdivision, “concurrently” means the action is approved at the same meeting of the legislative body.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
Notwithstanding subparagraph (A), if the action that would result in a net loss of residential capacity is requested by an applicant for a housing development project, “concurrently” means within 180 days.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
Notwithstanding subparagraph (A), in the case of an initiative measure, “concurrently” means the action is included in the
initiative in a manner that ensures the added residential capacity is effective at the same time as the reduction in residential capacity.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
(A)
<html:span class="EnSpace"/>
(i)
<html:span class="EnSpace"/>
The City of San Jose may proactively change a zoning ordinance to a more intensive use and subsequently use the additional capacity to change a zoning ordinance applicable to an eligible parcel to a less intensive use as long as there is no net loss in residential capacity.
</html:p>
<html:p>
(ii)
<html:span class="EnSpace"/>
A change to a zoning ordinance to a less intensive use under this paragraph shall occur within one year of the change to the zoning ordinance to a more intensive use.
</html:p>
<html:p>
(iii)
<html:span class="EnSpace"/>
For purposes of this paragraph, “eligible parcel” means a parcel that meets all of the following criteria:
</html:p>
<html:p>
(I)
<html:span class="EnSpace"/>
It
is zoned for residential uses.
</html:p>
<html:p>
(II)
<html:span class="EnSpace"/>
It does not have a multifamily housing general plan designation.
</html:p>
<html:p>
(III)
<html:span class="EnSpace"/>
Its zoning is inconsistent with the general plan of the city in effect on January 1, 2018.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
A change to a zoning ordinance to a less intensive use under this paragraph shall not be effective until the City of San Jose establishes zoning districts that implement mixed-use neighborhood, urban residential, transit residential, and urban village general plan land use designations.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
The City of San Jose shall report each zoning ordinance amendment establishing a less intensive use pursuant to this paragraph in the following ways:
</html:p>
<html:p>
(i)
<html:span class="EnSpace"/>
In its annual report submitted pursuant to
paragraph (2) of subdivision (a) of Section 65400 and submit the annual report to the relevant policy committees of the Legislature each year that the City of San Jose adopts a zoning ordinance amendment pursuant to this paragraph.
</html:p>
<html:p>
(ii)
<html:span class="EnSpace"/>
Electronically on an internet website accessible to the public by the time the zoning ordinance amendment is in effect.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
This paragraph shall become inoperative upon the date that the City of San Jose’s housing element update for the sixth cycle is due pursuant to Section 65588.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
This section does not prohibit an affected county or an affected city from changing a land use designation or zoning ordinance to a less intensive use on a site that is a mobilehome park, as defined in Section 18214 of the Health and Safety Code, as of the effective date of this section, and the no net
loss requirement in paragraph (1) shall not apply.
</html:p>
<html:p>
(i)
<html:span class="EnSpace"/>
Notwithstanding subdivisions (b) and (e), this section does not prohibit an affected city or an affected county from enacting a development policy, standard, or condition that is intended to preserve or facilitate the production of housing for lower income households, as defined in Section 50079.5 of the Health and Safety Code, or housing types that traditionally serve lower income households, including mobilehome parks, single-room occupancy units, or units subject to any form of rent or price control through a public entity’s valid exercise of its police power.
</html:p>
<html:p>
(j)
<html:span class="EnSpace"/>
The amendments to subparagraph (A) of paragraph (1) of subdivision (b), and to paragraph (1) of subdivision (h) made by the act adding this subdivision do not constitute a change in, but are declaratory of, existing law.
</html:p>
<html:p>
(k)
<html:span class="EnSpace"/>
Notwithstanding any other law, the statute of limitations set forth in subdivision (a) of Section 338 of the Code of Civil Procedure shall apply to any action or special proceeding brought to enforce this section.
</html:p>
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<ns0:Num>SEC. 2.</ns0:Num>
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<html:p>It is the intent of the Legislature that the amendments made by this act shall operate retroactively to any pending action or proceeding.</html:p>
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<ns0:Num>SEC. 3.</ns0:Num>
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<html:p>The Legislature finds and declares that the provision of adequate housing, in light of the severe shortage of housing at all income levels in this state, 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, Section 1 of this act amending Section 66300 of the Government Code applies to all cities, including charter cities.</html:p>
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<ns0:Num>SEC. 4.</ns0:Num>
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No reimbursement is required by this act pursuant to Section 6 of Article XIII
<html:span class="ThinSpace"/>
B of the California Constitution because 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.
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