Housing development: transit-oriented development.

A new California Senate bill from Senator Wiener establishes comprehensive standards for housing development near transit stops, creating a tiered system that allows increased density and height limits based on proximity to public transportation. The legislation requires local governments to permit housing projects within one-half mile of transit-oriented development (TOD) stops on sites zoned for residential, mixed, or commercial use.

The bill creates three tiers of TOD stops with corresponding development standards. Projects within a quarter-mile of Tier 1 stops, which include heavy rail and very high-frequency commuter rail stations, must be allowed heights up to 75 feet and densities of 120 dwelling units per acre. Development near Tier 2 and 3 stops, including light rail and frequent bus service, have graduated standards ranging from 45-65 feet in height and 60-100 dwelling units per acre depending on distance from the station.

Housing developments under these provisions must include affordable units either through local inclusionary requirements or by meeting density bonus criteria for projects over 10 units. The legislation allows transit agencies to set objective standards for development on agency-owned land within a half-mile of stations. Local governments may propose alternative TOD plans that maintain equivalent development capacity, subject to review by the Department of Housing and Community Development.

The measure streamlines approval for qualifying projects while maintaining local control over design standards that do not conflict with the prescribed height and density requirements. It applies to all California cities, including charter cities, reflecting legislative findings that addressing the state's housing shortage through transit-oriented development serves a matter of statewide concern.