Housing development: transit-oriented development: California Environmental Quality Act: public transit agency land.

Senator Wiener's transit-oriented development legislation would establish new housing density requirements near California's major transit stops while streamlining approval processes for certain transit-adjacent projects. The bill creates a three-tiered system of development standards based on transit service type and frequency, with the highest density allowances near heavy rail and frequent commuter rail stations.

Within a quarter mile of top-tier transit stops, housing developments could reach 75 feet in height with minimum densities of 120 units per acre. Projects within half a mile would be permitted up to 65 feet tall with at least 100 units per acre. The bill sets progressively lower height and density minimums for areas near less frequent transit service, while still exceeding many existing local zoning restrictions. Developments immediately adjacent to any transit stop would receive additional allowances for height, density and floor area ratio.

The legislation requires housing projects near transit to include affordable units, either through local inclusionary requirements or state density bonus provisions. Local governments could adopt alternative transit-oriented development plans that maintain equivalent housing capacity. The Department of Housing and Community Development would oversee implementation and review local ordinances for compliance.

The bill also exempts certain residential and mixed-use projects on public transit agency land from California Environmental Quality Act review if they include transit infrastructure improvements or help finance transit operations. However, any required offsite rail maintenance facilities would remain subject to environmental review as separate projects.