Housing Legislation since 2022

I wrote a blog way back in 2020 about the Sacramento City Council’s early steps to allow up to four units on formerly single-family lots. At the time, I didn’t realize that Minneapolis had already taken this step in December 2018, becoming the first city to officially eliminate single-family zoning.

California Housing Legislation Timeline: From SB 9 to SB 79 and Beyond
Since 2022, California has taken aggressive steps to reshape single-family housing through a string of laws aimed at increasing housing density. Spearheading much of this transformation is State Senator Scott Wiener, whose views on the racial and economic exclusivity of traditional single-family zoning have driven his legislative priorities. This blog outlines the key housing-related bills—passed, stalled, and revised—and how they collectively aim to dismantle low-density zoning in favor of transit-oriented, high-density development.

📌 SB 9 — The HOME Act (Signed September 16, 2021, Effective January 1, 2022)
The California Housing Opportunity and More Efficiency (HOME) Act, known as SB 9, allows homeowners to split their single-family lots and build up to four units (two per lot) without discretionary review. The goal: reduce barriers to creating small-scale housing in established neighborhoods. Governor Gavin Newsom signed the bill in September 2021, and it became law in January 2022. While cities like Los Angeles have technically implemented the law, others—such as LA County—have not. Even in the City of LA, usage is low due to local roadblocks, design limitations, and fire zone exclusions. Notably, no SB 9 lot splits have been approved in Pacific Palisades.⚠️ Implementation Challenges
Despite being a statewide law, SB 9’s usage has been minimal due to a range of issues:
– Strict local design and zoning standards
– Limited parcel eligibility
– Cost and complexity of development
– Owner-occupancy affidavit requirements
– Neighborhood opposition citing infrastructure, fire risk, and neighborhood character📘 SB 450 — Strengthening SB 9 (Signed September 19, 2024)

SB 450 was introduced to close loopholes in SB 9 implementation. Key reforms include:
– Eliminating the 25% demolition cap
– Preventing cities from applying stricter standards solely to SB 9 projects
– Imposing a 60-day approval window
– Granting the Department of Housing and Community Development (HCD) authority to enforce noncompliant jurisdictions

❌ SB 677 — Scott Wiener’s 2025 Amendment Bill (Currently Stalled)
SB 677 sought to expand SB 9 and SB 450 by:
– Removing owner-occupancy requirements
– Nullifying HOA/CC&R prohibitions
– Exempting units under 1,750 sq ft from impact fees
– Mandating all local ordinances be approved by HCD
As of mid-2025, SB 677 has stalled in committee but remains a two-year bill likely to return in 2026.🏑 SB 79 — Abundant and Affordable Housing Near Transit Act (2025, Passed Senate)
SB 79, another major bill from Wiener, would allow up to 7-story housing projects near major transit stops, particularly on land owned by transit agencies. It includes affordability requirements and bypasses CEQA for qualifying projects. This bill passed the Senate in June 2025 and awaits Assembly consideration.

👤 Who Is Senator Scott Wiener?
Representing San Francisco (District 11), Scott Wiener is one of California’s most vocal and persistent pro-density lawmakers. He has stated that single-family zoning promotes racial and economic segregation. His housing vision includes:
– Eliminating single-family zoning to make room for duplexes, fourplexes, and small apartments
– Promoting 15-minute cities where all essential services are within a short walk or bike ride
– Reducing or eliminating parking minimums in urban developments
– Accelerating transit-oriented housing production regardless of local resistance

🏦 Allies in the Senate
Senator Toni Atkins (San Diego), Senator Nancy Skinner (Berkeley), and Senator Alex Padilla (prior to moving to the U.S. Senate) have supported Wiener’s goals through complementary bills on housing and land use. Organizations like YIMBY California and California Forward also provide policy and advocacy support.

💬 Neighborhood Concerns
Many local leaders and residents argue that these laws erode neighborhood character, displace long-time residents, and overwhelm infrastructure. Palisades residents, for instance, cite evacuation challenges during wildfires as a reason against high-density infill as do many of our other Foothill neighborhoods. And then of course there is the drain on resources.

My Commentary
And here lies the irony. Senator Wiener often justifies these sweeping changes by pointing to the racist origins of single-family zoning. While it’s true that early zoning laws and redlining practices were discriminatory, those racist deed restrictions have long since been struck down. What’s left in many neighborhoods—including places like Altadena—are dynamic, multi-generational, multi-cultural neighborhoods that have rebuilt and redefined their spaces with pride. Altadena is a perfect example: a thriving, inclusive neighborhood that proves single-family zoning does not inherently equal exclusion.

So, Mr. Wiener, by dismantling these neighborhoods in the name of equity, you’re actually threatening the very neighborhoods that overcame past injustices to create a new, diverse legacy. That’s not progress—it’s contradiction. It’s time we approach housing reform with more nuance and less political theater.

— Robbyn Battles | The House Agent
Serving the Foothill Neighborhoods for over 35 years
📞 818-388-1631 | 💻 thehouseagent.com

Want to dive deeper into the housing bills mentioned in this blog? Here’s a link to a brief timeline highlighting key legislation introduced since 2017. As noted—it’s been a slow, steady effort to phase out single-family neighborhoods.