Relating to: supplemental state aid for consolidated school districts. (FE)

2025-2026 Regular Session Introduced by Dave Armstrong and 8 co-sponsors

Allows certain university housing projects near community colleges to bypass local zoning rules, within 1/2 mile, with affordable units for low-income staff/faculty.

Failed to concur in pursuant to Senate Joint Resolution 1

Purpose / Intent

AB 648 creates a limited state-level exemption from local zoning for certain community college–sponsored university housing projects located near community college facilities. The bill’s declared purpose is to prioritize construction of college-affiliated housing to address statewide affordable housing needs affecting students and campus communities, and to treat these projects as matters of statewide (not purely municipal) concern.

Key provisions

Adds Education Code Section 81055 with definitions and an exemption:

Definitions include “affordable rent” (consistent with California Tax Credit Allocation Committee rent limits), “extremely low income” and “lower income” faculty/staff (by Health & Safety Code cross‑reference), “satellite campus,” and “university housing development project” (per Public Resources Code §21080.58).
A community college district is not required to comply with city, county, or city-and-county zoning ordinances for a “university housing development project” constructed on property owned or leased by the district if the parcel is either:
Wholly or partially within 1/2 mile of a main campus (as defined in Education Code §94849); or
Wholly or partially within 1/2 mile of a satellite campus that existed before July 1, 2025.
If a project includes units for faculty and staff, the district must ensure a portion of those units are offered at affordable rents to extremely low‑income and lower‑income faculty/staff (following referenced definitions and TCAC rent limits).

Legislative findings declare such projects a state priority and specify the statute applies to all cities — including charter cities — as a matter of statewide concern.

Who is affected

Community college districts: gain ability to develop university housing on owned/leased parcels within the specified radius without complying with local zoning.

Cities, counties and charter cities: cede certain zoning authority for qualifying projects located on college property within the stated distance.

Students, faculty, and staff: likely beneficiaries through increased supply of campus‑adjacent and (where required) affordable housing targeted in part to low‑income employees.

Local communities: may experience new development near campuses with limited local zoning control; project siting, density, and related land‑use issues may shift to state/district decisions.

Procedural / timeline notes

Tracked through Assembly and Senate committees (Higher Education; Local Government; Senate Education).

Passed both houses (vote tallies recorded during legislative process) and enrolled; presented to Governor Sep 22, 2025; signed and chaptered Oct 6, 2025.

A fiscal estimate was received (date listed Dec 3, 2025). The bill does not include an explicit appropriation in the digest.

Potential impacts / considerations

May accelerate development of campus housing and increase affordable units for eligible employees, relieving housing pressure on students and staff.

Reduces local zoning control for qualifying parcels, potentially raising local concerns about land use, infrastructure, and community input.

Fiscal impacts are not specified in the bill text; local and state costs or savings would depend on how districts implement projects and use state financing or incentives.

Bill