SACRAMENTO, CA – In a major step toward easing California’s housing crisis, Assembly Bill 609 by Assemblymember Buffy Wicks (D-Oakland) passed the State Assembly on a unanimous 63-0 vote on May 19.
The bill, which now heads to the Senate, creates a sweeping exemption from the California Environmental Quality Act (CEQA) for qualifying infill housing projects — a move aimed at reducing bureaucratic delays and accelerating construction in already-developed urban areas.
AB 609 is part of a broader effort by Governor Gavin Newsom and legislative leaders to modernize CEQA and fast-track environmentally beneficial housing development. The bill defines infill housing as “environmentally beneficial,” in line with decades of scientific research showing that housing in urbanized areas produces far fewer negative impacts on climate, air and water quality, and sensitive ecosystems than homes built on undeveloped “greenfield” land.
Under AB 609, qualifying multi-family housing projects in infill locations will be exempted from additional CEQA review if they meet specific criteria. The site must be previously developed or almost entirely surrounded by existing urban uses. Projects must be consistent with local zoning, density, and objective planning standards. Sites must not be environmentally sensitive or hazardous. Projects must meet minimum residential density thresholds: 15 units per acre in urban areas, 10 in suburban, and 5 in rural.
The exemption applies to sites under 20 acres, and the bill preserves CEQA review at the broader planning level — meaning cities and counties retain the ability to perform environmental assessments when drafting general or specific plans.
By eliminating duplicative reviews for individual projects in already-approved areas, AB 609 aims to remove one of the most commonly cited barriers to timely and affordable housing production.
AB 609 was introduced on February 13 and quickly gained momentum. It passed the Assembly Natural Resources Committee on April 21 and the Assembly Housing Committee on April 30 before clearing the Assembly floor with unanimous bipartisan support. It now awaits consideration in the State Senate, where it is expected to be paired with Senator Scott Wiener’s SB 607 — a bill that also proposes significant CEQA reforms.
Governor Gavin Newsom recently announced his support for both AB 609 and SB 607 as part of his budget trailer package, signaling the state’s strongest push for CEQA modernization in decades. The governor’s endorsement follows mounting public frustration with CEQA being weaponized against projects that pose no serious environmental risk but serve urgent public needs.
“By championing the strongest CEQA reforms in decades, Governor Newsom is showing that California is ready to meet this moment,” said Assemblymember Wicks. “Embracing these efforts to put housing in environmentally responsible locations doesn’t just tackle our housing crisis — it also advances our climate goals.”
Senator Wiener added: “Californians are sick and tired of the endless delays and cost increases caused by our broken permitting system. These bills are critical permitting reform proposals, and we applaud Governor Newsom for including them in his proposed budget.”
Originally intended to ensure environmental accountability, CEQA has been criticized in recent years for being misused to obstruct beneficial projects. Because of its broad scope and legal vulnerability, CEQA has become a go-to tool for opponents of development — often for reasons unrelated to environmental protection.
Recent examples include a lawsuit against the Alameda Food Bank, delaying essential services for 1,200 families; a CEQA challenge in Napa blocking a childcare center from expanding and causing the loss of a federal grant; opposition to a new Planned Parenthood in South San Francisco, with a lawsuit hinging on the potential “environmental impact” of protest activity; a CEQA appeal by the San Francisco Board of Supervisors halting 494 transit-adjacent housing units over concerns about gentrification despite a $750,000 environmental review already completed; a lawsuit by the city of Susanville attempting to block the closure of a state prison citing economic—not environmental—repercussions; lawsuits against tiny home shelters for unhoused people in Sacramento, citing environmental impacts of freeway-adjacent living — despite such individuals already living unsheltered near freeways; and legal efforts to stop the construction of Liberty Lane Apartments in Redlands, a 98 percent affordable housing project for veterans, individuals with special needs, and other low-income residents.
Each of these lawsuits introduced years of delay and significant legal costs, undermining housing, social services, and climate-friendly urban development. Reform advocates argue that these cases highlight the need to clarify CEQA’s scope and prevent procedural abuse.
AB 609 is one of more than 20 bills emerging from the recommendations of the Assembly Select Committee on Permitting Reform, which Wicks convened last year. These bills form the core of the “Fast Track Housing” legislative package — a coordinated effort to streamline permitting and address the state’s affordability crisis without sacrificing real environmental protections.
Supporters of AB 609 note that the bill doesn’t eliminate CEQA entirely. Instead, it targets only those projects that are already aligned with local plans and located in places with existing infrastructure — helping ensure that state housing goals and environmental goals work in tandem.
With Assembly approval secured, AB 609 moves to the Senate where it is expected to be considered alongside SB 607. Newsom’s move to embed both bills into the state budget increases their chances of passage — and could result in the most significant CEQA overhaul since the law was passed over 50 years ago.
In a state where housing delays can stretch for years due to regulatory inertia, AB 609 offers a new path: one where infill housing, walkable neighborhoods, and climate responsibility are not only compatible, but streamlined by design.
