On October 6, 2025, Governor Newsom signed Assembly Bill 648, which adds Education Code § 81055 to exempt certain community college housing projects from local zoning laws. Beginning January 1, 2026, California community college districts (CCDs) may construct “university housing development projects” on land they own or lease, without obtaining rezoning or use permits, if the site lies within one-half mile of (1) a main campus or (2) a satellite location in use before July 1, 2025.
If a qualifying housing project includes units for faculty or staff, AB 648 requires that “a portion” of those units be made available at “affordable rent” to employees who meet the definitions of “extremely low income” or “lower income employees”, under Health & Safety Code §§ 50106 and 50079.5, respectively. However, the statute does not specify a percentage of units required to meet these affordability thresholds. Instead, “affordable rent” is defined by reference to limits established by the California Tax Credit Allocation Committee, allowing flexibility based on regional income and housing finance standards.
AB 648 defines “university housing development project” by reference to Public Resources Code § 21080.58. While AB 648 does not itself provide CEQA relief, its incorporation of § 21080.58 means that covered projects are still required to meet that section’s site eligibility standards, which exclude development on certain environmentally sensitive lands. Ineligible sites include those within wetlands, prime farmland, floodways, high fire hazard zones, earthquake fault zones, hazardous waste sites, and protected habitat areas, among others.
Importantly, while AB 648 exempts qualifying projects from local zoning ordinances, it does not alter other legal requirements. Districts remain subject to applicable environmental review and permitting obligations, and projects may still need to address issues such as traffic, utilities, grading, and site infrastructure through existing regulatory channels.
