Transcript Highlights:

• Welcome to the Assembly Insurance Committee's oversight hearing on the California Fair Plan.
• For many of our committee members, today is going to be on the California Fair Plan.
• to be subsidizing the premiums for the California Fair Plan and therefore the California Fair Plan needed
• January 7th, and the world we knew in Southern California changed.
• Madam Chair of members, Dan Dunmore with the California Building Industry Association.

Committee: House Insurance

Summary: The Assembly Insurance Committee held an oversight hearing on the California Fair Plan, focused on the plan’s rapid growth, financial condition, depopulation efforts, and response to the January Southern California wildfires. Fair Plan officials explained that the plan was created in 1968 as an insurer of last resort, is a private not-for-profit association of admitted insurers, and is intended to be a temporary safety net until policyholders can return to the voluntary market. They said the market has deteriorated so much that many consumers are now coming to the Fair Plan first, including in lower-wildfire-risk areas where the plan is sometimes cheaper than private-market options. Officials said the plan’s exposure has grown sharply, reaching about 575,000 policies and nearly $600 billion in exposure by the end of March, with especially fast growth in low-risk areas. They described the plan’s depopulation challenges, the clearinghouse process, and pending or recent policy expansions such as coverage for farmers, higher commercial coverage limits, and proposed bills affecting grace periods and manufactured-home replacement coverage. They also discussed rates, saying premiums have risen from about $1,839 in 2021 to about $2,800 in 2025, while average policy limits have increased to over $1 million, and that the plan is working with the Department of Insurance on a new dwelling filing to move toward actuarially sound rates. A major portion of the hearing addressed the January fires and the Fair Plan’s finances. Officials said the plan paid more than $2.9 billion in claims so far and expects total losses near $4 billion, with over 5,500 claims filed and more than half already closed. Because of the losses, the plan sought and received a $1 billion assessment from member insurers, the first such assessment in 30 years, and also described its reinsurance tower and the role of reinsurance in covering catastrophic losses. They said the plan is supporting AB 226, which would give it access to a line of credit and potential bond financing to reduce reliance on assessments. Members raised concerns about solvency, non-renewals, smoke-claim standards, and the growth of the plan in non-wildfire areas; public commenters from the building industry and insurance brokers said the Fair Plan’s growth reflects a weak voluntary market and urged stronger rates and depopulation tools.

Transcript Highlights:

• And what is that standard?
• standard itself.
• Why did we build it here?
• California cities, the California State Association of Counties, the Urban Counties of California, the
• California cities, the California State Association of Counties, the urban counties of California and

Committee: Senate Transportation

Transcript Highlights:

• They do have standards.
• They do have standards.
• This bill in no way lowers standards; it reinforces them.
• However, that same standard is not applied in Section 12.
• However, that same standard is not applied in Section 12.

Summary: The House opened with prayer, a moment of silence for former member Chester Clem, the Pledge of Allegiance, and quorum verification. Members then adopted the special order report and a Rules and Ethics Committee report amending House Rule 15.3 to allow fundraising under certain circumstances during extended or special sessions. The chamber also recognized Deputy First Class Stefano Gargano as law enforcement officer of the day and several visiting groups in the gallery. On the floor, HB 1405 on a statewide project for missing persons with special needs passed unanimously, 109-0. The House then took up CS/CS/CS/SB 290, the Department of Agriculture and Consumer Services bill, which drew questions about surplus conservation lands and oversight by the Acquisition and Restoration Council; it passed 94-10. CS/CS/CS/HB 905, the “Fire Act” on foreign influence, foreign-country-of-concern restrictions, critical infrastructure, gifts, contracts, sister city agreements, and related ethics and criminal provisions, passed 80-20 after debate and a germane amendment was adopted over objections. The House also passed CS/CS/HB 1197 on information technology procurement and contracting, aimed at modernizing oversight of major IT projects, by 109-0. CS/CS/CS/HB 399 on land use development and development regulations passed 71-38 after extensive debate over development fees, manufactured homes, and reducing local supermajority requirements for comprehensive plan changes; an amendment to preserve Orange County’s rural boundary vote failed, and a strike-all amendment was ruled out of order. Members then adopted a technical amendment clarifying manufactured homes language. Several local bills also advanced: HB 1103 on local administration of vessel restrictions passed 109-0; HB 4051 and HB 4053 on Santa Rosa County fire protection district assessments passed 84-25 and 83-27, respectively, after compromise amendments; HB 4081 on the East Point Water and Sewer District passed 110-0; and HB 4093 on the Felsmere Water Control District passed 109-0. The transcript ended as the House moved on to HB 4095, with no final action shown.

Transcript Highlights:

• Louis or other places meets our standards?
• Nor are we, because the penal code is the penal code is the penal code.
• They've got QR codes.
• They do it with standards and everything.
• Every single product that we sell has a QR code.

Bills: HB5

Committee: House Public Health

Transcript Highlights:

• They immediately headed west to California to begin their life together.
• Headed west to California to begin their life together.
• Our economic development efforts are solely focused on building housing.
• It's simply less expensive to build new with a heat pump.
• with, has cost more money to build.

Transcript Highlights:

• But the leading killers of birds are cats and then buildings and then transmission lines.
• Fortunately, the ...legal standards and no clearly defined administrative process.
• , and just 14 percent have available toxicity standards to establish risk assessment.
• We have a case right now under 89044, the Texas Snatcher Resources Code.
• This bill ensures major policy shifts go through a transparent, definitions in the code.

Bills: SB3074 , HB49 , HB2440 , HB3556 , HB3619 , HB3866 , HB4042 , HB4112 , HB4271 , HB4413 , HB4426 , HB5033 , HB49

Committee: Senate Natural Resources

Summary: The committee heard and laid out several natural resources and environmental bills, with testimony focused on balancing development, public health, wildlife protection, and regulatory authority. SB 3074 would allow the governor, lieutenant governor, and legislators to communicate in writing with TCEQ about matters before the commission, with safeguards requiring the communication to be part of the record and allowing other parties to respond; a committee substitute narrowed it to written communications about permits only, limited legislator communications to facilities in their districts, and adjusted conflict-of-interest rules. HB 3556, as substituted, would require notice to Texas Parks and Wildlife for certain very tall structures in specified coastal counties and give TPWD a limited right to seek injunctive relief if mitigation is insufficient to prevent material harm to migratory birds; supporters said it would address ignored wildlife recommendations and protect key flyways, while opponents argued the bill was too broad, singled out wind energy, and gave one agency unusually strong enforcement power. HB 49 would expand liability protections for produced-water recycling and beneficial use; supporters said it would encourage reuse of a large wastewater stream and reduce disposal pressures, while opponents warned it could shield operators from responsibility before the science and standards are mature. HB 4413 would authorize mass-balance accounting for renewable biomass feedstocks, and HB 3866 would regulate intermediate bulk container recycling facilities near homes, with a committee substitute adding a grandfather clause and making implementation contingent on funding. The committee also heard bills affecting air and energy regulation. HB 5033 would create a trigger to end vehicle emissions inspections if federal law changes to allow it; the substitute removed a Supreme Court-related trigger, and the lone public witness opposed the bill, warning it would worsen air quality and harm nonattainment areas. HB 4112 would clarify that on-site storage of high-level radioactive waste is allowed at current and future nuclear reactors and university research reactors only for waste generated at that site; the substitute clarified the language and removed an inoperative permit condition, and witnesses from environmental and nuclear groups said the clarification was needed to prevent unintended restrictions while avoiding off-site storage. HB 2440 would prohibit state agencies from using air-quality rules to ban or restrict vehicles based on energy source, including internal combustion vehicles, and no public testimony was offered. HB 4271 would require TCEQ to hold public meetings on request for composting facility authorizations; the substitute limited the requirement to future applications and was presented as a transparency measure after a denied local request and extensive public comments. Additional bills addressed landowner protections and Railroad Commission oversight. HB 3619 would require the Railroad Commission to restore surface land after plugging or replugging operations and indemnify landowners from damages tied to authorized entry; a witness supported the bill but urged fixing a separate statutory loophole that he said allowed operators to enter unrelated tracts without notice. HB 4042 would extend Railroad Commission pipeline safety and fee provisions to propane distribution systems by removing the word “natural” from the relevant definitions. HB 4426 would set a 10-year permit term for commercial surface disposal facilities, allow renewal based on compliance history, and require renewal applications 120 days before expiration. The committee took no votes because a quorum was not initially present, and each bill was left pending after testimony and discussion.

Transcript Highlights:

• The state building code establishes minimum The state building code establishes minimum performance standards
• The state building code comprises a number of model codes and standards.
• building codes so that we have to fit these pre-approved plans into our framework, or whether that's
• building codes so that we have to fit these pre-approved plans into our framework, or whether that's
• Hope that answers your question. ...whether that's building codes so that we have to fit these pre-approved

Summary: The Ways and Means Committee met on February 6, 2026, and first voted to suspend the five-day notice rule for all bills on the agenda. Senators Braun and Gildon objected, arguing the bill needed more public review and that the fiscal note had only just been released, but a roll call vote passed 15-9 and the committee proceeded to Senate Bill 6346. Staff briefed SB 6346 as a proposal to create a 9.9% income tax on Washington taxable income above a $1 million per-household standard deduction, with a $50,000 charitable deduction, apportionment rules for nonresidents and certain professions, quarterly estimated payments, and credits for capital gains tax and certain business taxes. Staff said the tax would begin in 2029 and eventually raise about $3.5 billion annually from roughly 30,000 taxpayers. The bill also would expand the Working Families Tax Credit, create a sales tax exemption for grooming and hygiene products, increase the small business B&O tax credit and filing threshold, and end the B&O surcharge on high-grossing businesses one year early. Members questioned the bill’s constitutionality, its exemption from referendum, treatment of student athletes, natural-resource industries, and whether real estate gains would be captured. Public testimony was sharply divided. Supporters, including labor groups, educators, health care advocates, counties, child care workers, and some business owners and high-income individuals, said the bill would make the tax code more progressive and provide stable funding for health care, education, child care, public defense, and other services, while expanding the Working Families Tax Credit. Opponents, including many small business, construction, housing, and taxpayer advocates, argued the measure would function as a tax on pass-through businesses and retained earnings, harm housing production and investment, encourage wealthy residents and businesses to leave the state, and violate the state constitution or the will of voters. No final action on SB 6346 was taken during the hearing.

Transcript Highlights:

• This bill and the associated budget request would make California the first state in the nation to build
• And it builds on work that we've already committed to: the planned expansion of the California Food Assistance
• the California Immigrant Policy Center and End Poverty in California, EPIC.
• Amid devastating federal cuts, the California Healthy Food Financing Initiative will build much-needed
• California.

Summary: The Assembly Committee on Human Services heard testimony on a series of bills affecting disability services, child welfare, foster youth, domestic violence survivors, guaranteed income pilots, crisis response, and child care providers. AB 1575 would update the Lanterman Act to use person-first language and broaden respite services to allow safe community access; supporters said it would improve dignity and consistency in services, and there was no opposition. AB 2470 would create a statewide one-stop reentry program for survivors of intimate partner violence to replace documents, repair credit, and access housing supports, while also giving CalWORKs emergency housing funds more flexibility; the Little Hoover Commission backed the bill based on its prior recommendations. AB 2510 would clarify and expand CalWORKs family reunification aid so parents can keep receiving support during reunification even if not all children are removed, and supporters said it would reduce barriers and better align with reunification goals. AB 2585 would expand guaranteed income pilot funding to rural and underserved counties, with testimony emphasizing the need for geographic diversity and data from places like the Central Valley. AB 1932, the Crisis Act 2.0, would continue and strengthen community-based mental health crisis response programs; testimony from family members and advocates strongly favored non-law-enforcement responses, and the bill drew broad support. AB 1925 would direct a feasibility study on a statewide permanent disability certification process to reduce repeated verification burdens; the committee approved it 4-0 and sent it to Appropriations. AB 2189 would fund a statewide special education parent action network to train and connect parents for systemic advocacy; after some opposition over the use of state funds for advocacy, it passed as amended and was referred to Education. AB 2684 would allow out-of-state nonminor dependents to do monthly social worker visits virtually, with in-person visits still required quarterly; it passed to Judiciary. AB 1967 would improve pathways for older youth experiencing homelessness or failed adoptions to enter or reenter foster care, and it passed to Appropriations. AB 2126 would create a targeted background-check exemption for certain former foster youth hired as peer partners, and it passed as amended to Public Safety. AB 2379 would require DSS to notify family child care providers of Fourth Amendment rights and provide multilingual know-your-rights training regarding immigration enforcement; it passed to Judiciary after some members questioned whether DSS was the right agency to administer the training.

Transcript Highlights:

• And building on that, we mentioned the CSU AI Commons.
• And building on that, we mentioned the CSU AI Commons.
• And building on that, we mentioned the CSU AI Commons.
• That is the standard the CSU should meet, and that is the standard that California deserves.
• of the staff of the California State University.

Summary: The Assembly Committee on Higher Education and the Assembly Privacy and Consumer Protection Committee held an oversight hearing on the California State University’s AI-empowered initiative, including the systemwide rollout of ChatGPT EDU and broader AI integration across CSU campuses. Opening remarks emphasized both the promise of AI for student success, workforce preparation, and access, and the need to address risks such as bias, privacy, misinformation, environmental impacts, and mental health harms. CSU representatives said the initiative grew out of Academic Senate recommendations and a systemwide generative AI committee, and that the goal was to provide equitable access, training, governance, and workforce alignment across the 23-campus system. CSU officials described systemwide contracts for AI tools, the AI Commons training hub, and faculty grant programs supporting AI-related curriculum innovation. They said more than 93,000 ChatGPT EDU accounts had been activated, over 4,300 faculty had taken voluntary training, and $3 million had been awarded to 63 faculty-led projects from more than 400 submissions. San Jose State University highlighted its own AI-focused programs, courses, orientation training, faculty fellows, student ambassadors, and interdisciplinary efforts to build AI literacy and responsible use into instruction and co-curricular programs. CSU also said it was tracking metrics on adoption, academic outcomes, workforce outcomes, and environmental impacts. Faculty, staff, and student representatives welcomed the educational potential of AI but raised concerns about the rollout, saying it had moved quickly and without enough consultation or consistent systemwide policy. They urged stronger protections for academic freedom, intellectual property, privacy, equity, and worker input, and warned about bias, surveillance, job displacement, and the environmental cost of AI. Legislators pressed CSU and OpenAI representatives on training requirements, data privacy, bias reporting, discipline for misuse, liability, sycophancy, and safeguards against harmful uses such as non-consensual imagery or self-harm-related interactions. CSU said interactions in the licensed tool are private, data are not used to train models, and campuses retain their own conduct processes; members also asked CSU to follow up on systemwide training, policy consistency, and additional safeguards.

Transcript Highlights:

• And what is that standard?
• standard itself.
• in the building-block approach to ultimately get to that ultimate build.
• California cities, the California State Association of Counties, the Urban Counties of California, the
• California cities, the California State Association of Counties, the urban counties of California and

Committee: Senate Transportation

Summary: The Senate Transportation Committee held an informational hearing on the California High-Speed Rail Authority’s 2026 draft business plan and next steps for the project. Chair Cortese opened by noting major changes since the 2024 plan, including new leadership, a bottoms-up review, scope changes in the Central Valley, loss of federal funds, and renewed interest in private investment and value capture. The Authority’s CEO, Ian Chaudhary, presented the project as moving into a construction and track-laying phase, citing progress on Central Valley structures, right-of-way acquisition, utility relocations, and a new procurement for track and systems. He said the plan reflects a more disciplined, optimized approach, with the Merced-to-Bakersfield segment targeted for revenue service around 2033 and the broader Phase 1 corridor envisioned as commercially viable through ancillary revenues, public-private partnerships, and future private financing. Committee members questioned the Authority about station relocations, single-tracking, tax increment financing, utility relocation authority, transparency, and the feasibility of private financing. Chaudhary said the Merced and Bakersfield station locations were still under discussion with local governments and that no contracts had been finalized. He defended the reduced scope and single-track approach as a just-in-time strategy to avoid overbuilding, while maintaining high-speed standards. He also said the Authority was exploring land value capture, broadband, energy, and other corridor-based revenue sources, but acknowledged that some tools would require legislative action and that private financing options were still being evaluated. Several senators expressed support for the project but raised concerns about permitting delays, local opposition, constitutional and statutory limits, and the need for stronger accountability. The Legislative Analyst’s Office and the High-Speed Rail Inspector General then gave critical assessments of the draft plan. LAO staff said the plan assumes major statutory changes, understates risk, lacks transparency about scope changes, and may not fully fund even the smaller Merced-to-Bakersfield segment once borrowing costs and other uncertainties are considered. Inspector General Ben Belknap said the draft plan does not comply with newer statutory requirements in SB 198 and AB 377, citing three main deficiencies: unauthorized scope changes to the Merced-to-Bakersfield segment, an inadequate funding plan that omits financing costs, and missing procurement milestone dates. He said the Authority’s presentation obscures the true cost and schedule impacts of the project changes, and that incomplete reporting limits legislative oversight. The Authority responded that it would address the OIG’s findings in the final business plan, and committee members indicated they expected a written response on compliance issues.

Transcript Highlights:

• The second closest is $15 billion less than the $20 to 24 period, which is California.
• And therefore, private schools aren't actually... held by those same standards.
• But on this particular issue, all schools should be held to the same standard.
• This is a pebble in the foundation that we need to be building.
• I'm appalled that it's not already part of our Texas code.

Bills: SB604 , SB843 , SB1636 , SB2395 , SB571 , SB1224 , SB1832 , SB2392 , SB747 , SB2623 , SB2624 , SB2185

Committees: Senate Education , Senate Education K-16

Transcript Highlights:

• Former executive director of People First of California, and Alex Mountford, president of California
• This bill and the associated budget request would make California the first state in the nation to build
• Amid devastating federal cuts, the California Healthy Food Financing Initiative will build much-needed
• Also registered in support: End Poverty in California, California Domestic Workers Coalition, Friends
• California, or the immigration proceedings must have a significant nexus to California, regardless of

Committee: House Human Services

Transcript Highlights:

• California State University’s AI Empowered Initiative.
• And building on that, we mentioned the CSU AI Commons.
• And building on that, we mentioned the CSU AI Commons.
• That is the standard that the CSU should meet, and that is the standard that California deserves.
• of the staff of the California State University.

Summary: The hearing focused on the California State University’s AI Empowered Initiative, including the systemwide rollout of ChatGPT EDU, the CSU Generative AI Committee, the AI Commons training hub, and the AI Workforce Acceleration Board. CSU officials said the initiative was designed to expand equitable access, avoid a digital divide, and prepare students for an AI-driven workforce. They described systemwide licensing, privacy protections, no use of CSU prompts or data to train models, voluntary faculty participation, professional development offerings, and a $3 million faculty grant program supporting AI-related teaching and curriculum projects across campuses, including San Jose State’s AI-focused programs and student orientation training. Committee members pressed CSU leaders and OpenAI’s representative on bias, privacy, data retention, liability, environmental impact, student mental health, sycophancy, and whether training should be required before access. CSU officials said training materials address ethical use, bias, and critical thinking, that interactions are treated like private email, and that users can report problematic outputs through the tool. They also said the system is separate from the federal preservation order affecting public ChatGPT data. Several members urged more uniform, systemwide training and stronger safeguards, especially for students and vulnerable users. Faculty, staff, and student representatives offered a more cautious view. The Academic Senate and Faculty Association said they had long pushed CSU to study AI and support faculty development, but criticized the rollout as too fast, insufficiently consultative, and too focused on vendor partnerships and spending. They raised concerns about intellectual property, surveillance, bias, environmental costs, workload, and the need for bargaining and transparency. The staff union called for worker councils, negotiated guardrails, and protections against job displacement. The student representative supported broader access and AI literacy but asked for clearer campus policies, more consistent training, better privacy explanations, and stronger student input. No formal votes were taken during the hearing.

Transcript Highlights:

• So to achieve additional reductions, the state can implement strategies like updating building codes,
• For buildings, building code improvements in turn lead to lower energy consumption and lower monthly
• For buildings, building code improvements in turn lead to lower energy consumption and lower monthly
• So that should, and meeting state standards, state and federal standards or exceeding.
• I think California is the wrong model to try to duplicate.

Bills: SB12 , SB36 , SB92 , SB120 , SB133 , SB151 , SB18 , SB96

Committee: Senate Senate Tax, Business & Transportation

Keywords: tax credit, physician, healthcare, income tax, rural health, quantum technology, infrastructure, economic development, New Mexico, corporate tax, research and development, innovation, affordable housing, gross receipts tax, tax deduction, construction materials, multifamily housing, low income, journalism, local news

Transcript Highlights:

• California is committed to supporting and partnering with non-profits to build resilient communities
• anything in California.
• We cannot use the housing crisis as a reason to build housing with no minimum labor standards or requirements
• in California.
• The most important thing that we can do is build faster where we know it is safe to build.

Transcript Highlights:

• There's minimum standards for zoos.
• There's minimum standards for short-term rental homes, but there are no minimum standards for shelters
• There are no minimum standards for these facilities statewide.
• , a degree of high standard for animal shelters and other things, and yet we can't have a standard for
• It makes the bill subject to appropriation, uses our standard language, and because there is a date hard-coded

Bills: HB165 , HB175 , HB198 , HB272 , HB457 , HB488 , HB566 , HB603 , HB763 , HB902 , HB909 , HB971 , HB981 , HB1066 , HB1125 , HB1154 , HB1231

Committee: House Appropriations

Keywords: HB165, lottery proceeds, Lottery Proceeds Fund, Veterans Service Grant Fund, constitutional amendment, veterans, military veterans, veterans' benefits, veterans services, family support, state lottery, education funding, Minimum Foundation Program, problem gambling, compulsive gaming, state treasurer, ballot proposition, constitutional referendum, lottery revenue, Louisiana resident veterans

Transcript Highlights:

• Grooming is the deliberate process of building a false sense of trust with a child to make future sexual
• a false sense of trust with a building a false sense of trust with a child<00:10:20.160><c> to</c><00
• Uh, they'll kind of build off that in FY 27. Uh, they'll be at five FTE by FY 28 moving forward.
• Uh they'll kind of build off that FTE.
• Uh they'll kind of build off that in<00:58:25.960><c> in</c><00:58:26.160><c> FY27.

Bills: HF3489 , HF3393 , HF3785 , SF856 , HF4006 , HF4615 , HF3919 , HF4591 , HF3682 , HF4240

Committee: House Ways and Means

Keywords: grooming, child protection, student safety, sexual exploitation, educator licensing, teacher discipline, mandatory reporting, mandated reporter training, school misconduct, predatory offender, child abuse, sexual abuse, sex trafficking, child sexual abuse material, child pornography, position of authority, school employee, school administrator, license revocation, license suspension

Transcript Highlights:

• He did not get to grow up, build a future, or come home again.
• So CDLs are held to a higher standard, commercial driver's licenses, to get that.
• I believe that all industries need to have safety standards and professional standards that we agree
• on, standards that provide for all to participate.
• They literally put it inside of the lease as a standard non-smoking term.

Bills: SB1004 , SB1012 , SB1100 , SB1110 , SB1170 , SB1213 , SB1317 , SB1402 , SB1413 , SB1416 , SB1476 , SB1511 , SB1573 , SB1655 , SB1656 , SB1709 , SB1720 , SB1723 , SB1725 , SCR1040

Committees: House Judiciary , House House Judiciary Committee of Reference

Keywords: sex offender registration, sex offender registry, A.R.S. 13-3821, sexual offenses, public safety, GPS monitoring, electronic monitoring, transient offender, homeless registrant, online identifiers, internet identifiers, sheriff notification, Department of Public Safety, DPS, DNA collection, juvenile adjudication, kidnapping of a minor, unlawful imprisonment of a minor, lifetime registration, community notification

Transcript Highlights:

• It builds further alignment across community-based mental health.
• It builds further alignment settings.
• </c><01:06:47.359><c> the</c><01:06:47.599><c> right</c> pathways, building the right pathways, building
• It maintains strong standards and consumer protections.
• c> consumer</c> strong standards and consumer strong standards and consumer protections.<01:29:58.320

Bills: HF4438 , HF4467 , HF4379 , SF3402 , HF4349 , HF4064 , HF84 , HF85 , HF3804

Committee: House Health Finance and Policy

Keywords: healthcare, WIC, community health, licensing, speech-language pathology, audiology, contract term limits, healthcare services, provider enrollment, disenrollment, premium payments, medical assistance, substance use disorders, mental health, children's mental health, early childhood, early intervention, consultation grants, Head Start, child care

Bills: HB1160 , HB1289 , HB1339 , HB1604 , HB1798 , HB1002 , HB1065 , HB1155 , HB1269 , HB1916 , HB2120 , HB2123 , HB2158 , HB2178 , HB2264 , HB2309 , HB2411 , HJM4004

Keywords: design review, local government, land use, zoning, project permits, housing density, middle housing, affordable housing, parking minimums, single-family zoning, infill development, growth management, comprehensive plan, permit streamlining, objective development regulations, architectural review, administrative review, transit-oriented development, accessory dwelling units, ADU