The Infill Insiders

Sibley meets with Omar Hason to discuss Density Bonus Law. Density Bonus Law works today largely because of its use of concessions and waivers to overcome zoning code barriers that would make the projects impossible or infeasible.  And yet the details of what exactly requires a concession vs. a waiver and when one can and can't use either often remains murky in practice.  Sibley Simon and guest Omar Hason talk through their use in project entitlement. Host Sibley Simon - Workbench Principal and Impact Development Executive GuestOmar Hason - Senior Designer, WorkbenchOmar is passionate about architecture and all things design. He has wide-ranging experience working in most building typologies, including hospitality, sports arenas, theatres, healthcare, offices, and most of all, housing. ---  Who Are The Infill Insiders? The Infill Insiders break down the highly complex process of infill housing development in California. Host and principal developer, Sibley Simon, shares Workbench's experience to teach developers and land owners how to use the many state housing laws to successfully develop infill housing, while showing jurisdictions what makes the process more efficient, and encouraging elected officials and anyone interested to face the big challenges that still remain in housing creation. Join us and become more effective at creating infill housing.Socials and Contact Instagram: @workbenchbuilt Web: https://workbenchbuilt.com/theinfilli...Email: [email protected] References ⁠https://www.hcd.ca.gov/⁠ Credits Recording and Editing: Wednesday MannersAnimation: Josh Bootz -- California | State Housing Laws | Infill Development | Santa Cruz | Housing Santa Cruz County | California Affordable Housing | Affordable Housing Developer | Support Affordable Housing | Build Affordable Homes | California Living | Housing For All | Affordable Living | Housing Solutions | Community Development

In this third and final installment of the density calculation series, Sibley Simon and guest Clay Toombs cover alternative density calculation methods — additional state law pathways that may yield even more units than either units-per-acre or form-based density, but come with other strings attached. Episode 6 completes the full picture of how to calculate the density a developer can legally build in California as of 2026. Host Sibley SimonWorkbench Principal and Impact Development Executive  Guest Clay ToombsClay has been an independent land-use consultant and contract project manager for 10 years. He holds a Master of Real Estate Development, a Master of Business Administration, and a B.S. in Aeronautical Management Technology, all from Arizona State University.---  Who Are The InfillInsiders? The Infill Insiders break down the highly complex process of infill housing development in California. Host and principal developer, Sibley Simon, shares Workbench's experience to teach developers and land owners how to use the many state housing laws to successfully develop infill housing, while showing jurisdictions what makes the process more efficient, and encouraging elected officials and anyone interested to face the big challenges that still remain in housing creation. Join us and become more effective at creating infill housing. Socials and Contact Instagram: @workbenchbuilt Web: https://workbenchbuilt.com/theinfilli...Email: [email protected] References https://www.hcd.ca.gov/⁠ Credits Recording, Editing and Animation: Josh Bootz Assistant Producer: Wednesday Manners -- California | State Housing Laws | Infill Development | Santa Cruz | Housing Santa Cruz County | California Affordable Housing | Affordable Housing Developer | Support Affordable Housing | Build Affordable Homes | California Living | Housing For All | Affordable Living | Housing Solutions | Community Development

In this second installment of the density calculation series, Sibley Simon walks Serena Collins through form-based density—the method used when local zoning does not specify a units-per-acre standard. The episode explains how developers use Floor Area Ratio (FAR) as the controlling density measure, how to conduct a base density study to convert FAR into a unit count, and how density bonus law then multiplies that count. The discussion also covers strategic use of multifamily ADUs, the role of the Housing Accountability Act in resolving code conflicts, and the critical distinction between entitlement-stage and building-permit-stage decisions. Guest        Serena Collins – Project Manager, Workbench / New Way HomesSerena has been with Workbench for 5 years  managing project development and capital raising. She specializes in brownfield site cleanup and redevelopment funding and grant writing at both the state and federal level. Here’s what you’ll learn:What form-based density means and when it applies (hint: most commercial corridor and mixed-use zones)How Floor Area Ratio (FAR) becomes your controlling density measureThe base density study process — and why it requires an architect to design a building you’ll never constructWhy your base density study doesn’t need to be financially feasible (and how to use that to your advantage)How to resolve conflicts between your general plan and zoning code using the Housing Accountability ActThe three density layers: base density + stacked bonuses + multifamily ADU conversionsA real example of how 5-story zoning can yield an 18-story building Why This Matters:For developers and landowners: The base density study is the single most important step in maximizing your site’s housing capacity under California law. Getting it right — or getting it wrong — can mean dozens of units of difference on the same parcel.For housing policymakers: Understanding how form-based density translates into actual unit counts is essential for evaluating whether your zoning code is achieving its housing production goals.For multifamily investors: The density math is the feasibility math. Knowing how base density, bonus density, and ADU layering interact tells you whether a site pencils — before you ever write a check.Coming next: Part 3 covers the alternative density pathways — additional state law methods that may yield even more units, with different tradeoffs. That episode will complete the full 2026 picture of how to calculate the density you have the right to build on any California site.

Episode Overview This episode launches a critical three-part series on how to correctly calculate the maximum permitable density of housing for any given parcel in California. Sibley argues this is among the most misunderstood aspects of California housing development—and that getting it wrong (which happens at least 95% of the time) means leaving significant housing capacity on the table. Part 1 focuses on parcels where density is expressed in units per acre, walking through the full calculation from general plan designation through density bonus law and multifamily ADU provisions. Host & Guest Host: Sibley Simon — Founder, Workbench (Integrated Real Estate Development, Santa Cruz, CA)  Guest: Chris Hudon — Director of Development, Workbench (25 years of multifamily development experience in Colorado and Utah) Why This GuestSibley specifically brought Chris on for Part 1 because Chris is an experienced multifamily developer—but not in California. His background in Colorado and Utah, where developers rely on local zoning, site constraints, and informal planning department consultations, makes him the perfect stand-in for what most developers do when entering the California market. Chris's fresh perspective highlights just how different—and counterintuitive—California's density calculation system is compared to the rest of the country.

What is SB 79?SB 79 is California's landmark transit-oriented housing upzoning bill, passed in 2025 after eight years of legislative attempts. The law requires certain jurisdictions to allow mid-rise apartment buildings (typically 4-7 stories) near major transit stops. Guest: Aaron EckhouseRegional Planning Program Director, California YIMBYAaron has spent eight years working on transit-oriented upzoning legislation in California, from SB 27 and SB 50 to the successful passage of SB 79 in 2025. Host: Sibley SimonPrincipal and Impact Development Executive, WorkbenchHost of The Infill Insiders Key TakeawaysHistoric Achievement: First successful statewide transit-oriented upzoning after 8 years of attemptsNarrow Victory: Passed by one vote on multiple occasions—every vote countedPolitical Reality: Bill was trimmed significantly to secure passage; expansion may come if it proves successfulImplementation Timeline: Most provisions take effect July 1, 2026; some penalties delayed until January 2027City Options: Jurisdictions can create their own qualifying plans or delay implementation for certain areasPractical Guidance: Developers should focus on sites that can be built lot-line to lot-line to maximize density bonus law benefitsFuture Cleanup: Expect cleanup legislation to address measurement ambiguities and other technical issues Key ProvisionsHeight Limits: Up to 75 feet in Tier 1 zones (highest), with lower tiers at 65 feet and 55 feetDensity: Up to 120 units per acre in top tier zonesFAR (Floor Area Ratio): Up to 3.5 residential FAR in top tier zonesDistance: Applies within quarter-mile and half-mile radii of qualifying transit stopsEffective Date: July 1, 2026 for most qualifying jurisdictions Where It AppliesQualifying Counties: Must have 15+ Tier 1 or Tier 2 rail transit stopsUrban Transit Counties: Sacramento, Alameda, San Francisco, San Mateo, Santa Clara, Los Angeles, Orange (soon), San DiegoTransit Types: Heavy rail, light rail, commuter rail, and qualifying Bus Rapid Transit (BRT) linesCity Size Threshold: Half-mile radius provisions only apply in cities over 35,000 population What It Doesn't CoverMost of California (limited to major transit counties)Contra Costa County (specifically excluded)Santa Cruz County and other non-qualifying countiesAreas more than a mile walking distance from transitVery high fire hazard severity zones (can be excluded)Sites with existing affordable or rent-controlled housing (7-year lookback) Impact AssessmentPotential BenefitsSignificant Zone Capacity: Creates substantial new housing capacity near transitClimate Goals: Reduces car dependency by enabling housing where people can use transitTransit Ridership: More residents near transit supports system viabilityHousing Production: Enables "workhorse" mid-rise multifamily in high-demand areas Challenges & LimitationsGeographic Restrictions: Only applies in a small fraction of CaliforniaDensity Bonus Interaction: Complex calculations may limit project feasibilityInclusionary Requirements: 10% very low income requirement plus local inclusionary ordinancesDistance Measurement Ambiguity: "Closest edge" language may create disputesAnti-Displacement Provisions: 7-year lookback may block beneficial redevelopment

Sibley and Aaron Ekhouse from California YIMBY, dissect California's groundbreaking new CEQA exemption for infill housing development, passed as part of AB 130. This legislation represents a major shift in how California approaches environmental review for dense, climate-smart housing projects in urban areas.00:00 - Introduction & Guest Welcome00:33 - Aaron's Role at California YIMBY01:01 - The Eight-Year Journey to CEQA Reform01:21 - What is AB 130 and Why It Matters02:08 - Reading the Law: Where to Find It03:09 - The Environmental Case for Infill Housing04:06 - Reframing the Debate: Infill as the Solution05:25 - The Real Problem: Uncertainty, Not Just Cost06:07 - Understanding the New Exemption06:43 - Who This Law Applies To09:52 - What Makes a Location "Urban Infill"15:24 - Density Requirements Explained21:37 - Environmental Site Restrictions28:15 - The Habitat Protection Question35:42 - Objective Design Standards Requirement41:18 - Labor Standards and Prevailing Wage44:29 - The Two-Track System Under SB 648:59 - Preventing Lawsuits vs. Reducing Review Costs50:29 - Observable Criteria Creates Predictability51:36 - Removing Political Discretion52:14 - The Power of Clear Rules52:58 - The Dog That Didn't Bark53:26 - Grading the Bill's Success54:47 - What Needs Improvement55:40 - What's Next: Cost Reduction56:07 - The Cost Crisis56:55 - Building Code Reform57:31 - Making Legal Housing Economically Viable57:51 - Closing ThoughtsGuestAaron Ekhouse - Local and Regional Policy Program Director, California YIMBY8 years with California YIMBYInstrumental in drafting and passing the CEQA exemption legislationWorks with local governments on implementing state housing lawsKey TakeawaysWhat the Law DoesWhy It MattersQualification Criteria HighlightsKey InnovationHost -- Sibley Simon, Principal, WorkbenchSibley leads the Workbench development team's impact focused projects geared towards creating more affordable housing without public subsidy. With years of experience driving legislative progress, he’s forged strong alliances with leaders dedicated to tackling California’s housing equity challenges. Before joining Workbench, Sibley founded numerous companies and created an impact investment fund to spur new workforce and affordable housing development. ⁠https://www.workbenchbuilt.com/people/sibley-simon⁠⁠https://www.linkedin.com/in/sibleyverbeck⁠Who Are The Infill Insiders?The Infill Insiders break down the highly complex process of infill housing development in California. Host and principal developer, Sibley Simon, shares Workbench's experience to teach developers and land owners how to use the many state housing laws to successfully develop infill housing, while showing jurisdictions what makes the process more efficient, and encouraging elected officials and anyone interested to face the big challenges that still remain in housing creation. Join us and become more effective at creating infill housing.Socials and ContactInstagram: @workbenchbuiltWeb: workbenchbuilt.com/theinfillinsidersEmail: [email protected]⁠⁠https://x.com/workbenchbuilt⁠⁠References⁠https://www.hcd.ca.gov/⁠⁠https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=65941.1⁠.CreditsRecording, Editing and Animation: Josh BootzAssistant Producer: Wednesday Manners--California | State Housing Laws | Infill Development | Santa Cruz |  Housing Santa Cruz County | California Affordable Housing | Affordable Housing Developer | Support Affordable Housing | Build Affordable Homes | California Living | Housing For All | Affordable Living | Housing Solutions |  Community Development

Listen in to hear about what we'll be talking about in our upcoming Podcast, The Infill Insiders. We here at Workbench are developers helping to solve the state's housing crisis by creating denser infill housing that is good for residents and communities, environmentally sustainable, and less car oriented. We want to have more impact, so this podcast is going to share what we’ve learned. Whether you're a developer or part of a jurisdiction’s permitting department, you'll learn what your rights and obligations are under current state law. We'll share examples from our own work, and we'll get into the details on the latest guidance from the California Department of Housing & Community Development, what courts have ruled, and how everything is evolving year after year. Buckle up because we can't wait to share our knowledge with you!Socials & ContactQuestions & Ideas: ⁠[email protected]⁠Workbench: workbenchbuilt.com/theinfillinsidersYouTube: @workbenchbuiltInstagram: ⁠@workbenchbuilt⁠Twitter: https://x.com/workbenchbuiltHost -- Sibley Simon, Partner, WorkbenchSibley leads the Workbench development team's impact focused projects geared towards creating more affordable housing without public subsidy. With years of experience driving legislative progress, he’s forged strong alliances with leaders dedicated to tackling California’s housing equity challenges. Before joining Workbench, Sibley founded numerous companies and created an impact investment fund to spur new workforce and affordable housing development.https://www.workbenchbuilt.com/people/sibley-simonhttps://www.linkedin.com/in/sibleyverbeckWho Are The Infill Insiders?The Infill Insiders break down the highly complex process of infill housing development in California. Host and principal developer, Sibley Simon, shares Workbench's experience to teach developers and land owners how to use the many state housing laws to successfully develop infill housing, while showing jurisdictions what makes the process more efficient, and encouraging elected officials and anyone interested to face the big challenges that still remain in housing creation. Join us and become more effective at creating infill housing.Referenceshttps://www.hcd.ca.gov/https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=65941.1.CreditsRecording, Editing & Animation: Josh BootzAssistant Producer: Wednesday Manners--California | State Housing Laws | Infill Development | Santa Cruz | Housing Santa Cruz County | California Affordable Housing | Affordable Housing Developer | Support Affordable Housing | Build Affordable Homes | California Living | Housing For All | Affordable Living | Housing Solutions | Community Development

Sibley meets with Clay Toombs, Senior Development Manager at Workbench, to discuss SB-330 pre-applications. We talk about what submitting the application really means, our top tips for getting it right and when to resubmit one, what to make sure the jurisdiction does and doesn’t do and other best practices.Host -- Sibley Simon, Principal, WorkbenchSibley leads the Workbench development team's impact focused projects geared towards creating more affordable housing without public subsidy. With years of experience driving legislative progress, he’s forged strong alliances with leaders dedicated to tackling California’s housing equity challenges. Before joining Workbench, Sibley founded numerous companies and created an impact investment fund to spur new workforce and affordable housing development. https://www.workbenchbuilt.com/people/sibley-simonhttps://www.linkedin.com/in/sibleyverbeckGuest -- Clay Toombs, Senior Development Manager,WorkbenchClay is a member of Workbench’s development team, managing the entitlement and permitting process for assigned projects. Prior to joining Workbench, Clay was an independent land-use consultant and contract project manager for 10 years. He holds a Master of Real Estate Development, a Master of Business Administration, and a B.S. in Aeronautical Management Technology, all from Arizona State University. https://www.workbenchbuilt.com/people/clay-toombshttps://www.linkedin.com/in/claytoombs/Who Are The Infill Insiders?The Infill Insiders break down the highly complex process of infill housing development in California. Host and principal developer, Sibley Simon, shares Workbench's experience to teach developers and land owners how to use the many state housing laws to successfully develop infill housing, while showing jurisdictions what makes the process more efficient, and encouraging elected officials and anyone interested to face the big challenges that still remain in housing creation. Join us and become more effective at creating infill housing.Socials and ContactInstagram: @workbenchbuiltWeb: workbenchbuilt.com/theinfillinsidersEmail: [email protected]⁠https://x.com/workbenchbuilt⁠Referenceshttps://www.hcd.ca.gov/https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=65941.1.CreditsRecording, Editing and Animation: Josh BootzAssistant Producer: Wednesday Manners--California | State Housing Laws | Infill Development | Santa Cruz |  Housing Santa Cruz County | California Affordable Housing | Affordable Housing Developer | Support Affordable Housing | Build Affordable Homes | California Living | Housing For All | Affordable Living | Housing Solutions |  Community Development