| 1 | 1 | | I |
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| 2 | 2 | | 119THCONGRESS |
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| 3 | 3 | | 1 |
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| 4 | 4 | | STSESSION H. R. 2840 |
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| 5 | 5 | | To direct the Secretary of Housing and Urban Development, acting through |
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| 6 | 6 | | the Assistant Secretary for Policy Development and Research, to publish |
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| 7 | 7 | | guidelines and best practices for State zoning and local zoning frame- |
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| 8 | 8 | | works, and for other purposes. |
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| 9 | 9 | | IN THE HOUSE OF REPRESENTATIVES |
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| 10 | 10 | | APRIL10, 2025 |
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| 11 | 11 | | Mr. F |
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| 12 | 12 | | LOOD(for himself and Ms. PETTERSEN) introduced the following bill; |
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| 13 | 13 | | which was referred to the Committee on Financial Services |
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| 14 | 14 | | A BILL |
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| 15 | 15 | | To direct the Secretary of Housing and Urban Development, |
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| 16 | 16 | | acting through the Assistant Secretary for Policy Devel- |
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| 17 | 17 | | opment and Research, to publish guidelines and best |
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| 18 | 18 | | practices for State zoning and local zoning frameworks, |
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| 19 | 19 | | and for other purposes. |
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| 20 | 20 | | Be it enacted by the Senate and House of Representa-1 |
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| 21 | 21 | | tives of the United States of America in Congress assembled, 2 |
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| 22 | 22 | | SECTION 1. SHORT TITLE. 3 |
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| 23 | 23 | | This Act may be cited as the ‘‘Housing Supply 4 |
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| 24 | 24 | | Frameworks Act’’. 5 |
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| 25 | 25 | | SEC. 2. FINDINGS. 6 |
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| 26 | 26 | | Congress finds the followings: 7 |
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| 29 | 29 | | •HR 2840 IH |
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| 30 | 30 | | (1) As of 2022 in the United States, there was 1 |
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| 31 | 31 | | an estimated housing shortage of 3,850,000 homes. 2 |
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| 32 | 32 | | This housing supply shortage has resulted in a 3 |
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| 33 | 33 | | record number of cost-burdened households across 4 |
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| 34 | 34 | | regions and spanning the large and small cities, 5 |
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| 35 | 35 | | towns, and coastal and rural communities of the 6 |
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| 36 | 36 | | United States. 7 |
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| 37 | 37 | | (2) Several factors contribute to the under-8 |
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| 38 | 38 | | supply of housing in the United States, particularly 9 |
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| 39 | 39 | | workforce housing, including rising costs of con-10 |
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| 40 | 40 | | struction, a shortage of labor, supply chain disrup-11 |
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| 41 | 41 | | tions, and a lack of reliable funding sources. 12 |
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| 42 | 42 | | (3) Regulatory barriers at the State and local 13 |
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| 43 | 43 | | levels, such as zoning and land use regulations, also 14 |
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| 44 | 44 | | inhibit the creation of new housing to meet local and 15 |
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| 45 | 45 | | regional housing needs. 16 |
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| 46 | 46 | | (4) State and local governments are proactively 17 |
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| 47 | 47 | | exploring solutions for reforming regulatory barriers, 18 |
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| 48 | 48 | | but additional resources, data, and models can help 19 |
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| 49 | 49 | | adequately address these challenges. 20 |
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| 50 | 50 | | (5) While land use regulation is the responsi-21 |
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| 51 | 51 | | bility of State and local governments, there is Fed-22 |
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| 52 | 52 | | eral support for necessary reforms, and there is an 23 |
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| 53 | 53 | | opportunity for the Federal Government to provide 24 |
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| 54 | 54 | | support and assistance to State and local govern-25 |
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| 56 | 56 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB 3 |
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| 57 | 57 | | •HR 2840 IH |
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| 58 | 58 | | ments that wish to undertake necessary reforms in 1 |
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| 59 | 59 | | a manner that fits their communities’ needs. 2 |
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| 60 | 60 | | (6) Therefore, zoning ordinances or systems of 3 |
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| 61 | 61 | | land use regulation that have the intent or effect of 4 |
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| 62 | 62 | | restricting housing opportunities based on economic 5 |
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| 63 | 63 | | status or income without interests that are substan-6 |
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| 64 | 64 | | tial, legitimate, nondiscriminatory and that outweigh 7 |
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| 65 | 65 | | the regional need for housing are contrary to the re-8 |
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| 66 | 66 | | gional and national interest. 9 |
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| 67 | 67 | | SEC. 3. DEFINITIONS. 10 |
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| 68 | 68 | | In this Act: 11 |
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| 69 | 69 | | (1) A |
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| 70 | 70 | | FFORDABLE HOUSING .—The term ‘‘afford-12 |
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| 71 | 71 | | able housing’’ means housing in which the occupant 13 |
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| 72 | 72 | | is paying no more than 30 percent of gross income 14 |
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| 73 | 73 | | for housing costs. 15 |
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| 74 | 74 | | (2) A |
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| 75 | 75 | | SSISTANT SECRETARY.—The term ‘‘Assist-16 |
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| 76 | 76 | | ant Secretary’’ means the Assistant Secretary for 17 |
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| 77 | 77 | | Policy Development and Research of the Depart-18 |
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| 78 | 78 | | ment of Housing and Urban Development. 19 |
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| 79 | 79 | | (3) F |
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| 80 | 80 | | RAMEWORK-RELATED TERMS.— 20 |
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| 81 | 81 | | (A) L |
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| 82 | 82 | | OCAL ZONING FRAMEWORK .—The 21 |
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| 83 | 83 | | term ‘‘local zoning framework’’ means the local 22 |
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| 84 | 84 | | zoning codes and other ordinances, procedures, 23 |
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| 85 | 85 | | and policies governing zoning and land-use at 24 |
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| 86 | 86 | | the local level. 25 |
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| 89 | 89 | | •HR 2840 IH |
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| 90 | 90 | | (B) STATE ZONING FRAMEWORK .—The 1 |
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| 91 | 91 | | term ‘‘State zoning framework’’ means the 2 |
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| 92 | 92 | | State legislation or State agency and depart-3 |
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| 93 | 93 | | ment procedures, or such legislation or proce-4 |
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| 94 | 94 | | dures in an insular area of the United States, 5 |
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| 95 | 95 | | enabling local planning and zoning authorities 6 |
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| 96 | 96 | | and establishing and guiding related policies 7 |
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| 97 | 97 | | and programs. 8 |
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| 98 | 98 | | (4) S |
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| 99 | 99 | | ECRETARY.—The term ‘‘Secretary’’ means 9 |
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| 100 | 100 | | the Secretary of Housing and Urban Development. 10 |
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| 101 | 101 | | SEC. 4. GUIDELINES ON STATE AND LOCAL ZONING FRAME-11 |
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| 102 | 102 | | WORKS. 12 |
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| 103 | 103 | | (a) E |
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| 104 | 104 | | STABLISHMENT.—Not later than 3 years after 13 |
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| 105 | 105 | | the date of enactment of this section, the Assistant Sec-14 |
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| 106 | 106 | | retary shall publish documents outlining guidelines and 15 |
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| 107 | 107 | | best practices to support production of adequate housing 16 |
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| 108 | 108 | | to meet the needs of communities and provide housing op-17 |
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| 109 | 109 | | portunities for individuals at every income level across 18 |
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| 110 | 110 | | communities with respect to— 19 |
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| 111 | 111 | | (1) State zoning frameworks; and 20 |
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| 112 | 112 | | (2) local zoning frameworks. 21 |
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| 113 | 113 | | (b) C |
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| 114 | 114 | | ONSULTATION; PUBLICCOMMENT.—During the 22 |
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| 115 | 115 | | 2 year period beginning on the date of enactment of this 23 |
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| 116 | 116 | | section, in developing the guidelines and best practices re-24 |
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| 119 | 119 | | •HR 2840 IH |
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| 120 | 120 | | quired under the previous subsection, the Assistant Sec-1 |
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| 121 | 121 | | retary shall— 2 |
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| 122 | 122 | | (1) publish draft guidelines in the Federal Reg-3 |
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| 123 | 123 | | ister for public comment; and 4 |
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| 124 | 124 | | (2) establish a task force for the purpose of 5 |
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| 125 | 125 | | providing consultation to draft guidelines published 6 |
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| 126 | 126 | | under the previous clause, the members of which 7 |
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| 127 | 127 | | shall include— 8 |
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| 128 | 128 | | (A) planners and architects; 9 |
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| 129 | 129 | | (B) advocates with experience in affordable 10 |
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| 130 | 130 | | housing, community development efforts, and 11 |
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| 131 | 131 | | fair housing; 12 |
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| 132 | 132 | | (C) housing developers, including afford-13 |
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| 133 | 133 | | able and market-rate housing developers, manu-14 |
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| 134 | 134 | | factured housing developers, and other business 15 |
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| 135 | 135 | | interests; 16 |
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| 136 | 136 | | (D) community engagement experts and 17 |
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| 137 | 137 | | community members impacted by zoning deci-18 |
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| 138 | 138 | | sions; 19 |
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| 139 | 139 | | (E) public housing authorities and transit 20 |
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| 140 | 140 | | authorities; 21 |
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| 141 | 141 | | (F) members of local zoning and planning 22 |
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| 142 | 142 | | boards and local and regional transportation 23 |
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| 143 | 143 | | planning organizations; 24 |
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| 146 | 146 | | •HR 2840 IH |
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| 147 | 147 | | (G) State officials responsible for housing 1 |
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| 148 | 148 | | or land use, including members of State zoning 2 |
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| 149 | 149 | | boards of appeals; 3 |
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| 150 | 150 | | (H) academic researchers; and 4 |
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| 151 | 151 | | (I) home builders. 5 |
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| 152 | 152 | | (c) C |
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| 153 | 153 | | ONTENTS.—The guidelines and best practices 6 |
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| 154 | 154 | | required under subsection (a) shall— 7 |
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| 155 | 155 | | (1) with respect to State zoning frameworks, 8 |
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| 156 | 156 | | outline potential models for updated State enabling 9 |
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| 157 | 157 | | legislation or State agency and department proce-10 |
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| 158 | 158 | | dures; 11 |
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| 159 | 159 | | (2) include recommendations regarding— 12 |
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| 160 | 160 | | (A) the reduction or elimination of parking 13 |
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| 161 | 161 | | minimums; 14 |
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| 162 | 162 | | (B) the increase in maximum floor area 15 |
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| 163 | 163 | | ratio requirements and maximum building 16 |
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| 164 | 164 | | heights and the reduction in minimum lot sizes 17 |
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| 165 | 165 | | and set-back requirements; 18 |
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| 166 | 166 | | (C) the elimination of restrictions against 19 |
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| 167 | 167 | | accessory dwelling units; 20 |
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| 168 | 168 | | (D) increasing by-right uses, including du-21 |
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| 169 | 169 | | plex, triplex, or quadplex buildings, across cities 22 |
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| 170 | 170 | | or metropolitan areas, including mechanisms, 23 |
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| 171 | 171 | | such as proximity to transit, to determine the 24 |
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| 172 | 172 | | jurisdictional level for rezoning and ensures de-25 |
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| 175 | 175 | | •HR 2840 IH |
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| 176 | 176 | | velopment that does not disproportionately bur-1 |
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| 177 | 177 | | den residents of economically distressed areas; 2 |
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| 178 | 178 | | (E) review of by-right development pro-3 |
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| 179 | 179 | | posals to streamline review and reduce uncer-4 |
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| 180 | 180 | | tainty, including— 5 |
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| 181 | 181 | | (i) nondiscretionary, ministerial re-6 |
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| 182 | 182 | | view; and 7 |
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| 183 | 183 | | (ii) entitlement and design review 8 |
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| 184 | 184 | | processes; 9 |
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| 185 | 185 | | (F) the reduction of obstacles to a range of 10 |
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| 186 | 186 | | housing types at all levels of affordability, in-11 |
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| 187 | 187 | | cluding manufactured and modular housing; 12 |
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| 188 | 188 | | (G) State model zoning regulations for di-13 |
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| 189 | 189 | | recting local reforms, including mechanisms to 14 |
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| 190 | 190 | | encourage adoption; 15 |
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| 191 | 191 | | (H) provisions to encourage transit-ori-16 |
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| 192 | 192 | | ented development, including increased permis-17 |
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| 193 | 193 | | sible units per structure and reduced minimum 18 |
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| 194 | 194 | | lot sizes near existing or planned public transit 19 |
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| 195 | 195 | | stations; 20 |
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| 196 | 196 | | (I) potential reforms to the public engage-21 |
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| 197 | 197 | | ment process, including— 22 |
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| 198 | 198 | | (i) meaningful access for persons with 23 |
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| 199 | 199 | | limited English proficiency and effective 24 |
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| 202 | 202 | | •HR 2840 IH |
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| 203 | 203 | | communication improvements for persons 1 |
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| 204 | 204 | | with disabilities; 2 |
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| 205 | 205 | | (ii) leveraging of virtual meeting tech-3 |
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| 206 | 206 | | nologies; and 4 |
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| 207 | 207 | | (iii) proactive outreach in commu-5 |
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| 208 | 208 | | nities; 6 |
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| 209 | 209 | | (J) reforms to protest petition statutes; 7 |
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| 210 | 210 | | (K) the standardization, reduction, or 8 |
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| 211 | 211 | | elimination of impact fees; 9 |
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| 212 | 212 | | (L) cost effective and appropriate building 10 |
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| 213 | 213 | | codes; 11 |
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| 214 | 214 | | (M) models for community benefit agree-12 |
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| 215 | 215 | | ments; 13 |
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| 216 | 216 | | (N) mechanisms to preserve affordability, 14 |
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| 217 | 217 | | limit disruption of low-income communities, and 15 |
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| 218 | 218 | | prevent displacement of existing residents; 16 |
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| 219 | 219 | | (O) with respect to State zoning frame-17 |
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| 220 | 220 | | works, a model for a State zoning appeals proc-18 |
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| 221 | 221 | | ess, which would— 19 |
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| 222 | 222 | | (i) create a process for developers or 20 |
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| 223 | 223 | | builders requesting a variance, conditional 21 |
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| 224 | 224 | | use, or zoning district change or otherwise 22 |
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| 225 | 225 | | petitioning a local zoning or planning 23 |
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| 226 | 226 | | board for a project including a State-de-24 |
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| 227 | 227 | | fined amount of affordable housing to ap-25 |
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| 230 | 230 | | •HR 2840 IH |
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| 231 | 231 | | peal a rejection to a State body or regional 1 |
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| 232 | 232 | | body empowered by the State; 2 |
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| 233 | 233 | | (ii) establish qualifications for com-3 |
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| 234 | 234 | | munities to be exempted from the appeals 4 |
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| 235 | 235 | | process based on their available stock of 5 |
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| 236 | 236 | | affordable housing; and 6 |
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| 237 | 237 | | (iii) establish a State zoning appeals 7 |
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| 238 | 238 | | board to consider appeals to a variance re-8 |
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| 239 | 239 | | jection and objectively evaluate petitions 9 |
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| 240 | 240 | | based on the potential for environmental 10 |
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| 241 | 241 | | damage and infrastructural capacity; 11 |
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| 242 | 242 | | (P) with respect to State zoning frame-12 |
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| 243 | 243 | | works, best practices on the disposition of land 13 |
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| 244 | 244 | | owned by State governments for affordable 14 |
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| 245 | 245 | | housing development; 15 |
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| 246 | 246 | | (Q) with respect to local zoning frame-16 |
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| 247 | 247 | | works— 17 |
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| 248 | 248 | | (i) the simplification and standardiza-18 |
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| 249 | 249 | | tion of existing zoning codes; 19 |
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| 250 | 250 | | (ii) maximum review timelines; 20 |
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| 251 | 251 | | (iii) differentiations between best 21 |
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| 252 | 252 | | practices for rural, suburban, and urban 22 |
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| 253 | 253 | | communities, and communities with dif-23 |
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| 254 | 254 | | ferent levels of density or population dis-24 |
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| 255 | 255 | | tribution; and 25 |
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| 258 | 258 | | •HR 2840 IH |
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| 259 | 259 | | (iv) best practices for the disposition 1 |
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| 260 | 260 | | of land owned by local governments; and 2 |
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| 261 | 261 | | (R) other land use measures that promote 3 |
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| 262 | 262 | | access to new housing opportunities identified 4 |
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| 263 | 263 | | by the Secretary; and 5 |
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| 264 | 264 | | (3) consider— 6 |
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| 265 | 265 | | (A) local housing needs, including ways to 7 |
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| 266 | 266 | | set and measure housing goals and targets; 8 |
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| 267 | 267 | | (B) a range of affordability for rental 9 |
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| 268 | 268 | | units, with a prioritization of units attainable to 10 |
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| 269 | 269 | | extremely low-income, low-income, and mod-11 |
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| 270 | 270 | | erate income residents; 12 |
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| 271 | 271 | | (C) a range of affordability for homeown-13 |
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| 272 | 272 | | ership units attainable to low-income and mod-14 |
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| 273 | 273 | | erate-income residents; 15 |
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| 274 | 274 | | (D) with respect to State zoning frame-16 |
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| 275 | 275 | | works, distinctions between States providing 17 |
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| 276 | 276 | | constitutional or statutory home rule authority 18 |
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| 277 | 277 | | to municipalities and States operating under 19 |
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| 278 | 278 | | the Dillon rule, as articulated in Hunter v. 20 |
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| 279 | 279 | | Pittsburgh (207 U.S. 161 (1907)); 21 |
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| 280 | 280 | | (E) accountability measures; 22 |
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| 281 | 281 | | (F) the long-term cost to residents and 23 |
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| 282 | 282 | | businesses if more housing is not constructed; 24 |
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| 285 | 285 | | •HR 2840 IH |
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| 286 | 286 | | (G) barriers to individuals seeking to ac-1 |
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| 287 | 287 | | cess affordable housing in growing communities 2 |
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| 288 | 288 | | and communities with economic opportunity; 3 |
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| 289 | 289 | | (H) consistency with respect to fair hous-4 |
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| 290 | 290 | | ing and civil rights requirements; 5 |
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| 291 | 291 | | (I) effects of adopting any recommenda-6 |
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| 292 | 292 | | tions on eligibility for Federal discretionary 7 |
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| 293 | 293 | | grants under the Department of Housing and 8 |
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| 294 | 294 | | Urban Development, the Department of Trans-9 |
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| 295 | 295 | | portation, and the Department of Agriculture, 10 |
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| 296 | 296 | | and tax credits for the purpose of housing or 11 |
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| 297 | 297 | | community development; 12 |
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| 298 | 298 | | (J) coordination between infrastructure in-13 |
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| 299 | 299 | | vestments and housing planning; 14 |
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| 300 | 300 | | (K) with respect to State zoning frame-15 |
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| 301 | 301 | | works, statewide mechanisms to preserve exist-16 |
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| 302 | 302 | | ing affordability over the long term, including 17 |
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| 303 | 303 | | support for land banks and community land 18 |
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| 304 | 304 | | trusts; 19 |
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| 305 | 305 | | (L) with respect to State zoning frame-20 |
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| 306 | 306 | | works, guidance to States on collecting and 21 |
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| 307 | 307 | | maintaining proactive data on the current rent-22 |
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| 308 | 308 | | al housing market and rental registries; 23 |
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| 309 | 309 | | (M) public comments described in sub-24 |
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| 310 | 310 | | section (b)(1); and 25 |
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| 313 | 313 | | •HR 2840 IH |
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| 314 | 314 | | (N) other considerations as identified by 1 |
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| 315 | 315 | | the Secretary. 2 |
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| 316 | 316 | | SEC. 5. REPORTING. 3 |
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| 317 | 317 | | Not later than 5 years after the date on which the 4 |
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| 318 | 318 | | Assistant Secretary publishes the guidelines and best prac-5 |
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| 319 | 319 | | tices for State and local zoning frameworks, the Assistant 6 |
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| 320 | 320 | | Secretary shall submit to Congress a report describing— 7 |
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| 321 | 321 | | (1) the States that have adopted recommenda-8 |
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| 322 | 322 | | tions from the guidelines and best practices, pursu-9 |
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| 323 | 323 | | ant to section 4 of this Act; 10 |
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| 324 | 324 | | (2) a summary of the localities that have adopt-11 |
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| 325 | 325 | | ed recommendations from the guidelines and best 12 |
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| 326 | 326 | | practices, pursuant to Section 4 of this Act; 13 |
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| 327 | 327 | | (3) a list of States that adopted a State zoning 14 |
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| 328 | 328 | | framework; 15 |
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| 329 | 329 | | (4) a summary of the modifications that each 16 |
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| 330 | 330 | | State has made in their State zoning framework; 17 |
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| 331 | 331 | | and 18 |
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| 332 | 332 | | (5) a general summary of the types of updates 19 |
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| 333 | 333 | | localities have made to their local zoning framework. 20 |
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| 334 | 334 | | SEC. 6. ABOLISHMENT OF REGULATORY BARRIERS CLEAR-21 |
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| 335 | 335 | | INGHOUSE. 22 |
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| 336 | 336 | | (a) I |
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| 337 | 337 | | NGENERAL.—The Regulatory Barriers Clear-23 |
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| 338 | 338 | | inghouse established pursuant to section 1205 of the 24 |
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| 341 | 341 | | •HR 2840 IH |
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| 342 | 342 | | Housing and Community Development Act of 1992 (42 1 |
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| 343 | 343 | | U.S.C. 12705d) is abolished. 2 |
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| 344 | 344 | | (b) R |
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| 345 | 345 | | EPEAL.—Section 1205 of the Housing and 3 |
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| 346 | 346 | | Community Development Act of 1992 (42 U.S.C. 12705d) 4 |
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| 347 | 347 | | is repealed. 5 |
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| 348 | 348 | | SEC. 7. AUTHORIZATION OF APPROPRIATIONS. 6 |
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| 349 | 349 | | There is authorized to be appropriated to the Sec-7 |
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| 350 | 350 | | retary of Housing and Urban Development to carry out 8 |
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| 351 | 351 | | this Act $3,000,000 for each of fiscal years 2026 through 9 |
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| 352 | 352 | | 2030. 10 |
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| 353 | 353 | | Æ |
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| 354 | 354 | | VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00013 Fmt 6652 Sfmt 6301 E:\BILLS\H2840.IH H2840 |
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| 355 | 355 | | kjohnson on DSK7ZCZBW3PROD with $$_JOB |
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