I
119THCONGRESS
1
STSESSION H. R. 2840
To direct the Secretary of Housing and Urban Development, acting through
the Assistant Secretary for Policy Development and Research, to publish
guidelines and best practices for State zoning and local zoning frame-
works, and for other purposes.
IN THE HOUSE OF REPRESENTATIVES
APRIL10, 2025
Mr. F
LOOD(for himself and Ms. PETTERSEN) introduced the following bill;
which was referred to the Committee on Financial Services
A BILL
To direct the Secretary of Housing and Urban Development,
acting through the Assistant Secretary for Policy Devel-
opment and Research, to publish guidelines and best
practices for State zoning and local zoning frameworks,
and for other purposes.
Be it enacted by the Senate and House of Representa-1
tives of the United States of America in Congress assembled, 2
SECTION 1. SHORT TITLE. 3
This Act may be cited as the ‘‘Housing Supply 4
Frameworks Act’’. 5
SEC. 2. FINDINGS. 6
Congress finds the followings: 7
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00001 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 2
•HR 2840 IH
(1) As of 2022 in the United States, there was 1
an estimated housing shortage of 3,850,000 homes. 2
This housing supply shortage has resulted in a 3
record number of cost-burdened households across 4
regions and spanning the large and small cities, 5
towns, and coastal and rural communities of the 6
United States. 7
(2) Several factors contribute to the under-8
supply of housing in the United States, particularly 9
workforce housing, including rising costs of con-10
struction, a shortage of labor, supply chain disrup-11
tions, and a lack of reliable funding sources. 12
(3) Regulatory barriers at the State and local 13
levels, such as zoning and land use regulations, also 14
inhibit the creation of new housing to meet local and 15
regional housing needs. 16
(4) State and local governments are proactively 17
exploring solutions for reforming regulatory barriers, 18
but additional resources, data, and models can help 19
adequately address these challenges. 20
(5) While land use regulation is the responsi-21
bility of State and local governments, there is Fed-22
eral support for necessary reforms, and there is an 23
opportunity for the Federal Government to provide 24
support and assistance to State and local govern-25
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00002 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 3
•HR 2840 IH
ments that wish to undertake necessary reforms in 1
a manner that fits their communities’ needs. 2
(6) Therefore, zoning ordinances or systems of 3
land use regulation that have the intent or effect of 4
restricting housing opportunities based on economic 5
status or income without interests that are substan-6
tial, legitimate, nondiscriminatory and that outweigh 7
the regional need for housing are contrary to the re-8
gional and national interest. 9
SEC. 3. DEFINITIONS. 10
In this Act: 11
(1) A
FFORDABLE HOUSING .—The term ‘‘afford-12
able housing’’ means housing in which the occupant 13
is paying no more than 30 percent of gross income 14
for housing costs. 15
(2) A
SSISTANT SECRETARY.—The term ‘‘Assist-16
ant Secretary’’ means the Assistant Secretary for 17
Policy Development and Research of the Depart-18
ment of Housing and Urban Development. 19
(3) F
RAMEWORK-RELATED TERMS.— 20
(A) L
OCAL ZONING FRAMEWORK .—The 21
term ‘‘local zoning framework’’ means the local 22
zoning codes and other ordinances, procedures, 23
and policies governing zoning and land-use at 24
the local level. 25
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00003 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 4
•HR 2840 IH
(B) STATE ZONING FRAMEWORK .—The 1
term ‘‘State zoning framework’’ means the 2
State legislation or State agency and depart-3
ment procedures, or such legislation or proce-4
dures in an insular area of the United States, 5
enabling local planning and zoning authorities 6
and establishing and guiding related policies 7
and programs. 8
(4) S
ECRETARY.—The term ‘‘Secretary’’ means 9
the Secretary of Housing and Urban Development. 10
SEC. 4. GUIDELINES ON STATE AND LOCAL ZONING FRAME-11
WORKS. 12
(a) E
STABLISHMENT.—Not later than 3 years after 13
the date of enactment of this section, the Assistant Sec-14
retary shall publish documents outlining guidelines and 15
best practices to support production of adequate housing 16
to meet the needs of communities and provide housing op-17
portunities for individuals at every income level across 18
communities with respect to— 19
(1) State zoning frameworks; and 20
(2) local zoning frameworks. 21
(b) C
ONSULTATION; PUBLICCOMMENT.—During the 22
2 year period beginning on the date of enactment of this 23
section, in developing the guidelines and best practices re-24
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00004 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 5
•HR 2840 IH
quired under the previous subsection, the Assistant Sec-1
retary shall— 2
(1) publish draft guidelines in the Federal Reg-3
ister for public comment; and 4
(2) establish a task force for the purpose of 5
providing consultation to draft guidelines published 6
under the previous clause, the members of which 7
shall include— 8
(A) planners and architects; 9
(B) advocates with experience in affordable 10
housing, community development efforts, and 11
fair housing; 12
(C) housing developers, including afford-13
able and market-rate housing developers, manu-14
factured housing developers, and other business 15
interests; 16
(D) community engagement experts and 17
community members impacted by zoning deci-18
sions; 19
(E) public housing authorities and transit 20
authorities; 21
(F) members of local zoning and planning 22
boards and local and regional transportation 23
planning organizations; 24
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00005 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 6
•HR 2840 IH
(G) State officials responsible for housing 1
or land use, including members of State zoning 2
boards of appeals; 3
(H) academic researchers; and 4
(I) home builders. 5
(c) C
ONTENTS.—The guidelines and best practices 6
required under subsection (a) shall— 7
(1) with respect to State zoning frameworks, 8
outline potential models for updated State enabling 9
legislation or State agency and department proce-10
dures; 11
(2) include recommendations regarding— 12
(A) the reduction or elimination of parking 13
minimums; 14
(B) the increase in maximum floor area 15
ratio requirements and maximum building 16
heights and the reduction in minimum lot sizes 17
and set-back requirements; 18
(C) the elimination of restrictions against 19
accessory dwelling units; 20
(D) increasing by-right uses, including du-21
plex, triplex, or quadplex buildings, across cities 22
or metropolitan areas, including mechanisms, 23
such as proximity to transit, to determine the 24
jurisdictional level for rezoning and ensures de-25
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00006 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 7
•HR 2840 IH
velopment that does not disproportionately bur-1
den residents of economically distressed areas; 2
(E) review of by-right development pro-3
posals to streamline review and reduce uncer-4
tainty, including— 5
(i) nondiscretionary, ministerial re-6
view; and 7
(ii) entitlement and design review 8
processes; 9
(F) the reduction of obstacles to a range of 10
housing types at all levels of affordability, in-11
cluding manufactured and modular housing; 12
(G) State model zoning regulations for di-13
recting local reforms, including mechanisms to 14
encourage adoption; 15
(H) provisions to encourage transit-ori-16
ented development, including increased permis-17
sible units per structure and reduced minimum 18
lot sizes near existing or planned public transit 19
stations; 20
(I) potential reforms to the public engage-21
ment process, including— 22
(i) meaningful access for persons with 23
limited English proficiency and effective 24
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00007 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 8
•HR 2840 IH
communication improvements for persons 1
with disabilities; 2
(ii) leveraging of virtual meeting tech-3
nologies; and 4
(iii) proactive outreach in commu-5
nities; 6
(J) reforms to protest petition statutes; 7
(K) the standardization, reduction, or 8
elimination of impact fees; 9
(L) cost effective and appropriate building 10
codes; 11
(M) models for community benefit agree-12
ments; 13
(N) mechanisms to preserve affordability, 14
limit disruption of low-income communities, and 15
prevent displacement of existing residents; 16
(O) with respect to State zoning frame-17
works, a model for a State zoning appeals proc-18
ess, which would— 19
(i) create a process for developers or 20
builders requesting a variance, conditional 21
use, or zoning district change or otherwise 22
petitioning a local zoning or planning 23
board for a project including a State-de-24
fined amount of affordable housing to ap-25
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00008 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 9
•HR 2840 IH
peal a rejection to a State body or regional 1
body empowered by the State; 2
(ii) establish qualifications for com-3
munities to be exempted from the appeals 4
process based on their available stock of 5
affordable housing; and 6
(iii) establish a State zoning appeals 7
board to consider appeals to a variance re-8
jection and objectively evaluate petitions 9
based on the potential for environmental 10
damage and infrastructural capacity; 11
(P) with respect to State zoning frame-12
works, best practices on the disposition of land 13
owned by State governments for affordable 14
housing development; 15
(Q) with respect to local zoning frame-16
works— 17
(i) the simplification and standardiza-18
tion of existing zoning codes; 19
(ii) maximum review timelines; 20
(iii) differentiations between best 21
practices for rural, suburban, and urban 22
communities, and communities with dif-23
ferent levels of density or population dis-24
tribution; and 25
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00009 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 10
•HR 2840 IH
(iv) best practices for the disposition 1
of land owned by local governments; and 2
(R) other land use measures that promote 3
access to new housing opportunities identified 4
by the Secretary; and 5
(3) consider— 6
(A) local housing needs, including ways to 7
set and measure housing goals and targets; 8
(B) a range of affordability for rental 9
units, with a prioritization of units attainable to 10
extremely low-income, low-income, and mod-11
erate income residents; 12
(C) a range of affordability for homeown-13
ership units attainable to low-income and mod-14
erate-income residents; 15
(D) with respect to State zoning frame-16
works, distinctions between States providing 17
constitutional or statutory home rule authority 18
to municipalities and States operating under 19
the Dillon rule, as articulated in Hunter v. 20
Pittsburgh (207 U.S. 161 (1907)); 21
(E) accountability measures; 22
(F) the long-term cost to residents and 23
businesses if more housing is not constructed; 24
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00010 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 11
•HR 2840 IH
(G) barriers to individuals seeking to ac-1
cess affordable housing in growing communities 2
and communities with economic opportunity; 3
(H) consistency with respect to fair hous-4
ing and civil rights requirements; 5
(I) effects of adopting any recommenda-6
tions on eligibility for Federal discretionary 7
grants under the Department of Housing and 8
Urban Development, the Department of Trans-9
portation, and the Department of Agriculture, 10
and tax credits for the purpose of housing or 11
community development; 12
(J) coordination between infrastructure in-13
vestments and housing planning; 14
(K) with respect to State zoning frame-15
works, statewide mechanisms to preserve exist-16
ing affordability over the long term, including 17
support for land banks and community land 18
trusts; 19
(L) with respect to State zoning frame-20
works, guidance to States on collecting and 21
maintaining proactive data on the current rent-22
al housing market and rental registries; 23
(M) public comments described in sub-24
section (b)(1); and 25
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00011 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 12
•HR 2840 IH
(N) other considerations as identified by 1
the Secretary. 2
SEC. 5. REPORTING. 3
Not later than 5 years after the date on which the 4
Assistant Secretary publishes the guidelines and best prac-5
tices for State and local zoning frameworks, the Assistant 6
Secretary shall submit to Congress a report describing— 7
(1) the States that have adopted recommenda-8
tions from the guidelines and best practices, pursu-9
ant to section 4 of this Act; 10
(2) a summary of the localities that have adopt-11
ed recommendations from the guidelines and best 12
practices, pursuant to Section 4 of this Act; 13
(3) a list of States that adopted a State zoning 14
framework; 15
(4) a summary of the modifications that each 16
State has made in their State zoning framework; 17
and 18
(5) a general summary of the types of updates 19
localities have made to their local zoning framework. 20
SEC. 6. ABOLISHMENT OF REGULATORY BARRIERS CLEAR-21
INGHOUSE. 22
(a) I
NGENERAL.—The Regulatory Barriers Clear-23
inghouse established pursuant to section 1205 of the 24
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00012 Fmt 6652 Sfmt 6201 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB 13
•HR 2840 IH
Housing and Community Development Act of 1992 (42 1
U.S.C. 12705d) is abolished. 2
(b) R
EPEAL.—Section 1205 of the Housing and 3
Community Development Act of 1992 (42 U.S.C. 12705d) 4
is repealed. 5
SEC. 7. AUTHORIZATION OF APPROPRIATIONS. 6
There is authorized to be appropriated to the Sec-7
retary of Housing and Urban Development to carry out 8
this Act $3,000,000 for each of fiscal years 2026 through 9
2030. 10
Æ
VerDate Sep 11 2014 22:26 Apr 23, 2025 Jkt 059200 PO 00000 Frm 00013 Fmt 6652 Sfmt 6301 E:\BILLS\H2840.IH H2840
kjohnson on DSK7ZCZBW3PROD with $$_JOB