| 1 | 1 | | II |
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| 2 | 2 | | 119THCONGRESS |
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| 3 | 3 | | 1 |
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| 4 | 4 | | STSESSION S. 1299 |
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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 SENATE OF THE UNITED STATES |
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| 10 | 10 | | APRIL3, 2025 |
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| 11 | 11 | | Ms. B |
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| 12 | 12 | | LUNTROCHESTER(for herself, Mr. CRAPO, Mr. FETTERMAN, and Mr. |
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| 13 | 13 | | T |
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| 14 | 14 | | ILLIS) introduced the following bill; which was read twice and referred |
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| 15 | 15 | | to the Committee on Banking, Housing, and Urban Affairs |
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| 16 | 16 | | A BILL |
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| 17 | 17 | | To direct the Secretary of Housing and Urban Development, |
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| 18 | 18 | | acting through the Assistant Secretary for Policy Devel- |
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| 19 | 19 | | opment and Research, to publish guidelines and best |
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| 20 | 20 | | practices for State zoning and local zoning frameworks, |
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| 21 | 21 | | and for other purposes. |
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| 22 | 22 | | Be it enacted by the Senate and House of Representa-1 |
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| 23 | 23 | | tives of the United States of America in Congress assembled, 2 |
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| 24 | 24 | | SECTION 1. SHORT TITLE. 3 |
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| 25 | 25 | | This Act may be cited as the ‘‘Housing Supply 4 |
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| 26 | 26 | | Frameworks Act’’. 5 |
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| 27 | 27 | | SEC. 2. FINDINGS. 6 |
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| 28 | 28 | | Congress finds the following: 7 |
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| 30 | 30 | | mprince on LAP1J3WLY3PROD with $$_JOB 2 |
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| 31 | 31 | | •S 1299 IS |
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| 32 | 32 | | (1) As of 2022 in the United States, there was 1 |
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| 33 | 33 | | an estimated housing shortage of 3,850,000 homes. 2 |
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| 34 | 34 | | This housing supply shortage has resulted in a 3 |
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| 35 | 35 | | record number of cost-burdened households across 4 |
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| 36 | 36 | | regions and spanning the large and small cities, 5 |
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| 37 | 37 | | towns, and coastal and rural communities of the 6 |
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| 38 | 38 | | United States. 7 |
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| 39 | 39 | | (2) Several factors contribute to the under-8 |
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| 40 | 40 | | supply of housing in the United States, particularly 9 |
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| 41 | 41 | | workforce housing, including rising costs of con-10 |
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| 42 | 42 | | struction, a shortage of labor, supply chain disrup-11 |
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| 43 | 43 | | tions, and a lack of reliable funding sources. 12 |
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| 44 | 44 | | (3) Regulatory barriers at the State and local 13 |
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| 45 | 45 | | levels, such as zoning and land use regulations, also 14 |
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| 46 | 46 | | inhibit the creation of new housing to meet local and 15 |
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| 47 | 47 | | regional housing needs. 16 |
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| 48 | 48 | | (4) State and local governments are proactively 17 |
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| 49 | 49 | | exploring solutions for reforming regulatory barriers, 18 |
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| 50 | 50 | | but additional resources, data, and models can help 19 |
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| 51 | 51 | | adequately address these challenges. 20 |
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| 52 | 52 | | (5) While land use regulation is the responsi-21 |
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| 53 | 53 | | bility of State and local governments, there is Fed-22 |
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| 54 | 54 | | eral support for necessary reforms, and there is an 23 |
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| 55 | 55 | | opportunity for the Federal Government to provide 24 |
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| 56 | 56 | | support and assistance to State and local govern-25 |
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| 58 | 58 | | mprince on LAP1J3WLY3PROD with $$_JOB 3 |
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| 59 | 59 | | •S 1299 IS |
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| 60 | 60 | | ments that wish to undertake necessary reforms in 1 |
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| 61 | 61 | | a manner that fits their communities’ needs. 2 |
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| 62 | 62 | | (6) Therefore, zoning ordinances or systems of 3 |
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| 63 | 63 | | land use regulation that have the intent or effect of 4 |
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| 64 | 64 | | restricting housing opportunities based on economic 5 |
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| 65 | 65 | | status or income without interests that are substan-6 |
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| 66 | 66 | | tial, legitimate, nondiscriminatory and that outweigh 7 |
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| 67 | 67 | | the regional need for housing are contrary to the re-8 |
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| 68 | 68 | | gional and national interest. 9 |
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| 69 | 69 | | SEC. 3. DEFINITIONS. 10 |
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| 70 | 70 | | In this Act: 11 |
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| 71 | 71 | | (1) A |
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| 72 | 72 | | FFORDABLE HOUSING .—The term ‘‘afford-12 |
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| 73 | 73 | | able housing’’ means housing for which the monthly 13 |
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| 74 | 74 | | payment is not more than 30 percent of the monthly 14 |
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| 75 | 75 | | income of the household. 15 |
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| 76 | 76 | | (2) A |
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| 77 | 77 | | SSISTANT SECRETARY.—The term ‘‘Assist-16 |
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| 78 | 78 | | ant Secretary’’ means the Assistant Secretary for 17 |
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| 79 | 79 | | Policy Development and Research of the Depart-18 |
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| 80 | 80 | | ment of Housing and Urban Development. 19 |
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| 81 | 81 | | (3) L |
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| 82 | 82 | | OCAL ZONING FRAMEWORK .—The term 20 |
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| 83 | 83 | | ‘‘local zoning framework’’ means the local zoning 21 |
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| 84 | 84 | | codes and other ordinances, procedures, and policies 22 |
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| 85 | 85 | | governing zoning and land-use at the local level. 23 |
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| 86 | 86 | | (4) S |
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| 87 | 87 | | ECRETARY.—The term ‘‘Secretary’’ means 24 |
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| 88 | 88 | | the Secretary of Housing and Urban Development. 25 |
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| 90 | 90 | | mprince on LAP1J3WLY3PROD with $$_JOB 4 |
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| 91 | 91 | | •S 1299 IS |
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| 92 | 92 | | (5) STATE ZONING FRAMEWORK .—The term 1 |
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| 93 | 93 | | ‘‘State zoning framework’’ means the State legisla-2 |
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| 94 | 94 | | tion or State agency and department procedures, or 3 |
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| 95 | 95 | | such legislation or procedures in an insular area of 4 |
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| 96 | 96 | | the United States, enabling local planning and zon-5 |
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| 97 | 97 | | ing authorities and establishing and guiding related 6 |
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| 98 | 98 | | policies and programs. 7 |
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| 99 | 99 | | SEC. 4. GUIDELINES ON STATE AND LOCAL ZONING FRAME-8 |
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| 100 | 100 | | WORKS. 9 |
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| 101 | 101 | | (a) E |
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| 102 | 102 | | STABLISHMENT.—Not later than 3 years after 10 |
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| 103 | 103 | | the date of enactment of this section, the Assistant Sec-11 |
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| 104 | 104 | | retary shall publish documents outlining guidelines and 12 |
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| 105 | 105 | | best practices to support production of adequate housing 13 |
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| 106 | 106 | | to meet the needs of communities and provide housing op-14 |
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| 107 | 107 | | portunities for individuals at every income level across 15 |
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| 108 | 108 | | communities with respect to— 16 |
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| 109 | 109 | | (1) State zoning frameworks; and 17 |
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| 110 | 110 | | (2) local zoning frameworks. 18 |
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| 111 | 111 | | (b) C |
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| 112 | 112 | | ONSULTATION; PUBLICCOMMENT.—During the 19 |
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| 113 | 113 | | 2 year period beginning on the date of enactment of this 20 |
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| 114 | 114 | | Act, in developing the guidelines and best practices re-21 |
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| 115 | 115 | | quired under subsection (a), the Assistant Secretary 22 |
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| 116 | 116 | | shall— 23 |
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| 117 | 117 | | (1) publish draft guidelines in the Federal Reg-24 |
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| 118 | 118 | | ister for public comment; and 25 |
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| 120 | 120 | | mprince on LAP1J3WLY3PROD with $$_JOB 5 |
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| 121 | 121 | | •S 1299 IS |
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| 122 | 122 | | (2) establish a task force for the purpose of 1 |
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| 123 | 123 | | providing consultation to draft guidelines published 2 |
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| 124 | 124 | | under paragraph (1), the members of which shall in-3 |
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| 125 | 125 | | clude— 4 |
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| 126 | 126 | | (A) planners and architects; 5 |
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| 127 | 127 | | (B) advocates with experience in affordable 6 |
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| 128 | 128 | | housing, community development efforts, and 7 |
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| 129 | 129 | | fair housing; 8 |
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| 130 | 130 | | (C) housing developers, including afford-9 |
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| 131 | 131 | | able and market-rate housing developers, manu-10 |
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| 132 | 132 | | factured housing developers, and other business 11 |
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| 133 | 133 | | interests; 12 |
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| 134 | 134 | | (D) community engagement experts and 13 |
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| 135 | 135 | | community members impacted by zoning deci-14 |
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| 136 | 136 | | sions; 15 |
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| 137 | 137 | | (E) public housing authorities and transit 16 |
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| 138 | 138 | | authorities; 17 |
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| 139 | 139 | | (F) members of local zoning and planning 18 |
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| 140 | 140 | | boards and local and regional transportation 19 |
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| 141 | 141 | | planning organizations; 20 |
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| 142 | 142 | | (G) State officials responsible for housing 21 |
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| 143 | 143 | | or land use, including members of State zoning 22 |
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| 144 | 144 | | boards of appeals; 23 |
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| 145 | 145 | | (H) academic researchers; and 24 |
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| 146 | 146 | | (I) home builders. 25 |
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| 148 | 148 | | mprince on LAP1J3WLY3PROD with $$_JOB 6 |
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| 149 | 149 | | •S 1299 IS |
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| 150 | 150 | | (c) CONTENTS.—The guidelines and best practices 1 |
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| 151 | 151 | | required under subsection (a) shall— 2 |
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| 152 | 152 | | (1) with respect to State zoning frameworks, 3 |
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| 153 | 153 | | outline potential models for updated State enabling 4 |
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| 154 | 154 | | legislation or State agency and department proce-5 |
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| 155 | 155 | | dures; 6 |
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| 156 | 156 | | (2) include recommendations regarding— 7 |
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| 157 | 157 | | (A) the reduction or elimination of parking 8 |
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| 158 | 158 | | minimums; 9 |
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| 159 | 159 | | (B) the increase in maximum floor area 10 |
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| 160 | 160 | | ratio requirements and maximum building 11 |
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| 161 | 161 | | heights and the reduction in minimum lot sizes 12 |
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| 162 | 162 | | and set-back requirements; 13 |
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| 163 | 163 | | (C) the elimination of restrictions against 14 |
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| 164 | 164 | | accessory dwelling units; 15 |
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| 165 | 165 | | (D) increasing by-right uses, including du-16 |
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| 166 | 166 | | plex, triplex, or quadplex buildings, across cities 17 |
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| 167 | 167 | | or metropolitan areas; 18 |
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| 168 | 168 | | (E) mechanisms, including proximity to 19 |
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| 169 | 169 | | transit, to determine the appropriate scope for 20 |
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| 170 | 170 | | rezoning and ensure development that does not 21 |
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| 171 | 171 | | disproportionately burden residents of economi-22 |
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| 172 | 172 | | cally distressed areas; 23 |
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| 174 | 174 | | mprince on LAP1J3WLY3PROD with $$_JOB 7 |
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| 175 | 175 | | •S 1299 IS |
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| 176 | 176 | | (F) provisions regarding review of by-right 1 |
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| 177 | 177 | | development proposals to streamline review and 2 |
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| 178 | 178 | | reduce uncertainty, including— 3 |
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| 179 | 179 | | (i) nondiscretionary, ministerial re-4 |
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| 180 | 180 | | view; and 5 |
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| 181 | 181 | | (ii) entitlement and design review 6 |
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| 182 | 182 | | processes; 7 |
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| 183 | 183 | | (G) the reduction of obstacles to a range 8 |
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| 184 | 184 | | of housing types at all levels of affordability, in-9 |
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| 185 | 185 | | cluding manufactured and modular housing; 10 |
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| 186 | 186 | | (H) State model zoning regulations for di-11 |
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| 187 | 187 | | recting local reforms, including mechanisms to 12 |
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| 188 | 188 | | encourage adoption; 13 |
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| 189 | 189 | | (I) provisions to encourage transit-oriented 14 |
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| 190 | 190 | | development, including increased permissible 15 |
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| 191 | 191 | | units per structure and reduced minimum lot 16 |
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| 192 | 192 | | sizes near existing or planned public transit sta-17 |
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| 193 | 193 | | tions; 18 |
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| 194 | 194 | | (J) potential reforms to the public engage-19 |
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| 195 | 195 | | ment process, including— 20 |
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| 196 | 196 | | (i) meaningful access for persons with 21 |
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| 197 | 197 | | limited English proficiency and effective 22 |
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| 198 | 198 | | communication improvements for persons 23 |
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| 199 | 199 | | with disabilities; 24 |
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| 201 | 201 | | mprince on LAP1J3WLY3PROD with $$_JOB 8 |
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| 202 | 202 | | •S 1299 IS |
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| 203 | 203 | | (ii) leveraging of virtual meeting tech-1 |
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| 204 | 204 | | nologies; and 2 |
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| 205 | 205 | | (iii) proactive outreach in commu-3 |
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| 206 | 206 | | nities; 4 |
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| 207 | 207 | | (K) reforms to protest petition statutes; 5 |
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| 208 | 208 | | (L) the standardization, reduction, or 6 |
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| 209 | 209 | | elimination of impact fees; 7 |
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| 210 | 210 | | (M) cost effective and appropriate building 8 |
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| 211 | 211 | | codes; 9 |
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| 212 | 212 | | (N) models for community benefit agree-10 |
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| 213 | 213 | | ments; 11 |
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| 214 | 214 | | (O) mechanisms to preserve affordability, 12 |
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| 215 | 215 | | limit disruption of low-income communities, and 13 |
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| 216 | 216 | | prevent displacement of existing residents; 14 |
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| 217 | 217 | | (P) with respect to State zoning frame-15 |
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| 218 | 218 | | works— 16 |
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| 219 | 219 | | (i) State model codes for directing 17 |
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| 220 | 220 | | local reforms, including mechanisms to en-18 |
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| 221 | 221 | | courage adoption; 19 |
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| 222 | 222 | | (ii) a model for a State zoning appeals 20 |
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| 223 | 223 | | process, which would— 21 |
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| 224 | 224 | | (I) create a process for devel-22 |
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| 225 | 225 | | opers or builders requesting a vari-23 |
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| 226 | 226 | | ance, conditional use, special permit, 24 |
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| 227 | 227 | | zoning district change, similar discre-25 |
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| 229 | 229 | | mprince on LAP1J3WLY3PROD with $$_JOB 9 |
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| 230 | 230 | | •S 1299 IS |
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| 231 | 231 | | tionary permit, or otherwise peti-1 |
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| 232 | 232 | | tioning a local zoning or planning 2 |
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| 233 | 233 | | board for a project including a State- 3 |
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| 234 | 234 | | defined amount of affordable housing 4 |
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| 235 | 235 | | to appeal a rejection to a State body 5 |
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| 236 | 236 | | or regional body empowered by the 6 |
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| 237 | 237 | | State; 7 |
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| 238 | 238 | | (II) establish qualifications for 8 |
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| 239 | 239 | | communities to be exempted from the 9 |
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| 240 | 240 | | appeals process based on their avail-10 |
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| 241 | 241 | | able stock of affordable housing; and 11 |
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| 242 | 242 | | (III) establish a State zoning ap-12 |
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| 243 | 243 | | peals board to consider appeals to a 13 |
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| 244 | 244 | | discretionary permit rejection and ob-14 |
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| 245 | 245 | | jectively evaluate petitions based on 15 |
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| 246 | 246 | | the potential for environmental dam-16 |
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| 247 | 247 | | age and infrastructural capacity; and 17 |
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| 248 | 248 | | (iii) best practices on the disposition 18 |
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| 249 | 249 | | of land owned by State governments for af-19 |
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| 250 | 250 | | fordable housing development; 20 |
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| 251 | 251 | | (Q) with respect to local zoning frame-21 |
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| 252 | 252 | | works— 22 |
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| 253 | 253 | | (i) the simplification and standardiza-23 |
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| 254 | 254 | | tion of existing zoning codes; 24 |
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| 255 | 255 | | (ii) maximum review timelines; 25 |
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| 257 | 257 | | mprince on LAP1J3WLY3PROD with $$_JOB 10 |
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| 258 | 258 | | •S 1299 IS |
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| 259 | 259 | | (iii) best practices for the disposition 1 |
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| 260 | 260 | | of land owned by local governments for af-2 |
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| 261 | 261 | | fordable housing development; and 3 |
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| 262 | 262 | | (iv) differentiations between best prac-4 |
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| 263 | 263 | | tices for rural, suburban, and urban com-5 |
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| 264 | 264 | | munities, and communities with different 6 |
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| 265 | 265 | | levels of density or population distribution; 7 |
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| 266 | 266 | | and 8 |
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| 267 | 267 | | (R) other land use measures that promote 9 |
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| 268 | 268 | | access to new housing opportunities identified 10 |
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| 269 | 269 | | by the Secretary; and 11 |
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| 270 | 270 | | (3) consider— 12 |
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| 271 | 271 | | (A) consistency with respect to fair hous-13 |
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| 272 | 272 | | ing and civil rights requirements; 14 |
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| 273 | 273 | | (B) the effects of adopting any rec-15 |
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| 274 | 274 | | ommendation on eligibility for Federal discre-16 |
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| 275 | 275 | | tionary grants provided by the Department of 17 |
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| 276 | 276 | | Housing and Urban Development, the Depart-18 |
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| 277 | 277 | | ment of Transportation, and the Department of 19 |
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| 278 | 278 | | Agriculture, and tax credits for the purpose of 20 |
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| 279 | 279 | | housing or community development; 21 |
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| 280 | 280 | | (C) coordination between infrastructure in-22 |
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| 281 | 281 | | vestments and housing planning; 23 |
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| 282 | 282 | | (D) local housing needs, including ways to 24 |
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| 283 | 283 | | set and measure housing goals and targets; 25 |
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| 285 | 285 | | mprince on LAP1J3WLY3PROD with $$_JOB 11 |
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| 286 | 286 | | •S 1299 IS |
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| 287 | 287 | | (E) a range of affordability for rental 1 |
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| 288 | 288 | | units, with a prioritization of units attainable to 2 |
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| 289 | 289 | | extremely low-income, low-income, and mod-3 |
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| 290 | 290 | | erate-income residents; 4 |
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| 291 | 291 | | (F) a range of affordability for homeown-5 |
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| 292 | 292 | | ership units attainable to low-income and mod-6 |
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| 293 | 293 | | erate-income residents; 7 |
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| 294 | 294 | | (G) accountability measures; 8 |
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| 295 | 295 | | (H) the long-term cost to residents and 9 |
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| 296 | 296 | | businesses if more housing is not constructed; 10 |
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| 297 | 297 | | (I) barriers to individuals seeking to access 11 |
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| 298 | 298 | | affordable housing in growing communities and 12 |
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| 299 | 299 | | communities with economic opportunity; 13 |
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| 300 | 300 | | (J) with respect to State zoning frame-14 |
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| 301 | 301 | | works— 15 |
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| 302 | 302 | | (i) distinctions between States pro-16 |
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| 303 | 303 | | viding constitutional or statutory home 17 |
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| 304 | 304 | | rule authority to municipalities and States 18 |
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| 305 | 305 | | operating under the Dillon Rule, as articu-19 |
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| 306 | 306 | | lated in Hunter v. Pittsburgh, 207 U.S. 20 |
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| 307 | 307 | | 161 (1907); 21 |
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| 308 | 308 | | (ii) statewide mechanisms to preserve 22 |
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| 309 | 309 | | existing affordability over the long term, 23 |
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| 310 | 310 | | including support for land banks and com-24 |
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| 311 | 311 | | munity land trusts; and 25 |
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| 313 | 313 | | mprince on LAP1J3WLY3PROD with $$_JOB 12 |
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| 314 | 314 | | •S 1299 IS |
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| 315 | 315 | | (iii) guidance to States on collecting 1 |
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| 316 | 316 | | and maintaining proactive data on the cur-2 |
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| 317 | 317 | | rent rental housing market and rental reg-3 |
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| 318 | 318 | | istries; 4 |
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| 319 | 319 | | (K) public comments described in sub-5 |
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| 320 | 320 | | section (b)(1); and 6 |
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| 321 | 321 | | (L) other considerations, as identified by 7 |
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| 322 | 322 | | the Secretary. 8 |
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| 323 | 323 | | SEC. 5. REPORTING. 9 |
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| 324 | 324 | | Not later than 5 years after the date on which the 10 |
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| 325 | 325 | | Assistant Secretary publishes the guidelines and best prac-11 |
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| 326 | 326 | | tices for State and local zoning frameworks, the Assistant 12 |
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| 327 | 327 | | Secretary shall submit to Congress a report describing— 13 |
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| 328 | 328 | | (1) the States that have adopted recommenda-14 |
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| 329 | 329 | | tions from the guidelines and best practices, pursu-15 |
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| 330 | 330 | | ant to section 4 of this Act; 16 |
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| 331 | 331 | | (2) a summary of the localities that have adopt-17 |
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| 332 | 332 | | ed recommendations from the guidelines and best 18 |
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| 333 | 333 | | practices, pursuant to Section 4 of this Act; 19 |
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| 334 | 334 | | (3) a list of States that adopted a State zoning 20 |
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| 335 | 335 | | framework; 21 |
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| 336 | 336 | | (4) a summary of the modifications that each 22 |
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| 337 | 337 | | State has made in their State zoning framework; 23 |
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| 339 | 339 | | mprince on LAP1J3WLY3PROD with $$_JOB 13 |
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| 340 | 340 | | •S 1299 IS |
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| 341 | 341 | | (5) a general summary of the types of updates 1 |
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| 342 | 342 | | localities have made to their local zoning framework; 2 |
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| 343 | 343 | | and 3 |
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| 344 | 344 | | (6) of the States that have adopted a State zon-4 |
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| 345 | 345 | | ing framework or recommendations from the guide-5 |
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| 346 | 346 | | lines and best practices, the effect of such adoptions 6 |
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| 347 | 347 | | on the number of building permits issued. 7 |
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| 348 | 348 | | SEC. 6. ABOLISHMENT OF REGULATORY BARRIERS CLEAR-8 |
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| 349 | 349 | | INGHOUSE. 9 |
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| 350 | 350 | | (a) I |
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| 351 | 351 | | NGENERAL.—The Regulatory Barriers Clear-10 |
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| 352 | 352 | | inghouse established pursuant to section 1205 of the 11 |
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| 353 | 353 | | Housing and Community Development Act of 1992 (42 12 |
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| 354 | 354 | | U.S.C. 12705d) is abolished. 13 |
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| 355 | 355 | | (b) R |
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| 356 | 356 | | EPEAL.—Section 1205 of the Housing and 14 |
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| 357 | 357 | | Community Development Act of 1992 (42 U.S.C. 12705d) 15 |
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| 358 | 358 | | is repealed. 16 |
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| 359 | 359 | | SEC. 7. AUTHORIZATION OF APPROPRIATIONS. 17 |
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| 360 | 360 | | There is authorized to be appropriated to the Sec-18 |
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| 361 | 361 | | retary to carry out this Act $3,000,000 for each of fiscal 19 |
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| 362 | 362 | | years 2026 through 2030. 20 |
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| 363 | 363 | | Æ |
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| 364 | 364 | | VerDate Sep 11 2014 10:28 Apr 14, 2025 Jkt 000000 PO 00000 Frm 00013 Fmt 6652 Sfmt 6301 E:\BILLS\S1299.IS S1299 |
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| 365 | 365 | | mprince on LAP1J3WLY3PROD with $$_JOB |
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