103RD GENERAL ASSEMBLY
State of Illinois
2023 and 2024
HB4795

 

Introduced 2/6/2024, by Rep. Kam Buckner

 

SYNOPSIS AS INTRODUCED:
 
New Act
5 ILCS 100/5-45.55 new

    Creates the Single-Family Zoning Ban Act. Defines "zoning unit" as a county, municipality, or township that has adopted zoning regulations, and defines other terms. Provides that, on and after June 1, 2025, for a zoning unit with a population equal to or greater than 100,000 but less than 500,000, and on and after June 1, 2026, for a zoning unit with a population equal to or greater than 500,000, the zoning unit may not zone area exclusively for single-family residential use. Requires middle housing to be allowed on property that is zoned residential. Requires adoption of zoning ordinances and zoning maps consistent with the Act by June 1, 2025 for zoning units with a population equal to or greater than 100,000 but less than 500,000 or by June 1, 2026 for a zoning unit with a population equal to or greater than 500,000. Provides that the Illinois Housing Development Authority shall develop a model middle housing ordinance that must be used if a zoning unit fails to adopt the required ordinance or zoning map. Allows the Authority to grant exceptions to compliance under specified situations. Requires the Authority to adopt rules regarding the form and substance of a zoning unit's application for an extension, and allows the Authority to adopt other rules relating an extension. Limits the concurrent exercise of home rule powers. Amends the Illinois Administrative Procedure Act. Grants the Authority emergency rulemaking authority to implement the Single-Family Zoning Ban Act. Effective immediately.


LRB103 37709 AWJ 67836 b

 

 

A BILL FOR

 

HB4795LRB103 37709 AWJ 67836 b

1    AN ACT concerning local government.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 1. Short title. This Act may be cited as the
5Single-Family Zoning Ban Act.
 
6    Section 5. Definitions. As used in this Act:
7    "Authority" means the Illinois Housing Development
8Authority.
9    "Cottage clusters" means groupings of no fewer than 4
10detached housing units per acre with a footprint of less than
11900 square feet each and that include a common courtyard.
12    "Middle housing" means a duplex, triplex, quadplex,
13cottage cluster, or townhouse.
14    "Townhouse" means a dwelling unit constructed in a row of
152 or more attached units where each dwelling unit is located on
16an individual lot or parcel and shares at least one common wall
17with an adjacent unit.
18    "Zoning unit" means a county, municipality, or township
19that has adopted zoning regulations.
 
20    Section 10. Single-family zoning prohibited. On and after
21June 1, 2025, for a zoning unit with a population equal to or
22greater than 100,000 but less than 500,000, and on and after

 

 

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1June 1, 2026, for a zoning unit with a population equal to or
2greater than 500,000, the zoning unit may not zone area
3exclusively for single-family residential use.
 
4    Section 15. Uses in residentially zoned property.
5    (a) Except as provided in subsection (b), a zoning unit
6with a population equal to or greater than 100,000 but less
7than 500,000 shall allow, on and after June 1, 2025, and a
8zoning unit with a population equal to or greater than 500,000
9shall allow, on and after June 1, 2026, the development of:
10        (1) middle housing in areas zoned for residential use
11    that allow for the development of detached single-family
12    dwellings; and
13        (2) a duplex on each lot or parcel zoned for
14    residential use that allows for the development of
15    detached single-family dwellings.
16    (b) This Section does not apply to:
17        (1) unincorporated areas of the county that lack
18    sufficient sanitary sewers, water, fire protection, parks,
19    open space, recreation, or streets, roads, or mass
20    transit; and
21        (2) lands that are not zoned for residential use,
22    including lands zoned primarily for commercial,
23    industrial, agricultural, or public uses.
24    (c) Zoning units may regulate siting and design of middle
25housing required to be permitted under this Section if the

 

 

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1regulations do not, individually or cumulatively, discourage
2the development of all middle housing types permitted in the
3area through unreasonable costs or delay. Zoning units may
4regulate middle housing to comply with protective measures
5adopted pursuant to statewide land use planning goals.
6    (d) This Section does not prohibit a zoning unit from
7permitting:
8        (1) single-family dwellings in areas zoned to allow
9    for single-family dwellings; or
10        (2) middle housing in areas not required under this
11    Section.
 
12    Section 20. Adoption of ordinances and zoning maps.
13    (a) Notwithstanding any other provision of law, a zoning
14unit shall adopt land use ordinances and amend its zoning map
15to implement Sections 10 and 15 no later than:
16        (1) June 1, 2025 for zoning units with a population
17    equal to or greater than 100,000 but less than 500,000; or
18        (2) June 1, 2026 for a zoning unit with a population
19    equal to or greater than 500,000.
20    (b) The Authority shall develop a model middle housing
21ordinance no later than January 1, 2025.
22    (c) A zoning unit that has not acted within the time
23provided under subsection (a) shall directly apply the model
24ordinance developed by the Authority under subsection (b)
25until the zoning unit adopts an ordinance and zoning map as

 

 

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1required under subsection (a).
2    (d) In adopting ordinances and a zoning map under this
3Section, a zoning unit shall consider ways to increase the
4affordability of middle housing by considering ordinances and
5policies that include, but are not limited to, waiving or
6deferring system development charges.
7    (e) When a zoning unit adopts an ordinance and zoning map
8as required under subsection (a), the ordinance and zoning map
9must be adopted even if it would affect an existing or planned
10transportation facility.
 
11    Section 25. Extension of time to adopt ordinances and
12zoning map.
13    (a) Notwithstanding subsection (a) or (c) of Section 20,
14the Authority may grant to a zoning unit an extension of the
15time as allowed in this Section to adopt an ordinance allowed
16to adopt its ordinance or zoning map under Section 20.
17    (b) An extension under this Section may be applied only to
18specific areas where the zoning unit has identified water,
19sewer, storm drainage, or transportation services that are
20either significantly deficient or are expected to be
21significantly deficient before December 31, 2027 and for which
22the zoning unit has established a plan of actions that will
23remedy the deficiency in those services that is approved by
24the Authority. The extension may not extend beyond the date
25that the zoning unit intends to correct the deficiency under

 

 

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1the plan.
2    (c) In areas where the extension under this Section does
3not apply, the zoning unit shall apply its own ordinances or
4zoning map adopted under subsection (a) of Section 20 or the
5model ordinance under subsection (c) of Section 20.
6    (d) A request for an extension by a zoning unit must be
7filed with the Authority no later than:
8        (1) December 31, 2024, for a zoning unit subject to
9    paragraph (1) of subsection (a) of Section 20.
10        (2) June 30, 2025, for a zoning unit subject to
11    paragraph (2) of subsection (a) of Section 20.
12    (e) The Authority shall grant or deny a request for an
13extension under this Section:
14        (1) Within 90 days of receipt of a complete request
15    from a zoning unit subject to paragraph (1) of subsection
16    (a) of Section 20.
17        (2) Within 120 days of receipt of a complete request
18    zoning unit subject to paragraph (2) of subsection (a) of
19    Section 20.
20    (f) The Authority shall adopt rules regarding the form and
21substance of a zoning unit's application for an extension
22under this Section. The Authority may adopt rules:
23        (1) defining the affected areas;
24        (2) calculating deficiencies of water, sewer, storm
25    drainage, or transportation services;
26        (3) defining service deficiency levels required to

 

 

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1    qualify for the extension;
2        (4) establishing components and timing of a
3    remediation plan necessary to qualify for an extension;
4        (5) establishing standards for evaluating
5    applications; and
6        (6) establishing deadlines and components for the
7    approval of a plan
 
8    Section 30. Home rule. A home rule unit may not regulate
9single-family zoning or middle family zoning in a manner
10inconsistent with this Act. This Act is a limitation under
11subsection (i) of Section 6 of Article VII of the Illinois
12Constitution on the concurrent exercise by home rule units of
13powers and functions exercised by the State.
 
14    Section 35. The Illinois Administrative Procedure Act is
15amended by adding Section 5-45.55 as follows:
 
16    (5 ILCS 100/5-45.55 new)
17    Sec. 5-45.55. Emergency rulemaking; Illinois Housing
18Development Authority. To provide for the expeditious and
19timely implementation of this amendatory Act of the 103rd
20General Assembly, emergency rules implementing the
21requirements of the Single-Family Zoning Ban Act may be
22adopted in accordance with Section 5-45 by the Illinois
23Housing Development Authority. The adoption of emergency rules

 

 

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1authorized by Section 5-45 and this Section is deemed to be
2necessary for the public interest, safety, and welfare.
3    This Section is repealed one year after the effective date
4of this amendatory Act of the 103rd General Assembly.
 
5    Section 99. Effective date. This Act takes effect upon
6becoming law.