HB 2434 — An Act amending the act of July 31, 1968 (P.L.805, No.247), known as the Pennsylvania Municipalities Planning Code, in zoning, providing for expedited high density housing approval.

PRINTER'S NO.   3239

                     THE GENERAL ASSEMBLY OF PENNSYLVANIA



                         HOUSE BILL
                         No. 2434
                                               Session of
                                                 2026

     INTRODUCED BY SOLOMON, HOGAN, MAJOR, KHAN, BURGOS, HILL-EVANS,
        SANCHEZ, K. HARRIS, WAXMAN, MADDEN, MADSEN, GALLAGHER,
        CERRATO, SHUSTERMAN AND SMITH-WADE-EL, APRIL 21, 2026

     REFERRED TO COMMITTEE ON HOUSING AND COMMUNITY DEVELOPMENT,
        APRIL 21, 2026


                                    AN ACT
 1   Amending the act of July 31, 1968 (P.L.805, No.247), entitled
 2      "An act to empower cities of the second class A, and third
 3      class, boroughs, incorporated towns, townships of the first
 4      and second classes including those within a county of the
 5      second class and counties of the second through eighth
 6      classes, individually or jointly, to plan their development
 7      and to govern the same by zoning, subdivision and land
 8      development ordinances, planned residential development and
 9      other ordinances, by official maps, by the reservation of
10      certain land for future public purpose and by the acquisition
11      of such land; to promote the conservation of energy through
12      the use of planning practices and to promote the effective
13      utilization of renewable energy sources; providing for the
14      establishment of planning commissions, planning departments,
15      planning committees and zoning hearing boards, authorizing
16      them to charge fees, make inspections and hold public
17      hearings; providing for mediation; providing for transferable
18      development rights; providing for appropriations, appeals to
19      courts and penalties for violations; and repealing acts and
20      parts of acts," in zoning, providing for expedited high
21      density housing approval.
22      The General Assembly of the Commonwealth of Pennsylvania
23   hereby enacts as follows:
24      Section 1.    The act of July 31, 1968 (P.L.805, No.247), known
25   as the Pennsylvania Municipalities Planning Code, is amended by
26   adding a section to read:
 1      Section 603.2.       Expedited High Density Housing Approval.--(a)
 2   No later than one year after the effective date of this
 3   subsection, the department shall adopt rules and an application
 4   process requiring the governing body of a municipality to issue
 5   a land use decision that fast tracks the land use approval
 6   process.
 7      (b)     This section shall apply to planned residential
 8   developments and to residential zoning districts in which the
 9   proposed housing type is permitted by right under the applicable
10   zoning ordinance.
11      (c)     A municipality shall implement the provisions of this
12   section in accordance with housing development initiatives
13   administered by the department to the extent permitted by law.
14      (d)     A rule established under this section shall only apply
15   to lots or parcels that are:
16            (1)   Lawfully established units of land.
17            (2)   Within a designated growth area or future growth
18      area.
19            (3)   Zoned to allow residential use.
20            (4)   Not within an area identified in an inventory or map
21      that is part of the municipality's comprehensive plan as:
22                  (i)    environmentally sensitive or containing
23            significant natural resources;
24                  (ii)    open space or scenic areas; or
25                  (iii)    natural hazard areas, including floodplains,
26            river greenways, landslide zones or wildfire risk areas.
27            (5)   Vacant, including a lot or parcel:
28                  (i)    Created by any lawful division of land,
29            regardless of when the division occurred.
30                  (ii)    Improved with a nonresidential structure that

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 1            is nonconforming or not suitable for any lawful use.
 2      (e)   Residential development approved under this section
 3   shall only include:
 4            (1)   Attached or detached housing, including accessory
 5      dwelling units.
 6            (2)   Housing that complies with applicable minimum
 7      density requirements of the municipality's comprehensive plan
 8      or land use regulations.
 9            (3)   Housing development plans that require new or
10      repaired roads or new or modified utility lines.
11      (f)   The department shall specify for the approved
12   residential development types allowed under this section:
13            (1)   Applicable design standards and the scope of the
14      design review, which shall include requiring the approval of
15      the use of any material, design or method of construction
16      that is approved under the applicable building code or
17      approved under subsection (i).
18            (2)   Limits on land use, including establishing
19      appropriate minimum or maximum setbacks, parking
20      requirements, floor-to-area ratios or minimum dwelling units
21      per acre.
22            (3)   Municipal standards for tree removal, replacement or
23      planting, including requiring a developer and builder to
24      replace or replant trees for development resulting in a loss
25      of existing tree canopy.
26      (g)   Specifications adopted under subsection (f) may not
27   establish standards that have the effect of suppressing efforts
28   to increase residential density and the construction of housing
29   units.
30      (h)   (1)   In adopting rules under this section, the

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 1      department shall coordinate with the review of building
 2      construction plans by the department under subsection (i).
 3            (2)   In implementing this section, the department shall
 4      coordinate with approvals of land use plans by the department
 5      under this section.
 6      (i)   The department shall designate a process by which an
 7   applicant for a building permit for a residential structure of a
 8   type described in subsection (e)(1) shall receive expedited
 9   building construction plan approval from the municipality,
10   including through the use of:
11            (1)   Typical drawings and specifications created by the
12      department.
13            (2)   Review of plans and specifications approved by the
14      department, which shall remain proprietary unless the
15      submitter requests otherwise.
16            (3)   An expedited and concurrent approval process that
17      may include third-party review and deemed approval language.
18      (j)   In implementing this section, the department and
19   municipalities shall coordinate with a Commonwealth Housing
20   Ombudsman to facilitate expedited review, resolve interagency or
21   municipal delays and promote compliance with applicable
22   permitting timelines.
23      (k)   The department shall establish or designate a technical
24   assistance and expertise hub to support municipalities in
25   implementing this section, including assistance with developing
26   preapproved building plans, updating zoning or land use
27   procedures, streamlining permitting processes and ensuring
28   compliance with applicable statutory timelines.
29      (l)   A municipality may build capacity at the municipal or
30   regional level to support the planning, permitting,

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 1   administration and implementation of housing development under
 2   this section, including through technical assistance, planning
 3   support and assistance provided by housing coalitions,
 4   redevelopment authorities or other qualified entities.
 5      (m)   As used in this section, the following words and phrases
 6   shall have the meanings given to them in this subsection unless
 7   the context clearly indicates otherwise:
 8      "Department."   The Department of Community and Economic
 9   Development of the Commonwealth.
10      "Municipality."   A county, city, borough, incorporated town
11   or township.
12      Section 2.   This act shall take effect immediately.




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