Pennsylvania HB 2185: An Act amending Title 53 (Municipalities Generally) of the Pennsylvania Consolidated Statutes, providing for special provisions relating to ordinances.

Bill Text

PRINTER'S NO. 2841
THE GENERAL ASSEMBLY OF PENNSYLVANIA
HOUSE BILL
No. 2185
Session of
2026
INTRODUCED BY INGLIS, ZIMMERMAN, KHAN, SCOTT, DAVIDSON, SOLOMON,
POWELL, SMITH-WADE-EL, OTTEN, WAXMAN, D. WILLIAMS, MAYES,
CEPEDA-FREYTIZ, MADDEN AND K.HARRIS, FEBRUARY 2, 2026
REFERRED TO COMMITTEE ON LOCAL GOVERNMENT, FEBRUARY 2, 2026
AN ACT
Amending Title 53 (Municipalities Generally) of the Pennsylvania
Consolidated Statutes, providing for special provisions
relating to ordinances.
The General Assembly of the Commonwealth of Pennsylvania
hereby enacts as follows:
Section 1. Part I of Title 53 of the Pennsylvania
Consolidated Statutes is amended by adding a chapter to read:
CHAPTER 6
SPECIAL PROVISIONS RELATING TO ORDINANCES
Sec.
601. Definitions.
602. Duplex, triplex and quadplex housing zoning ordinances.
603. Limitations on duplex, triplex and quadplex housing
regulation approvals and exactions.
§ 601. Definitions.
The following words and phrases when used in this chapter
shall have the meanings given to them in this section unless the
context clearly indicates otherwise:
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"Application." A proposed subdivision application, zoning
permit application, building permit application or other
application required by a municipality to provide duplex
housing, triplex housing or quadplex housing under this chapter.
"Concurrency." The capacity of a municipality's
infrastructure to accommodate a proposed development permitted
under section 602(a). The term includes capacity of water and
sewer systems, storm water systems, road safety infrastructure
and emergency services.
"Duplex housing." A residential building with two dwelling
units separated by a horizontal or vertical wall.
"Dwelling unit." A single unit providing complete,
independent living facilities for one or more individuals,
including permanent facilities for cooking, eating, living,
sanitation and sleeping.
"Municipality." A city, borough, incorporated town or
township.
"Quadplex housing." A residential building with four
dwelling units separated by a horizontal or vertical wall.
"Single-family residence." A structure maintained and used
as a single dwelling unit. A dwelling unit that shares one or
more walls with another dwelling unit is a single-family
residence if the dwelling unit has direct access to a street or
thoroughfare and does not share heating facilities, hot water
equipment or another facility or service with another dwelling
unit.
"Triplex housing." A residential building with three
dwelling units separated by a horizontal or vertical wall.
§ 602. Duplex, triplex and quadplex housing zoning ordinances.
(a) Permitted use by right.--A zoning ordinance of a
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municipality shall allow duplex housing, triplex housing or
quadplex housing as a permitted use by right on any lot on which
a single-family residence is permitted by right in the
municipality. Zoning, subdivision and design regulations of a
municipality that apply to duplex housing, triplex housing or
quadplex housing shall be objective and may not be more
restrictive than zoning, subdivision and design regulations
applicable to single-family residences.
(b) Planning agency review.--
(1) A municipality may petition the appropriate county
or regional planning agency to review a proposed development
permitted under subsection (a) and the impact the proposed
development will have on existing infrastructure.
(2) If a petition is filed, the agency shall review the
petition and determine whether existing infrastructure has
the capacity to accommodate the proposed development. The
agency may require the developer to make reasonable
improvements to existing infrastructure as a condition of
allowing the development. Required improvements shall be
limited to those necessary to upgrade infrastructure capacity
for the proposed development.
(c) Proof of concurrency.--A municipality may require an
applicant to demonstrate proof of concurrency before issuing a
permit for a proposed duplex housing, triplex housing or
quadplex housing development under this chapter.
(d) Applicability.--This section shall apply to all of the
following:
(1) Duplex housing in a municipality with a population
of at least 5,000 residents as of the most recent Federal
decennial census or in a municipality zoning district with a
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density that exceeds 300 residents per square mile calculated
as the total population as of the most recent Federal
decennial census divided by the land area of the municipality
as reported by the United States Census Bureau.
(2) Duplex housing or triplex housing in a municipality
with a population of at least 10,000 residents as of the most
recent Federal decennial census or in a municipality zoning
district with a density that exceeds 400 residents per squ