What is zoning reform?
The rule changes cities and states are making to zoning, and what they change for a parcel.
Sources checked Oct 4, 2026
Zoning reform
Zoning reform: what changed and what it allows
States and cities are rewriting what can be built and where. Each guide covers one reform or law: which parcels it reaches, which approvals it removes, and which limits still apply, with the statute or code cited.
Last reviewed Oct 4, 2026
Overview
Zoning reform is the set of changes states and cities make to zoning rules so that more can be built on a parcel with fewer approvals. Most recent reforms do one of a few things: allow more units or height, allow housing on commercially zoned land, shrink minimum lot sizes, cut parking requirements, or replace public hearings with staff approval.
It comes from two levels of government. Cities amend their own codes. States pass laws that override local zoning, usually for cities above a population threshold. When a state acts, the city's printed code can lag behind it, so the label on the zoning map may no longer tell you everything a parcel can hold.
Three things to check before pricing a site on a reform
Whether the parcel qualifies
Reform laws rarely apply everywhere. Eligibility usually turns on the size of the city, the parcel's current zoning, distance to transit, parcel size, and exclusions such as airports, heavy industry, and historic districts.
What still applies
A qualifying project usually skips the rezoning, special permit, or council vote. Building and fire codes, utilities, platting, and private deed restrictions generally remain.
Where the law stands today
These laws are amended and litigated often. Confirm the effective date, later amendments, and any court rulings against the sources listed on each guide.
New to the topic? Start with What is zoning reform?
Types of reform
Accessory dwelling units (ADUs)
A second, smaller home on a house lot, and the laws that require cities to allow it.
Sources checked Oct 4, 2026
Minimum lot size reform
Laws that lower the smallest lot a subdivision can create, and what that does to yield.
Sources checked Oct 4, 2026
Missing middle housing
Duplexes, triplexes, fourplexes, and townhouses, and the laws that now allow them on house lots.
Sources checked Oct 4, 2026
Parking minimums
Required off-street parking, the laws cutting it, and what that changes for site yield.
Sources checked Oct 4, 2026
Upzoning
A zoning change that lets a parcel hold more units, floor area, or height than before.
Sources checked Oct 4, 2026
State and city laws
California, enacted 2021
California SB 9
California's law allowing two homes and a lot split on single-family parcels, up to four homes.
Sources checked Oct 4, 2026
Florida, enacted 2023
Florida Live Local Act
Florida's law allowing affordable multifamily on commercial and industrial land without a rezoning.
Sources checked Oct 4, 2026
Massachusetts, enacted 2021
MBTA Communities Act (Section 3A)
The Massachusetts law requiring 177 communities to zone a district for multifamily housing as of right.
Sources checked Oct 4, 2026
New York City, enacted 2024
City of Yes for Housing Opportunity
NYC's 2024 citywide zoning amendment: affordability bonus, transit-area apartments, ADUs, less parking.
Sources checked Oct 4, 2026
Texas, enacted 2025
Texas SB 840 and SB 15
Texas SB 840 allows apartments in commercial zones. SB 15 caps minimum lot sizes at 3,000 square feet.
Sources checked Oct 4, 2026