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HB 204

An Act amending the act of June 3, 1937 (P.L.1333, No.320), known as the Pennsylvania Election Code, in electronic voting systems, further providing for returns.

2025-2026 Regular Session Introduced by Missy Cerrato and 10 co-sponsors

HB 204 lets Cabarrus County and its municipalities initiate down-zoning without unanimous owner consent, retroactive to 12/11/2024, restoring local zoning power in Cabarrus County.

Referred to Finance
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WeVote Research Nonpartisan
Bill Summary · HB 204

Summary — HB 204: Restore Down‑Zoning Authority / Cabarrus County

Status: Introduced in 2025; passed first reading (Feb 26, 2025).
Primary sponsor: Rep. Almond.
Scope: Cabarrus County and the municipalities located in Cabarrus County (North Carolina).

Purpose / Intent

HB 204 restores the authority of Cabarrus County and its municipalities to initiate zoning amendments that down‑zone property (i.e., reduce density or permitted uses or create certain nonconformities) without requiring the written consent of every affected property owner. The bill reverses part of changes made by S.L. 2024‑57 (Section 3K.1(a)) as they apply to Cabarrus County.

Key provisions

  • Amends G.S. 160D‑601(d) to clarify that a local government may initiate a down‑zoning amendment. The statute’s definition of “down‑zoning” is retained and covers:
    1. Decreasing the allowed development density;
    2. Reducing permitted uses compared to prior zoning;
    3. Creating nonconformities on nonresidential land (use, lot, structure, improvement, or site element).
  • Geographic limitation: The change applies only to Cabarrus County and the municipalities located within Cabarrus County.
  • Retroactivity: The act is effective upon enactment and applies retroactively to December 11, 2024. It specifies that any ordinance adopted and affected by Section 3K.1 of S.L. 2024‑57 shall be in effect as it was on or before December 11, 2024.

Who is affected

  • Property owners and developers in Cabarrus County: local governments can again propose and adopt down‑zoning amendments without unanimous written consent of affected owners.
  • Cabarrus County and municipal governments: restores local initiation authority over down‑zoning decisions and related legislative processes.
  • Local planning/zoning boards, attorneys, and real‑estate interests: may see renewed use of down‑zoning tools and possible administrative or legal actions (e.g., appeals or challenges) tied to retroactive application.

Procedural / timeline notes

  • The bill applies only to Cabarrus County (narrow/localized effect).
  • Retroactive effect to 12/11/2024 means ordinances altered or voided by S.L. 2024‑57 may be reinstated to their pre‑December 11 status.
  • If enacted, local governments in Cabarrus County may resume initiating down‑zoning proposals under existing local procedures (public hearings, legislative adoption, notice requirements) consistent with G.S. Chapter 160D.

Potential impacts (practical considerations)

  • Restores broader local control over land‑use regulation in Cabarrus County and may enable municipalities/counties to address community planning goals (conservation, infrastructure capacity, growth management).
  • Could reduce certainty for owners/developers of rezoned parcels and prompt legal challenges, especially due to the bill’s retroactive application.
  • Administrative effects for local planning departments may include drafting and processing down‑zoning amendments and updating land‑use records.

For precise legal interpretation or implementation steps, affected parties should consult the amended statutory language in G.S. 160D‑601(d) and monitor subsequent local ordinance actions and court decisions.

Compiled from official sources — confirm details with the bill’s official record.

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