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SB 419

An Act amending Title 35 (Health and Safety) of the Pennsylvania Consolidated Statutes, in miscellaneous provisions relating to public safety, establishing the Train Derailment Emergency Grant Program and Train Derailment Emergency Grant Fund.

2025-2026 Regular Session Introduced by Doug Mastriano and 1 co-sponsor

Restores local governments’ authority to initiate down-zoning, reversing prior limits and allowing reduced density or use intensity in zoning.

Referred to Veterans Affairs & Emergency Preparedness
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WeVote Research Nonpartisan
Bill Summary · SB 419

SB 419 — “Restore Down‑Zoning Authority” (North Carolina)

Status: Introduced Feb 18, 2025; passed initial legislative steps; enrolled and presented to Governor; vetoed by Governor on Oct 1, 2025 (legislative consideration of the veto pending).

Main purpose

Restore local governments’ authority to initiate “down‑zoning” by repealing Section 3K.1 of S.L. 2024‑57. The bill returns local control over reducing allowable land‑use intensity or density that had been limited by the prior law.

Key provisions

  • Repeals Section 3K.1 of S.L. 2024‑57 (text of that section removed from the statute).
  • Effective immediately upon becoming law and made retroactive to December 11, 2024.
  • Any local zoning ordinance that was affected by Section 3K.1 of S.L. 2024‑57 is restored to the form it had on or before December 11, 2024 (i.e., ordinances are treated as if the limiting provision had not intervened).

What “down‑zoning” means (practical effect)

  • Down‑zoning typically refers to zoning changes that reduce permitted uses, intensity (e.g., units per acre), height, or density on parcels or in zones — for example, changing from multi‑family/residential‑high to single‑family or lower‑density residential.
  • Restoring local authority to initiate down‑zoning enables municipalities and counties to propose and adopt such zoning reductions without the constraint imposed by the now‑repealed Section 3K.1.

Who would be affected

  • Local governments (municipalities and counties): regain or retain the ability to initiate down‑zoning actions through their planning and zoning processes.
  • Property owners and developers: could face reduced permitted uses or lower development density on affected parcels; projects in permitting or planning phases may be affected by restored ordinances.
  • Local planning boards, zoning boards, and staff: will need to process, review, and administer down‑zoning actions again where applicable.
  • Residents and communities: potential impacts on neighborhood character, infrastructure demand, housing supply, and property values.

Procedural/timeline aspects

  • Retroactive application to Dec 11, 2024 means any ordinances changed or constrained between that date and the bill’s effective date would be reinstated to their pre‑Dec‑11 status.
  • Legislative history highlights: introduced and moved through committee and floor action; enrolled and delivered to the Governor; vetoed by the Governor on Oct 1, 2025. The General Assembly may consider a veto override pursuant to state law procedures.

Potential implications and considerations

  • Legal exposure: retroactive reinstatement of ordinances could create disputes over vested rights, pending permits, or investments made under the intervening legal regime.
  • Land‑use policy tradeoffs: restoring down‑zoning authority strengthens local control and may protect neighborhood character, but could reduce housing density and affect housing supply and affordability in some areas.
  • Implementation: local governments will need to revisit their comprehensive plans, zoning maps, and pending applications to assess the operational impact of reinstated authorities.

Prepared to provide a one‑page plain‑language explainer or tracked‑change comparison to S.L. 2024‑57 §3K.1 on request.

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

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