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SB 3303

AN ACT RELATING TO TOWNS AND CITIES -- ZONING ORDINANCES

2026 Regular Session Introduced by Jake Bissaillon and 1 co-sponsor

The act expands zoning powers to permit more mixed-use, higher-density, and transit-oriented development in Rhode Island towns through new standards, incentives, and revised parkin

06/23/2026 Signed by Governor
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WeVote Research Nonpartisan
Bill Summary · SB 3303

Summary of SB 3303 (2026) – Rhode Island

Purpose and intent

  • This act amends Rhode Island’s zoning ordinances framework to update standard provisions and expand (and in some cases restrict) how towns and cities regulate land use, development patterns, and associated infrastructure.
  • Effective date: Upon passage.

Key provisions and changes

  1. Revised standard provisions for zoning ordinances (Section 45-24-33)

    • Zoning ordinances must address purposes in § 45-24-30 and apply through objective standards the following general provisions (list of 25+ items, numbered for reference):
      • Land use regulation across districts (residential, commercial, industrial, institutional, recreational, open space, etc.) in line with comprehensive plans.
      • Development restrictions and performance standards related to air/water/groundwater quality, noise, glare, energy use, erosion/sediment, and service capacity.
      • Design and development controls on:
      • Building height, stories, size; lot dimensions; floor area ratios (not counting basements as floor area); density; access to air/light/solar access; open space; parking, road design, pedestrian/bicycle systems; landscaping, fencing, lighting; drainage and stormwater management; public water access to waterways; and other use-related requirements.
      • Flood plains/hazard areas and significant natural areas regulation.
      • Energy conservation and efficiency.
      • Protection of drinking water supplies and watersheds, including Narragansett Bay.
      • Transportation adequacy and congestion management; maintain safe service levels.
      • Preservation/enhancement of recreational resources.
      • Economic vitality and job opportunities.
      • Pedestrian connectivity between public/private facilities.
      • Standards for physical improvements and property maintenance.
      • Public health/safety hazard land use restrictions.
      • Regulation of extractive industries and land restoration after such activities.
      • Regulation of sanitary landfills.
      • Regulation of signs, billboards, and outdoor advertising.
      • Designation and enforcement of airport hazard areas.
      • Areas of historic/cultural/archaeological value (with relevant protections).
      • Development plan review for designated uses.
      • Special protection areas for water supply and development limits.
      • Safe road access and curb cut limitations; internal circulation; pedestrian/bicycle provisions.
      • Reducing delay in development approvals (preapplication conferences, etc.).
      • Application of Fair Housing, Civil Rights (Disabilities), and ADA requirements.
      • Regulation of drive-through windows (district eligibility, traffic circulation, pedestrian safety/access, disability considerations).
      • Residential development options within commercial districts, including:
      • Mixed-use or village development.
      • Above-ground residential above commercial on ground/first floors.
      • Ability to permit medium-to-high density residential in commercial zones.
      • Flexible dimensional standards for mixed-use planning.
      • For municipalities with >40,000 population: require residential development in at least 30% of commercial-zoned areas.
      • Allowing attached single-family dwellings in designated districts with specific conditions (e.g., access to water/sewer, own lots, zero-lot setbacks along common walls, and adherence to building/fire codes; standard base district dimensional requirements apply to outer perimeter but not to end-units; limits on density-related restrictions).
      • Providing non-single-family residential options in areas with available public water/sewer within urban services boundary.
      • Parking standards: generally no more than one off-street parking space per dwelling unit in multi-family units located in transit-oriented areas (within 1/4 mile of a regional mobility hub or 1/8 mile of a frequent transit stop per the 2020 Rhode Island transit master plan or successor).

  2. Optional provisions (Section 45-24-33(b))

    • Zoning ordinances may include:
      • Development incentives (increased uses/density, but with conditions such as open space, housing choices, traffic/pedestrian improvements, facilities, etc.; must specify maximum densities and improvement/amenity conditions; may allow in-lieu donations).
      • Transfer of development rights within/between districts.
      • Regulation of development near scenic/high-value corridors and public investments or natural resources.
      • Community living options like co-living housing in transit-served areas.

  3. Technical clarifications (Sections 45-24-33(c)–(d))

    • Land slope must be included in calculations of buildable lot area and minimum lot size.
    • Municipalities retain authority to set their own minimum lot sizes per zoning district under state/local regulations.

Who/what would be affected

  • Rhode Island towns and cities with zoning ordinances.
  • Developers, property owners, and residents seeking mixed-use, higher-density, or transit-oriented development.
  • Municipal planning departments implementing standards for parking, drive-throughs, environmental protections, and housing diversity.
  • Stakeholders interested in affordable housing options, energy efficiency, transportation planning, and environmental/heritage protections.

Procedural and timeline aspects

  • Introduction and referral: SB 3303 was introduced May 15, 2026, and referred to Senate Housing & Municipal Government.
  • The act provides for immediate take effect upon passage (no phased timeline beyond passage).

Notable implications

  • Expands tools to promote mixed-use, higher-density development, and residential options within commercial districts.
  • Tightens or clarifies standards for parking in transit-adjacent areas (potential impact on parking requirements and developer costs).
  • Emphasizes accessibility to transit, pedestrian infrastructure, and environmental/utility protections.
  • Encourages incentives and transfer-of-development-rights mechanisms as optional tools for municipalities.

If you’d like, I can add a side-by-side comparison with current Rhode Island zoning standards or map out potential fiscal impacts for a sample municipality.

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

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