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HB 3288

Relating to unemployment insurance taxes.

2025 Regular Session Introduced by Paul Evans

HB 3288 requires Illinois jurisdictions with 100k+ population to update zoning to permit middle-housing (2–8 units, cottages, townhouses) or apply IHDA’s model ordinance.

In committee upon adjournment.
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Bill Summary · HB 3288

HB 3288 — Affordable Communities Act

Status: Placed on Calendar — Order of Concurrence (Senate Amendments 1, 2, 3)
Introduced: February 25, 2025
Primary Sponsor: Rep. Kam Buckner (cosponsor Rep. Michelle Mussman). Companion: SB 1615.

Purpose

HB 3288 (Affordable Communities Act) seeks to increase the supply and affordability of “middle housing” in larger Illinois jurisdictions by limiting local regulatory barriers, requiring zoning updates to allow middle housing types, and directing the Illinois Housing Development Authority (IHDA) to produce and enforce a model middle-housing ordinance if local governments do not comply.

Key definitions

  • Middle housing: principal residences of 2–8 units, cottage clusters, courtyard buildings, and townhouses.
  • Zoning unit: any county, municipality, or township that has adopted zoning regulations.
  • Detached single-family dwelling, townhouse, and residential real estate are also defined.

Major provisions

  • Regulatory constraint (effective June 1, 2026): For zoning units with population ≥ 100,000, local regulations may not, individually or cumulatively, prevent development of permitted middle housing types through unreasonable costs, delays, or procedural requirements. Zoning units may still regulate for protective measures consistent with statewide land use planning goals.
  • Mandatory updates (deadline June 1, 2026): Zoning units with population ≥ 100,000 must adopt land use ordinances and amend zoning maps to implement the Act by June 1, 2026.
  • IHDA model ordinance: IHDA must develop a model middle housing ordinance by January 1, 2026. If a zoning unit fails to adopt required ordinances/maps by the deadline, the IHDA model ordinance and map apply immediately until the local unit adopts its own.
  • Extensions for infrastructure deficiencies: IHDA may grant limited extensions for specific lots that lack adequate water, sewer, storm drainage, or transportation services, but only where a remediation plan approved by IHDA is in place. Extension request deadline for jurisdictions subject to the adoption requirement: December 31, 2025. IHDA must act on complete requests within 60 days.
  • Affordability incentives: Zoning units are encouraged to consider measures (e.g., waiving or deferring development charges or review fees) to increase middle-housing affordability.
  • Home rule limitation: Home rule units may not enact zoning inconsistent with this Act; the bill is declared a State limitation on concurrent home rule powers.
  • IHDA rulemaking: The bill amends the Illinois Administrative Procedure Act to grant IHDA emergency rulemaking authority to implement the Act; that provision is effective immediately.

Who is affected

  • Directly: counties, municipalities, and townships with zoning and population ≥ 100,000.
  • Indirectly: developers, homeowners, neighborhood groups, and infrastructure/planning agencies in those jurisdictions.

Potential impacts

  • Could accelerate development of duplexes, triplexes, townhouses, cottage clusters, and small multifamily buildings in larger jurisdictions by removing procedural and cost barriers.
  • May require local zoning rewrites and coordination on infrastructure capacity (water, sewer, stormwater, transportation) and remediation plans for affected lots.
  • Limits some aspects of local zoning discretion, particularly for home rule municipalities, which may prompt legal and policy debates on local control vs. statewide housing goals.

Deadlines & timelines

  • IHDA model ordinance: by Jan 1, 2026.
  • Local adoption of ordinances/zoning maps (for units ≥100,000): by June 1, 2026.
  • Extension request filing deadline: Dec 31, 2025.
  • IHDA decision on extension requests: within 60 days of a complete submission.

Legislative status (selected actions)

  • Introduced Feb 2025; multiple committee hearings and amendments between 2024–2025. Placed on Calendar — Order of Concurrence for Senate Amendments 1, 2, and 3.

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

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