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“Renting in Providence puts city councilors in precarious situations.” That was the Providence Journal’s leading headline a few days ago, as the legislature waited for Governor Daniel McKee to sign a pile of housing-related bills (Update: He signed them all). Rhode Island doesn’t have a superstar city to garner headlines, but it’s housing costs have mounted as growth has crawled to a standstill. But unlike in Montana and Washington, Rhode Island’s were largely procedural, aiming to lubricate the the gears of its existing institutions rather than directly preempting local regulations. House Speaker Joseph Shekarchi (D-Warwick), who championed the reforms, clearly drew on his professional expertise as a zoning attorney to identify areas for procedural streamlining. Specific and objective Six bills transmitted to the governor cover the general rules affecting most Rhode Island zoning procedures: S 1032 makes it easier to acquire discretionary development permission. Municipalities cannot enforce regulations that make it near-impossible to build on legacy lots that do not meet current regulatory standards. Municipalities can more quickly issue variances and modifications. (Rhode Island draws a unique distinction between minor and substantial variances, labeling the former “modifications” and subjecting them to a simpler process. A substantial variance must go before a board for approval; a modification can be approved administratively unless a neighbor objects. Municipalities must issue “specific and objective” criteria for “special use permits”, otherwise those use are automatically allowed as of right. That phrase – specific and objective – shows up again and again in Speaker Shekarchi’s bills. S 1033 requires that zoning be updated to match a municipality’s own Comprehensive Plan within 18 months of a new plan’s adoption. It also requires an annually updated “strategic plan” for each municipality, although the content and legal force of the strategic plans are unclear to me. S 1034 broadly […]
“Renting in Providence puts city councilors in precarious situations.” That was the Providence Journal’s leading headline a few days ago, as the legislature waited for Governor Daniel McKee to sign a pile of housing-related bills (Update: He signed them all). Rhode Island doesn’t have a superstar city to garner headlines, but it’s housing costs have mounted as growth has crawled to a standstill.
But unlike in Montana and Washington, Rhode Island’s were largely procedural, aiming to lubricate the the gears of its existing institutions rather than directly preempting local regulations. House Speaker Joseph Shekarchi (D-Warwick), who championed the reforms, clearly drew on his professional expertise as a zoning attorney to identify areas for procedural streamlining.
Six bills transmitted to the governor cover the general rules affecting most Rhode Island zoning procedures:
That phrase – specific and objective – shows up again and again in Speaker Shekarchi’s bills.
Two bills dealt specifically with density bonuses for mixed-income housing. Mandatory inclusionary zoning has rapidly gained popularity in Rhode Island: a 2006 state report identified just two mandatory IZ programs. A 2021 study identified 10. A 2022 report identified 16.
I reviewed the 16 IZ ordinances, plus a draft ordinance under consideration in Middletown. None of them complied with either provision of S 1051. The majority require 20 percent of new units to be affordable. Few provide a density bonus big enough that the number of market rate units matches the base zoning density, let alone exceeding it as S 1051 requires. Presumably, these noncompliant ordinances must now be amended to comply with the new law.
An outstanding question is whether the state density bonus in S 1037 applies in addition to a local IZ density bonus created by S 1051.
Finally, three other bills cover a variety of specific topics:
One notable part of Speaker Shekarchi’s package did not pass: legalizing ADUs (S 1006, S 1036, and H 6082). In a lot of states, beginning with California, ADU legislation has been the easy first step in statewide housing legislation. Rhode Island’s bills were not especially ambitious, legalizing only ADUs within the footprint of an existing structure (except on large lots). This bridge too far shows that Rhode Island’s Democrats were not especially bold – and it also shows how process legislation can pass even in an environment where legislators are unwilling to preempt.
In most other states that pass pro-housing reform, bipartisanship is a central part of the political strategy. But Rhode Island’s Republican minority, occupying just 13 percent of legislative seats, was essentially irrelevant.