Housing Developments on Qualifying Properties

Plain English: This amendment would stop local governments from holding public hearings or needing official votes to approve certain housing projects on qualifying properties.

• Removes the requirement for a public hearing before approving residential developments on specific lands.
• Stops elected officials, appointed bodies, or hearing officers from making recommendations or final decisions on these projects.

• The amendment text does not explain what 'qualifying properties' are or which housing rules still apply without a public vote.
• This specific change was voted down and did not become part of the bill because its status is listed as 'Lost'.

Plain English: This amendment changes the rule so that only counties with more than 50,000 people must allow new housing on qualifying properties.

• The bill would apply to any county that has a population larger than 50,000 instead of all local governments.

• This amendment was voted down and did not pass in the committee stage.
• The text does not explain what specific rules or approval processes apply to these counties beyond changing who must follow them.

Plain English: This amendment adds a specific definition for what counts as a 'nonprofit organization' under the bill.

• It defines a nonprofit organization as one authorized to do business in Colorado that is exempt from federal taxes.

• The text only provides this new definition and does not explain how it changes other parts of the housing rules.
• Because the full bill text was not provided, we cannot see exactly where or why this specific definition matters for building homes.

Plain English: This amendment adds a specific type of local government group, called a Board of Cooperative Services, to the list of places that can approve housing projects under this bill.

• The bill now includes Boards of Cooperative Services as eligible groups for handling residential development approvals.

• The amendment text only shows where a new line is added but does not explain the full rules or process these boards must follow.
• It references another law (Section 22-5-103) to define what a Board of Cooperative Services is, which is not included in this document.

Plain English: This amendment adds a section to the bill that lists facts and research about Colorado's housing shortage to explain why new rules are needed.

• It replaces the 'Definitions' heading with a 'Legislative declaration' section.

• The provided text is cut off at the end, so it does not show if any specific laws or rules are actually changed by this amendment.
• This amendment only adds background information and reasons for the bill; it does not describe how housing projects will be built.

Plain English: This amendment clarifies that the new housing rules do not stop school districts from building teacher homes or universities from managing their own property and following existing safety codes.

• School districts can still build, buy, or remodel houses for teachers using current laws without being blocked by this bill.
• Universities keep full control over how they use or sell their land and buildings under the new rules.
• The amendment ensures universities do not have to follow any extra building safety requirements beyond what is already required.

• This text only explains specific exceptions for schools and colleges; it does not describe how the main housing bill works or who qualifies as a 'qualifying property'.

Plain English: This amendment adds a definition for 'administrative approval process' to the bill, explaining that it is when local government staff decide on housing projects based only on clear written rules.

• Adds a new section defining what an 'administrative approval process' means in this law.
• States that under this process, local government staff must approve, deny, or add conditions to a project application.
• Requires these decisions to be made based only on whether the project follows objective standards written in local laws.

• The amendment text does not explain what specific 'objective standards' each city must use.
• It is unclear from this short excerpt how long the approval process will take or who can appeal a decision.

Plain English: This amendment updates the bill to use clearer language about location and fixes grammar rules for counting past housing projects.

• Changes the word 'surrounding' to 'nearby' when describing properties close to a development site.
• Clarifies that the five-year history check applies specifically to the time before a nonprofit organization submits its application.
• Corrects grammar so the bill refers to single projects and credits instead of plural ones in certain sections.

• The amendment removes six lines from page 15, but without seeing those specific lines, it is unclear exactly what rules or text were deleted.
• Some technical details about how the 'nearby' property rule works are not fully explained in this short list of changes.

Plain English: This amendment adds a section to the bill that explains its goals, which include making housing construction cheaper while keeping safety rules and letting local governments use their existing design standards for different types of homes.

• It states that the law aims to speed up residential development processes to lower building costs without removing public health or safety codes.
• It clarifies that local governments can choose site design rules based on what they already allow in similar zones, such as using single-family home standards for new single-family projects.
• It lists recent laws about affordable housing and school district land leases to show how this bill builds on existing efforts.

• This amendment only adds explanatory text describing the law's intent; it does not change any actual rules, deadlines, or requirements for building homes.
• The specific details of how local governments must apply these standards are described as examples rather than strict new mandates.

Plain English: This amendment adds two new types of properties that are not allowed to be used for the residential housing projects described in the bill.

• Properties zoned or mainly used for industrial activities, such as manufacturing, mining, warehousing, or storage, will no longer qualify for these housing developments.
• Land covered by agreements between governments that restrict building homes is also excluded from qualifying.

• The amendment text only lists the new exclusions and does not explain how local officials should handle properties currently used for industry but zoned differently.
• It does not define specific details about what counts as an 'intergovernmental agreement' beyond limiting residential development.

Plain English: This amendment adds three new types of land that cannot be used for the housing projects described in the bill.

• Land zoned specifically for farming (agricultural use) is now excluded from qualifying properties.
• Land designated for forests, protecting natural resources, or keeping as open space is no longer eligible.
• Properties located inside a floodway or a one-hundred-year floodplain identified by the federal government are also excluded.

• The amendment text only lists these new exclusions and does not explain how local governments must enforce them or what happens to projects already planned on this land.
• Because the full bill is not provided, it is unclear if there are other rules that might allow exceptions for some of these excluded areas.

Plain English: This amendment expands the types of safety and environmental distance rules that local governments must follow when approving new housing projects.

• The bill now requires officials to consider more than just oil and gas facilities when deciding where homes can be built.

• The amendment lists specific areas like wetlands and wildlife habitats but does not explain the exact distance measurements required for each.
• It is unclear how local governments will balance these new environmental rules with other housing goals if they conflict.

Plain English: This amendment adds a rule that allows local governments to require developers to tell the public about new housing projects and ask residents for their opinions.

• Local laws can now include rules requiring notification of the public when a development application is submitted.

• The amendment text does not explain how or when this notice must be given to the public.
• It does not specify what methods should be used to collect feedback from residents, such as meetings or online forms.

Plain English: This amendment adds two new rules allowing local governments to apply specific housing policies and offer optional financial incentives that increase the number of affordable homes built.

• Local governments can use laws and plans designed to encourage different types of housing on qualifying properties.
• Developers may receive funding or special benefits if those offers result in building more affordable units than they would have otherwise.

• The text does not explain the specific details of how public hearings for these incentives must be conducted.
• It is unclear exactly which laws under 'Part 37' are being referenced without reading that separate section of state law.

Plain English: This amendment gives local governments extra time to update their zoning rules if they are already working on them by late 2027, lowers the maximum building height from forty-five feet to thirty-eight feet with specific exceptions for fire safety and historic districts, adds a reference to state standards, and clarifies that certain requirements apply specifically to site design.

• If a local government is already updating its zoning or development codes by December 31, 2027, it gets until June 31, 2028, to finish the updates and follow all new rules.
• The maximum height for buildings on qualifying properties changes from forty-five feet tall to thirty-eight feet tall.
• Buildings can be taller than thirty-eight feet if local fire equipment cannot reach three-story structures or if a historic district does not allow three-story residential buildings.
• The text adds the words 'site design' before certain standards and requires those standards to follow Section 29-20-104.

• The amendment mentions June 31, 2028, as a deadline date, but that specific day does not exist in the calendar.
• The text refers to 'Part 5' and Section 29-20-104 without explaining what those sections contain.

Plain English: This amendment changes the definition of a qualifying property to exclude small plots that were recently part of a subdivision and limits eligible locations to cities or specific populated areas near them.

• A qualifying private or public property cannot be next to another similar plot if it is five acres or smaller and was split up in a subdivision within the last five years.
• Eligible properties must be located inside an official city (municipality).
• Properties outside of cities are only eligible if they are in a census-designated place with at least 5,000 people that is also within three miles of any point in a municipality.

• The amendment text does not define what 'qualifying private property' or 'qualifying public property' means before adding these new restrictions.
• The specific rules for the administrative approval process mentioned in the bill title are not detailed in this amendment.

Plain English: This amendment adds a new exception that allows local governments to skip the requirement for building residential developments on certain properties if they have an approved program for transferring development rights and creating permanently affordable housing.

• Defines 'Transferable Development Rights Program' as a local plan that lets property owners sell or move their right to build in order to help with conservation, growth management, or affordable housing goals.
• Allows cities and counties to avoid the rule requiring new residential buildings on qualifying properties if they use this specific transfer program instead.

• The amendment does not explain exactly how a local government must set up these programs beyond having an affordable housing policy with permanent restrictions.
• It is unclear what happens to the development rights that are transferred or sold under this new exception.

Plain English: This amendment would change the rule to only apply to counties with more than 50,000 people instead of all local governments.

• The bill's requirement for housing developments would be limited specifically to large counties.

• This amendment was voted down and did not pass the legislature.
• The full text of the original rule being changed is not provided, so only this specific change can be explained.

Plain English: This amendment would remove a specific legal option that allows housing projects to be approved under an alternative set of rules.

• Removes the phrase 'OR' after citing law section 29-4-503, which stops local governments from using other laws as alternatives for approval.

• The amendment text does not explain what specific alternative rules were removed or how this change affects housing projects in practice.
• This amendment was marked as 'Lost', meaning it did not pass and the original bill language remains unchanged.

Plain English: This amendment requires local governments to check if roads, utilities, and emergency services can handle new housing before allowing construction on qualifying properties.

• Local jurisdictions must conduct an infrastructure impact assessment before approving residential development through the administrative process.

• The amendment text does not explain what happens if the roads or utilities are found to be insufficient.
• It is unclear who pays for the required infrastructure impact assessment.
• This specific version of the amendment was lost and did not pass.

Plain English: This amendment adds a rule requiring developers to get approval from water or wastewater providers before building new homes, allowing those providers to deny service if their systems are full, underfunded for upgrades, or would be unfairly burdened.

• Developers must prove that a water or wastewater provider is willing and able to serve the property before construction can begin.
• Water providers can say no to serving a new development if it exceeds their current treatment capacity.
• Providers can deny service if building connections would require infrastructure improvements not paid for by the developer.
• Service can be refused if connecting the new homes would create unreasonable burdens on customers who already use the system.

• This amendment was voted down and did not become part of the final bill, so these rules were never enacted.
• The text does not explain how a developer proves 'willingness' or exactly what counts as an 'unreasonable burden.'
• It is unclear if this rule applies to all types of water providers or only specific ones.

Plain English: This amendment would remove a specific section of the bill that outlines rules for building housing on qualifying properties.

• It deletes lines 11 through 23 on page 9 of the original bill text.

• The exact content of the deleted lines is not provided in this amendment, so it is unclear what specific rules or requirements were being removed.
• Because the full text of the struck section is missing, we cannot explain exactly how housing development would change without those words.

Plain English: This amendment would require the Department of Local Affairs to create a new program that gives money, legal advice, and technical help to schools and universities building housing.

• The Department of Local Affairs must start a Housing Development Assistance Program.
• School districts can get financial resources from this new program for residential projects.
• State colleges and universities are eligible for the same support as school districts.
• The department will provide legal guidance and technical help to these educational groups.

• This amendment was voted down in the House, so it did not become part of the final bill.
• The text does not explain how much money is available or what specific rules schools must follow to get help.

Plain English: This amendment adds a new rule requiring that housing developments on qualifying properties must consider access to sunlight for solar energy.

• Adds 'solar access' as a specific requirement or factor in the bill's list of conditions.

• The amendment text only adds the phrase but does not explain exactly how solar access must be protected or measured.
• It is unclear if this change creates new legal rights for residents to block construction that shades their property.

Plain English: This amendment adds wildfire resiliency to the list of safety requirements for housing developments on qualifying properties.

• The bill now requires that new residential projects consider how well they can handle wildfires.

• The text only shows where words are added but does not explain exactly what rules or actions developers must take to meet the wildfire resiliency requirement.
• It is unclear if this change applies to all properties mentioned in the bill or just specific types of land.

Plain English: This amendment gives developers a bonus credit so that each affordable housing unit they build counts as 1.1 units toward their legal requirements.

• Each new affordable housing unit built on qualifying properties will count as 1.1 units instead of just one.

• The amendment does not explain how the extra 0.1 credit is calculated or if it can be used to build fewer total homes.
• It relies on existing definitions for 'affordable housing' and specific sections of law that are not included in this text.

Plain English: This amendment changes when the housing bill becomes law so that it waits for a possible public vote before taking effect.

• The bill would not start working until at least August 12, 2026.

• This amendment was voted down and did not pass the legislature.
• If citizens sign a petition to challenge this law within ninety days of the legislative session ending, it cannot take effect unless voters approve it in November 2026.

Plain English: This amendment would change the bill to allow housing on properties similar to those currently covered, while removing several specific rules and details from pages 15 and 16.

• Changes a phrase so that new housing projects can be built on 'similar' types of land instead of only the exact type listed in section 29-35-504 (1).
• Removes all text from lines 9 through 27 on page 15.
• Removes all text from lines 1 through 15 on page 16.

• The amendment was marked as 'Lost', meaning it did not pass and is not part of the final bill.
• Because large sections of text were deleted without showing what they said, we cannot explain exactly which specific rules or details are being removed.

Plain English: This amendment would change the rule to only apply to counties with more than 50,000 people instead of all local governments.

• The bill's requirement for housing developments would be limited specifically to large counties.

• This amendment was lost and did not become part of the final law.
• The text does not explain what happens in cities or smaller towns under this specific change.

Plain English: This amendment requires local governments to check if roads, utilities, and emergency services can handle new housing before allowing construction on qualifying properties.

• Local jurisdictions must conduct an infrastructure impact assessment before approving residential development through the administrative process.

• The amendment text does not explain what happens if the roads or utilities are found to be insufficient.
• It is unclear who pays for the required infrastructure impact assessment.
• This specific version of the amendment was lost and did not pass.

Plain English: This amendment changes when the housing bill becomes law to allow time for citizens to collect signatures and potentially put it on a ballot vote.

• The bill would not take effect immediately after being passed by lawmakers.

• Because this amendment was lost, these changes were not made to the final version of the law.
• The text only explains the timing rules and does not describe what happens if voters approve or reject the bill at the election.

Plain English: This amendment adds a rule that the housing project cannot be built on land inside an urban renewal area or a special district.

• The bill would now forbid building residential developments if the property is located in an urban renewal area.

• This amendment was voted down and did not pass, so it does not change the law.
• The text only mentions adding a restriction for two specific types of areas without explaining what those terms mean or how they are defined in this bill.

Plain English: This amendment requires local governments to hold at least one public meeting before approving new housing projects on specific properties.

• Local jurisdictions must schedule a minimum of one public hearing for residential developments.

• The text does not explain the rules for how these hearings should be run or what happens if they are skipped.
• This amendment was voted down and did not become part of the final bill.

Plain English: This amendment would require any rental units built on qualifying properties to be rented at a price no higher than 80% of the area's median rent.

• Adds a new rule stating that if a dwelling unit in these developments is rented, it must follow an affordability requirement.

• The amendment text does not explain how 'median price' will be calculated or who updates this number.
• It is unclear what happens to the rule after December 31, 2027, since that date only appears in the main bill title and not in this specific amendment text.

Plain English: This amendment defines which organizations and types of land are eligible to build new housing under the bill.

• It lists specific groups that can qualify, including school districts, colleges, transit agencies, and nonprofit organizations with a history of building affordable homes.
• It sets rules for qualifying property by limiting it to five acres or less owned by one of these eligible groups.
• It requires the land to be located inside a city or within three miles of a city in areas with at least 5,000 people.

• The amendment text only provides definitions and does not explain how the approval process works for these projects.
• It is unclear if this change affects properties that were already approved before December 31, 2027.

Plain English: This amendment adds two new rules requiring local governments to officially accept land dedications for housing projects and to enforce subdivision regulations.

• Local government leaders must formally vote to accept any required land donations or rights associated with a qualifying residential development.
• The bill now explicitly includes the application and enforcement of existing subdivision regulations as part of the process.

Plain English: This amendment requires the Department of Local Affairs to create and publish official instructions by December 31, 2027, to help local governments check if a nonprofit organization has a proven history of providing affordable housing.

• The Department of Local Affairs must write new guidance documents for subject jurisdictions.

• The amendment only sets the deadline and topic for the guidance but does not explain exactly what rules or steps will be included in those instructions.
• It is unclear how this specific verification process connects to other parts of the bill regarding property construction approvals.

Plain English: This amendment changes the bill's language to clarify that local governments must allow residential development on qualifying properties instead of just allowing them for residential use.

• The text 'FOR RESIDENTIAL USE' is removed from page 15, line 20 of the Local Government & Housing Committee Report.

• This amendment only changes specific words in a committee report and does not explain what rules or approval processes apply to this new requirement.
• The full impact on how cities must act is unclear because the rest of the bill's text was not provided.

Plain English: This amendment would stop the bill from requiring public hearings or decisions by elected officials for certain housing projects.

• Removes a specific rule reference that might have required extra steps before building homes.
• Adds a new rule stating that these housing developments cannot be forced to hold public hearings.
• Ensures no elected official, appointed body, or hearing officer can make decisions about whether the project moves forward.

• The amendment text does not explain what specific types of properties qualify for this rule change.
• It is unclear how removing these requirements affects other parts of the bill that might still need public input.

Plain English: This amendment requires new housing built on school district land to follow all local safety and infrastructure rules.

• Housing projects on qualifying school property must meet every locally adopted life safety code, such as building, fire, wildfire resiliency, utility, or stormwater codes.
• School districts must follow all local laws regarding infrastructure standards during the approval process for these developments.

• This amendment was voted down and did not pass in its current form.
• The text does not explain what happens if a school district fails to meet these new requirements.

Plain English: This amendment would have added a rule to exclude land inside already planned subdivisions from the new housing construction requirements.

• It adds a specific exception for any piece of land that is located within a platted subdivision.

• The text does not define what 'platted subdivision' means in simple terms, so the exact type of property excluded depends on other laws.
• This amendment was voted down and did not become part of the final bill because its status is listed as Lost.