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SB 3212

Illinois Senate•Introduced

Summary

SB 3212, “TRANSIT OPPORTUNITY ZONE ACT”, was introduced in the Senate on Feb 2, 2026 by Sen. Emil Jones (D) with 2 co-sponsors. It was referred to Assignments, and last saw action on Apr 13, 2026: Added as Chief Co-Sponsor Sen. Mattie Hunter.

Record

Text

SB 3212 has 2 co-sponsors.

sb3212/introduced.txt
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Full Text of SB3212
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	SB3212 - 104th General Assembly
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104TH GENERAL ASSEMBLY
State of Illinois
2025 and 2026
SB3212
Introduced 2/2/2026, by Sen. Emil Jones, III
SYNOPSIS AS INTRODUCED:
New Act
Creates the Transit-Oriented Overlay and Opportunity Retail Integration Zoning Act. Provides that the area located within a one-mile radius of a transit-oriented development is an ORI zone. Provides that the ORI zone is created automatically by operation of law. Provides that, if a conflict exists between the provisions of the ORI zone and a county or municipality, then the provisions of the ORI zone shall control. Provides that, within the ORI zone, the following uses shall be permitted by right: (1) retail, restaurant, and personal service establishments; (2) office, professional, medical, and administrative uses; (3) residential uses of all types, including single-family, multifamily, and mixed-use residential; (4) light manufacturing, research and development, storage warehousing, maker spaces, and innovation or technology-oriented industrial uses that do not involve heavy industrial processes; (5) institutional, educational, cultural, and governmental uses; (6) lodging and hospitality uses; (7) structured and accessory parking facilities; and (8) any other substantially similar use. Provides that a county or a municipality may enforce objective development standards applicable within the ORI zone. Provides that, if a county or municipality does not approve a proposal for a development in an ORI zone for a use that is permitted within an ORI zone within 90 days after receiving the application for the project, then the development proposal is deemed approved. Limits home rule powers. Effective January 1, 2026.
LRB104 20176 RTM 33627 b
A BILL FOR
		SB3212		LRB104 20176 RTM 33627 b
    AN ACT concerning local government.
    Be it enacted by the People of the State of Illinois,
represented in the General Assembly:
    Section 1. Short title. This Act may be cited as the
Transit-Oriented Opportunity Retail Integration Zoning Act.
    Section 5. Findings and purpose.
    (a) The General Assembly finds that:
        (a) The State of Illinois has a compelling interest in
    promoting efficient land use, economic development,
    housing availability, reduced automobile dependency, and
    equitable access to employment and services near public
    transportation.
        (b) Transit-oriented development has been demonstrated
    to increase economic activity, expand housing options,
    reduce transportation costs for residents, and improve
    environmental outcomes.
        (c) Inconsistent local zoning practices surrounding
    transit-oriented developments frequently limit the full
    economic and community benefits of public transportation
    investments.
        (d) Establishing a uniform, by-right zoning framework
    within a radius of transit-oriented developments will
    advance statewide goals while preserving reasonable local
		SB3212	- 2 -	LRB104 20176 RTM 33627 b
    regulatory authority over design, health, and safety.
    (b) The purpose of this Act is to create an automatic
zoning overlay for land within one mile of a transit-oriented
development, designated as an opportunity, retail, and
innovation zone, to facilitate mixed-use, commercial,
employment, and residential development in proximity to
transit-oriented developments.
    Section 10. Definitions. As used in this Act:
    "One-mile radius" includes all land parcels, or portions
thereof, located within one mile, measured horizontally, of a
transit-oriented development.
    "Opportunity, retail, and innovation zoning" or "ORI zone"
means a mixed-use zoning classification that permits, by
right, commercial, retail, office, institutional, light and
medium industrial, innovation, and residential uses, subject
to the standards of this Act.
    "Transit-oriented development" means a fixed-route public
transit facility, including but not limited to CTA rail
stations, Metra commuter rail stations, Amtrak stations with
local service, or fixed-guideway bus rapid transit stations.
    Section 15. Automatic ORI zone.
    (a) Notwithstanding any other provision of law, the area
located within a one-mile radius of a transit-oriented
development is an ORI zone. All land located within an ORI zone
		SB3212	- 3 -	LRB104 20176 RTM 33627 b
is subject to the provisions of the ORI zone.
    (b) The ORI zone is created automatically by operation of
law and shall not require:
        (1) an amendment to a comprehensive plan;
        (2) a rezoning ordinance;
        (3) map amendment approval; or
        (4) discretionary legislative or administrative action
    by a county or municipality.
    (c) If a conflict exists between the provisions of the ORI
zone and a county or municipality, then the provisions of the
ORI zone shall control.
    Section 20. Permitted uses within an ORI zone.
    (a) Within the ORI zone, the following uses shall be
permitted by right:
        (1) retail, restaurant, and personal service
    establishments;
        (2) office, professional, medical, and administrative
    uses;
        (3) residential uses of all types, including
    single-family, multifamily, and mixed-use residential;
        (4) light manufacturing, research and development,
    storage warehousing, maker spaces, and innovation or
    technology-oriented industrial uses that do not involve
    heavy industrial processes;
        (5) institutional, educational, cultural, and
		SB3212	- 4 -	LRB104 20176 RTM 33627 b
    governmental uses;
        (6) lodging and hospitality uses;
        (7) structured and accessory parking facilities; and
        (8) any other use substantially similar to those
    listed in this Section.
    (b) Local zoning authorities may not require special use
permits, variances, or planned development approvals for uses
listed in this subsection (a).
    Section 25. Development standards.
    (a) A county or a municipality may enforce objective
development standards applicable within the ORI zone,
including:
        (1) building height;
        (2) setbacks;
        (3) lot coverage;
        (4) floor-area ratio;
        (5) design and aesthetic standards; and
        (6) environmental and stormwater regulations.
    (b) The county's or municipality's standards shall be
ministerial, objective, and uniformly applied, and shall not
have the effect of prohibiting or unreasonably restricting
development permitted under this Act.
    (c) Minimum off-street parking requirements within the ORI
zone are prohibited, except where required for persons with
disabilities under federal or State law.
		SB3212	- 5 -	LRB104 20176 RTM 33627 b
    Section 30. Administrative approval.
    (a) Proposed developments within an ORI zone that comply
with this Act and applicable objective standards shall be
approved administratively.
    (b) Counties and municipalities shall issue all required
zoning and building approvals within 90 days after receiving a
complete application.
    (c) Failure to act within the time period specified in
subsection (b) shall result the application being deemed
approved.
    Section 35. Home rule. A home rule unit may not regulate a
real property in a manner inconsistent with this Section. This
Section is a limitation under subsection (i) of Section 6 of
Article VII of the Illinois Constitution on the concurrent
exercise by home rule units of powers and functions exercised
by the State.
    Section 40. Relationship to existing law. Nothing in this
Act shall be construed to:
    (1) limit the application of building, fire, life safety,
or environmental codes;
    (2) affect historic preservation districts established
under State or federal law, provided that the districts do not
prohibit all economically viable use of property; or
		SB3212	- 6 -	LRB104 20176 RTM 33627 b
    (3) impair existing collective bargaining agreements or
labor standards.
    Section 99. Effective date. This Act takes effect January
1, 2027.

Creates the Transit-Oriented Overlay and Opportunity Retail Integration Zoning Act. Provides that the area located within a one-mile radius of a transit-oriented development is an ORI zone. Provides that the ORI zone is created automatically by operation of law. Provides that, if a conflict exists between the provisions of the ORI zone and a county or municipality, then the provisions of the ORI zone shall control. Provides that, within the ORI zone, the following uses shall be permitted by right: (1) retail, restaurant, and personal service establishments; (2) office, professional, medical, and administrative uses; (3) residential uses of all types, including single-family, multifamily, and mixed-use residential; (4) light manufacturing, research and development, storage warehousing, maker spaces, and innovation or technology-oriented industrial uses that do not involve heavy industrial processes; (5) institutional, educational, cultural, and governmental uses; (6) lodging and hospitality uses; (7) structured and accessory parking facilities; and (8) any other substantially similar use. Provides that a county or a municipality may enforce objective development standards applicable within the ORI zone. Provides that, if a county or municipality does not approve a proposal for a development in an ORI zone for a use that is permitted within an ORI zone within 90 days after receiving the application for the project, then the development proposal is deemed approved. Limits home rule powers. Effective January 1, 2026.

Sponsors

Sen. Emil Jones (D) sponsors SB 3212, and 2 members have co-sponsored it.

Committees

SB 3212 went before 1 committee: Assignments.

Assignments
Assignments
Referred to · Feb 2, 2026

History

SB 3212 has taken 5 actions since Feb 2, 2026, the latest on Apr 13, 2026.

ChamberAction
Apr 13, 2026
Senate
Added as Chief Co-Sponsor Sen. Mattie Hunter
Apr 10, 2026
Senate
Added as Co-Sponsor Sen. Willie Preston
Feb 2, 2026
Senate
Filed with Secretary by Sen. Emil Jones, III
Feb 2, 2026
Senate
First Reading
Feb 2, 2026
Senate
Referred to Assignments

Votes

SB 3212 has not gone to a roll call.

Source: ilga.gov · legiscan.com