Starter‑homes bill fails in committee after cities warn against preemption

Representative Trevor Ward presented the third substitute to HB 184, which would create an opt‑out process allowing certain small‑lot and starter‑home projects to proceed as permitted uses unless a city expressly opts out. Ward said he narrowed the bill after committee feedback: excluding smaller counties, lengthening city response windows, clarifying required property descriptions and timelines for applicants, removing 'vested' language and limiting repeat applicant filings.

The bill’s sponsor described the measure as a modest pathway to build more single‑family starter homes and smaller lots without short‑circuiting normal permitting steps; he emphasized cities retain the ability to opt out by vote of their planning commission or city council.

Municipal leaders and the League of Cities and Towns urged caution and opposed what they called state interference with local planning and infrastructure choices; several city leaders described local zoning reforms they have already adopted. Housing advocates and property‑rights groups voiced support for experimentation and noted the housing crisis.

The committee adopted Substitute 3, but on a roll‑call vote the motion to favorably recommend the third substitute failed (3 yes — Representatives Mauna, Owens and Shallenberger — and the motion did not carry). Representative Ward said he appreciated the conversation and encouraged continued discussion.