Transcript Highlights:

• The project was constructed predominantly using state general fund grant money.
• For example, if a project uses state money to construct affordable housing, new city leadership can't
• come in, rip out the affordable housing, and zone for McMansions.
• , as already applies to projects constructed with ATP, or Active Transportation Program, dollars.
• Instead, that driver chose to drive 85 miles per hour in a 45 mile per hour zone.

Keywords: 988, house, all

Transcript Highlights:

• Are the definitions and the reference to flexibility zoned areas meant to be a clarification?
• There's been a lot of confusion on what zoned for commercial, industrial, or mixed use means across the
• The Senate Amendment prohibits a local government from issuing a construction permit for a new waste
• This prohibition does not apply to any existing construction, operation, or modification in existence
• This prohibition does not apply to any existing construction operation or modification in existence as

Bills: HB 1520, HB 1545, HJR 110, HJR 203, HB 245, HB 1465, HB 1482, HB 294, HB 793, HB 809, HB 3928, HB 334, HB 2037, HB 1973, HB 285, HB 4341, HB 4264, HB 1043, HB 837, HB 1234, HB 1193, HB 1194, HB 1646, HB 1729, HB 2498, HB 1314, HB 2295, HB 1353, HB 1531, HB 1988, HB 5398, HB 3960, HB 3923, HB 1407, HB 1764, HB 2221, HB 2214, HB 2517, HB 2518, HB 2213, HB 5008, HB 5092, HB 3421, HB 3663, HB 3748, HB 3800, HB 3756, HB 2613, HB 3782, HB 5246, HB 4344, HB 4044, HB 4066, HB 2702, HB 2807, HB 2869, HB 2898, HB 3181, HB 3250, HB 4153, HB 2091, HB 2115, HB 2542, HB 2768, HB 3349, HB 3352, HB 4406, HB 1593, HB 1899, HB 3133, HB 4432, HB 4960, HB 3214, HB 3915, HB 3508, HB 2145, SB 304, SB 608, SB 2312, SB 494, SB 530, HB 45, HB 2520, HB 35, HB 47, HB 318, HB 349, HB 554, HB 1359, HB 1373, HB 2254, HB 2259, HB 2853, HB 3073, HB 3088, HB 353, HB 355, HB 786, HB 762, HB 705, HB 932, HB 849, HB 1119, HB 3041, HB 713, HB 3104, HB 3970, HB 4042, HB 4490, HB 1731, HB 2607, HB 3689, HB 1788, HB 1612, HB 138, HB 15, HB 1971, HB 1338, HB 2989, HB 267, HB 1201, HB 2954, HB 5265, HB 1804, HB 5061, HB 1520, HB 1545, HJR 110, HJR 203, HB 1887, HB 1914, HB 2402, HB 2306, HB 1809, HB 2350, HB 3000, HB 3237, HB 3326, HB 3211, HB 1056, HB 2081, HB 2187, HB 3092, HB 3308, HB 3526, HB 3750, HB 3527, HB 4219, HB 4230, HB 4290, HB 5238, HB 4804, HB 4749, HB 245, HB 1465, HB 1482, HB 294, HB 793, HB 809, HB 3928, HB 334, HB 2037, HB 1973, HB 285, HB 4341, HB 4264, HB 1043, HB 837, HB 1234, HB 1193, HB 1194, HB 1646, HB 1729, HB 2498, HB 1314, HB 2295, HB 1353, HB 1531, HB 1988, HB 5398, HB 3960, HB 3923, HB 1407, HB 1764, HB 2221, HB 2214, HB 2517, HB 2518, HB 2213, HB 5008, HB 5092, HB 3421, HB 3663, HB 3748, HB 3800, HB 3756, HB 2613, HB 3782, HB 5246, HB 4344, HB 4044, HB 4066, HB 2702, HB 2807, HB 2869, HB 2898, HB 3181, HB 3250, HB 4153, HB 2091, HB 2115, HB 2542, HB 2768, HB 3349, HB 3352, HB 4406, HB 1593, HB 1899, HB 3133, HB 4432, HB 4960, HB 3214, HB 3915, HB 3508, HB 2145, HCR 6, HCR 12, HCR 34, HCR 50, HCR 55, HCR 58, HCR 70, HCR 71, HCR 72, HCR 74, HCR 75, HCR 78, HCR 80, HCR 93, HCR 100, HCR 107, HCR 116, HCR 117, HCR 90

Keywords: Angelina and Neches River Authority, river authority, Sunset Advisory Commission, Texas Sunset Act, Special District Local Laws Code, local government, natural resources, board of directors, director training, board governance, public testimony, open meetings, public information, conflict of interest, ethics, complaint system, general manager, board president, staggered terms, removal of director

Summary: The Florida House considered multiple bills on Day 59 of the legislative session. Key legislation included CS for HB 1103 on developmental disabilities services, which expanded a pilot program statewide while maintaining current contracts. CS for SB 1730 addressed affordable housing with amendments protecting historic districts. CS for HB 443 on charter schools allowed stricter codes of conduct and virtual student athletic participation. CS for HB 209 prohibited golf courses and hotels in state parks. Lucy's Law (CS for HB 289) increased boating safety penalties and education requirements. CS for HB 1205 significantly restricted citizen ballot initiatives by requiring petition circulator registration, limiting volunteer collections to 25 signatures, adding financial impact statements, and imposing new penalties. The House also passed bills on animal cruelty databases, waste incineration restrictions, and spectrum alerts for individuals with developmental disabilities.

Transcript Highlights:

• law uh a completed construction law uh a completed construction accounting<00:36:39.680> method
• from uh certain residential construction from uh certain residential construction contracts<00:36
• only available for construction only available for construction contracts<00:37:01.680> uh
• residential construction contracts. residential construction contracts. that<00:37:09.599> also
• These are the opportunity zones.

Bills: HR1, HF387

Keywords: January 6 insurrection, pardon, law enforcement, violent crimes, public safety, justice system, political accountability, Blaine, local sales tax, special tax, restaurant tax, lodging tax, admissions tax, amusement tax, hotel tax, redevelopment, capital improvements, municipal finance, bonding authority, tourism tax

Transcript Highlights:

• design and construct improvements. design and construct improvements. Yes. Yes. Yes.
• <00:09:01.640> more uh, the likelihood of constructing more uh, the likelihood of constructing
• construction demolition waste. construction demolition waste.
• director of real estate and construction director of real estate and construction services<00:39
• building permit and zoning. building permit and zoning.

Keywords: 1187, senate, all

Transcript Highlights:

• The report include such information is the year of construction maintenance upgrade history, treatment
• What is the bill change the standard for creating a springs protection zone?
• The specifically for Silver Going Springs and Associated Spring runs to create a springs protection zone
• Senator Berman person could give us well that have any impact on the existing Springs protection zone
• staff this morning, but just but representing Defenders of wildlife and on the Springs Protection zone

Keywords: 999, senate, all

Transcript Highlights:

• allocated for lead service line removal since 2023, and nearly all of it will be exhausted by the 2026 construction
• by the end of this construction season. by the end of this construction season.
• Representing more than 14,000 skilled construction workers who build and maintain the infrastructure
• Bradley, can you talk about the zoning reform stuff? Uh, is that where does that stand?
• Bradley, can you talk about the zoning Bradley, can you talk about the zoning reform<00:11:31.400>

Keywords: 919, house, all

Summary: House and Senate capital investment leaders held a public discussion focused primarily on lead service line removal and the need for a new bonding bill. Rep. Fue Lee and Chair Jeff Franzen said Minnesota’s existing state and federal lead-line funds will be exhausted by the 2026 construction season, warning that without action there would be no lead removal program in 2027. They framed the issue as a bipartisan public health and infrastructure priority, emphasizing that no amount of lead is safe and that regular capital investment is needed to keep communities moving forward. Testimony from Raquel Vasquez of St. Paul Regional Water Services, Bradley Peterson of the Coalition of Greater Minnesota Cities, and Joel Smith of LiUNA Minnesota and North Dakota described the scale of the problem and the progress made so far. Vasquez said St. Paul’s pilot program is working, with costs coming down and about 6,000 of roughly 26,000 local lead service lines expected to be replaced by the end of the season, but warned that 18,000 to 20,000 would remain without more funding. Peterson said there are about 100,000 known lead service lines statewide and more than 200,000 still being assessed, with replacement costs averaging $10,000 to $15,000 per line. Smith stressed that funding gaps would stall momentum, leave at least 90,000 lead pipes in the ground, and cost the state thousands of union jobs. In response to questions, Sen. Sandy Pappas said she supports including $100 million in appropriation bonds for lead service lines in the Senate bonding proposal, while acknowledging the need is closer to $250 million. House leaders said they were discussing the size and contents of the bonding bill and were considering both general fund cash and appropriation bonds, with affordability for homeowners a key concern. The chairs also discussed broader bonding priorities, including other water, sewer, road, and facility projects, and noted that decisions would depend on whether leadership can reach agreement on a final bonding package before the end of session.

Transcript Highlights:

• zoning zoning uh uh uh is<00:25:11.360> what<00:25:11.760> drives<00:25:12.320> what
• creating jobs in the construction creating jobs in the construction industry. industry. industry
• The only time the zones would matter is if you were putting two zones into one parking facility; then
• for campus-wide or zone-based for campus-wide or zone-based aggregation.<01:36:32.680> That
• each zone has to parking facility, then each zone has to be<01:37:20.440> scoped<01:37:20.680

Keywords: 910, house, all

Summary: The committee heard testimony on several bills, with most measures drawing either support or comments rather than opposition. HB 2395, relating to taking marine deposits for research, education, management, or propagation, received support from the University of Hawaii and DLNR. HB 2585, relating to agricultural tourism, drew broad support for its intent to keep agritourism secondary to farming, but agencies and farm groups raised concerns about enforcement, county authority, and the rebuttable presumption language. Testifiers included OPSD, the Agribusiness Development Corporation, Hawaii Farm Bureau, a small farm operator, and others, with some urging clearer definitions, simpler registration, and protections for bona fide farms and hosted farm stays. HB 1728, on rainwater catchment systems, was supported in principle by DLNR, which cited drought conditions and said it deferred to counties and the Department of Health on safety and regulation. HB 1881, which would prohibit passenger ropeways on mountain lands, drew strong support from community testifiers who said it would help prevent development disguised as agritourism and protect forests and country lands. HB 1990, establishing penalties and possible foreclosure for unresolved zoning violations, received comments from the Attorney General recommending removal of AG references and more county-centered enforcement, while the Hawaii Association of Realtors warned the 30-day timeline could create problems for absent or unaware homeowners. The committee also heard HB 1712, which would expand and make permanent certain seats on the State Building Code Council. The Plumbers and Fitters union supported the bill, but BIA Hawaii requested amendments to add “licensed contractor” language, and architects and other professionals opposed the measure, arguing that increasing the council from 12 to 15 voting members would make it less efficient and harder to reach quorum. Finally, HB 2151, relating to hempcrete, was supported by a Kauai workforce development advocate and the Hawaii Farm Bureau, who said hempcrete could support agriculture, manufacturing, and affordable housing while reducing carbon and reliance on imported materials. No votes or final committee actions were taken in the portion of the meeting provided.

Transcript Highlights:

• Again, I think what people forget when it comes from a construction background.
• Most people don't know anything about construction.
• That's more comfortable - friends or family that's outside of the evacuation zone.
• I want to talk specifically about construction. As you know, I live in St.
• And I think it's more than just the construction thing.

Transcript Highlights:

• Our housing and homelessness... construction ecosystem. construction ecosystem.
• 14.160> and<04:05:14.399> fewer construction, higher costs, and fewer construction, higher
• construction, and urbanfriendly designs. construction, and urbanfriendly designs.
• to step outside of our comfort zone to step outside of our comfort zone sometime.<08:25:50.160><
• As he mentioned, higher construction costs, more regulatory delays, outdated zoning laws, and, of course

Keywords: U.S. House of Representatives Floor Proceedings on Monday, February 9, 2026, 1012, house, all

Transcript Highlights:

• Interesting enough, I think that's actually more of a local zoning issue.
• Interesting enough, I think that's actually more of a local zoning issue.
• Last year, I'm sorry, Brad Hauser on behalf of the Louisiana State Uniform Construction Code Council,
• Last year, I'm sorry, Brad Hauser on behalf of the Louisiana State Uniform Construction Code Council
• Last year, the Louisiana State Uniform Construction Code Council was transferred from underneath the

Summary: The committee took up several House measures. HCR 66, as amended, asked Louisiana Economic Development and the Governor’s Office of Rural Development to study rural parish assets, infrastructure, workforce, and development opportunities, and it was moved forward without objection. HB 387, a clarification to allow the fire marshal’s office to review architectural and engineering plans equally, also passed favorably without objection. HB 1223, which would have LED promote Louisiana’s clinical trial capacity and adjust internal review board processes, was amended and moved favorably. HB 950, aimed at helping older adults recognize and avoid fraud through materials and resources from the Office of Elderly Affairs, was reported favorably. HB 975, a routine measure to recreate the Public Service Commission, was also reported favorably. HB 1186, which would create a more uniform statewide building code and licensing system for inspectors, was amended and moved favorably. HB 1222, described as a Grocery Initiative Act to let LED identify ways to address food deserts and food insecurity, was introduced near the end of the meeting. The most extensive debate centered on HB 617, a consumer transparency bill requiring mandatory fees to be included in upfront pricing. The author said the bill was intended to curb hidden fees and help consumers compare prices, with examples such as hotel resort fees and automatic restaurant service charges. Supporters argued it would improve transparency, while opponents from grocery, restaurant, hotel, housing, retail, and business groups said the bill was too broad, vague about terms like “total price,” unclear on enforcement and penalties, and could create compliance burdens and litigation risk, especially for small businesses. Housing advocates opposed the bill’s housing carve-out, arguing it could weaken renters’ ability to bring unfair-practice claims. Senator Morris moved to defer HB 617, and the committee agreed without objection. The committee also heard lengthy testimony on HB 797, which would create a Bayou Gold certification for certain transactional gold vendors that meet state-defined standards such as segregation, insurance, and nearby storage. The sponsor said the goal was to give consumers confidence and encourage vendors to keep gold closer to Louisiana, while critics argued the program would amount to a state endorsement of private companies, create misleading consumer impressions, and expose the state to confusion or liability. The bill drew opposition from the Sound Money Defense League and others, but the committee ultimately reported HB 797 favorably, with the understanding it still had to go to Finance. HB 1228, a hearing-aid cleanup bill updating definitions, contracts, testing periods, and licensing rules, was also moved favorably without objection.

Transcript Highlights:

• Detention ponds also need to be constructed there.
• Additionally, you need to get the utilities out of the flood zone.
• You don't want that electrical or other equipment in the flood zone.
• Essentially, this is informed consent that you're staying in a flood zone.
• We assume some level of risk living in what we call a rural area, particularly in riparian zones.

Bills: HB48, HB 66, HB 68, HB71, HB75, HB164, HB171, HB254, SB 3, SB 18, HB123, HB149, HB117

Keywords: HB 48, Texas alert notification systems, emergency alerts, public warning systems, alert fatigue, notification fatigue, Texas Division of Emergency Management, Department of Public Safety, DPS alerts, emergency management, State of Texas Emergency Assistance Registry, STEAR, disaster notifications, weather alerts, Amber Alert, Silver Alert, Blue Alert, missing persons alerts, accessible alerts, hearing impaired

Transcript Highlights:

• And right there at that m an hour zone.
• of a justification on this 55 mph zone of a justification on this 55 mph zone uh<00:19:28.480>
• Steel County can implement a school zone Steel County can implement a school zone if<00:37:03.440
• no passing zone. no passing zone.
• It's right at the speeding zone.

Keywords: 1187, senate, all

Transcript Highlights:

• A moratorium allows the town to develop emergency response and safety planning before construction begins
• develop thoughtful regulations, protect public safety, and ensure projects are properly sited, constructed
• Worthington is a small, remote, rural town that never contemplated industrial zoning.
• So this home rule petition asks for time so we can establish appropriate zoning, secure expert guidance
• So this home rule petition asked for time so we can establish appropriate zoning, secure expert guidance

Keywords: 995, all

Summary: The Joint Committee on Municipalities and Regional Government held a hybrid hearing on late-filed bills and formal petitions, with testimony focused mainly on Senate Bill 3026 and House Bill 5294. The committee heard from legislators and local officials about S. 3026, which would give equal voting access in a six-town regional school district process. Testifiers from the Sixth Town Regional Planning Board and local select boards said the current voting setup is unfair because one town can vote during normal polling hours while others have a narrower voting window, and they argued the bill would ensure equal voter opportunity for a major regional school decision amid declining enrollment and financial pressure on the districts. The committee also heard extensive testimony on H. 5294, a Worthington home rule petition seeking a one-year solar moratorium. Worthington officials, residents, and advocates said the town is facing multiple large-scale solar and battery storage proposals and lacks the staff, legal resources, emergency response capacity, and technical expertise to evaluate them. Witnesses raised concerns about fire risk, groundwater and drinking water impacts, forest and wildlife impacts, decommissioning, and the effect on rural character and farmland, while emphasizing that the moratorium was framed as a planning tool rather than opposition to clean energy. Several speakers said the state’s solar siting and approval process is too complex and top-down for small rural towns, and that volunteer boards are being asked to manage industrial-scale projects without adequate support. One witness from a statewide group said Worthington’s situation reflects broader problems across western Massachusetts and urged the committee to address solar siting more broadly in a future session. The hearing concluded after testimony and committee questions, with no votes or final actions taken during the meeting.

Transcript Highlights:

• Moreover, it would make it mandatory even in areas that are purely residential and zoned property right
• Zoned industrial commercial.
• , or mixed-use zoning districts by their nature do not include setbacks for residential property.
• need 3 acres and then it would move to the multifamily mixed use, which could be in a residential zone
• Those are workers that will be negatively impacted if this bill were to pass: workers, construction,

Bills: HCR26, HB28, HB195, HB283, HB316, HB319, HB363, HB380, HB386, HB392, HB406, HB636, HB738, HB807, HB905, HB992, HB1146

Keywords: human growth, development education, prenatal education, state standards, biological science, teacher certification, certification appeals, BESE, State Board of Elementary and Secondary Education, Teacher Certification Appeals Council, educator licensure, teaching license, teacher licensure, appeals process, certification denial, administrative appeal, special meeting, board president, retroactive application, education board

Summary: The committee met with a large docket and adopted the April 29 minutes. Several bills were heard and advanced, mostly on education, workforce, literacy, early childhood, charter schools, and student mental health. Testimony was generally supportive, with many witnesses waiving in favor; a few bills drew questions about implementation, student awareness, and whether proposals were sufficiently broad or specific. House Bill 406, requiring the Department of Education to study the direction and regulation of interscholastic high school athletics and report back by March 1, 2027, was reported favorably after testimony from a retired principal who urged an open-minded study and discussion from the bill author about compliance and the bill’s purpose. House Bill 380, creating a pilot program between community and technical colleges and local school systems to expand awareness of CDL, entry-level driver training, and related programs, was also reported favorably. House Bill 807, creating a workforce and structure capacity investment program and fund to help industry partner with colleges to train instructors, was reported favorably after support from higher education and industry witnesses; senators raised interest in adding a stronger health care component and in reaching students earlier, but the author said he would work on amendments. The committee also advanced House Bill 316 on adolescent literacy and high-dose tutoring, with amendments clarifying teacher training timing, existing statutory bans on outdated literacy practices, and charter school participation; House Bill 1146, consolidating early childhood governance into a commission; House Bill 28, creating an appeal path for denied teacher certification applicants through BESE; and House Bill 992, assigning early childhood education identification numbers to support data collection on outcomes. House Concurrent Resolution 26, urging BESE to add the science of human growth and development to science and health standards and provide approved instructional resources, was amended and reported favorably. House Bill 386, allowing local districts to let locally authorized charter schools operate as their own LEA under district rules, was amended and reported favorably. House Bill 392, expanding suicide prevention information requirements on school websites, ID cards, handbooks, and signage, was reported favorably as well.

Transcript Highlights:

• the proposed provision requiring incidental engineering by architects regarding site work on new construction
• They have construction education funding, and they do have an administrative fee, which was 4%.
• would add a megaproject to the definitions in this chapter, and define that term as a commercial construction
• is $500 million or more. ...definitions in this chapter, and define that term as a commercial construction
• In addition to a commercial construction project for which the project value is $500 million or more,

Bills: HB387, HB673, HB947, HB975, HB1102, HB1228, HB1229, HCR66, SB102, SB165, SB280, SB291, SB326, SB521

Keywords: engineering, land surveying, construction, state fire marshal, plan review, security cameras, abandoned property, blighted structures, property management, digital assets, abandonment, custodian, escheatment, blockchain, cryptocurrency, unclaimed property, state treasurer, Department of Public Service, statutory entities, public administration

Bills: SCR173, SCR78, SCR114, SCR162, SCR48, SCR160, SCR87, SCR28, SCR74, SCR20, SCR32, SCR55, SCR69

Keywords: ticket scalping, task force, consumer protection, event accessibility, local economy, menstrual health, menstrual cycle, period education, period poverty, menstrual products, menstrual dignity, health education, sexual health curriculum, DOE, Department of Education, public schools, school health, reproductive health, puberty education, hygiene education

Transcript Highlights:

• The original appropriation was for 6 million to design and construct Progress Parkway from Trunk Highway
• The original appropriation was for 6 million to design and construct Progress Parkway from Trunk Highway
• The original appropriation was for 6 million to design and construct Progress Parkway from Trunk Highway
• <01:19:53.040> Progress million to design and construct Progress million to design and construct
• of a new will complete the construction of a new alignment<01:20:31.600> south<01:20:32.600><

Bills: HF3489, HF3393, HF3785, SF856, HF4006, HF4615, HF3919, HF4591, HF3682, HF4240

Keywords: grooming, child protection, student safety, sexual exploitation, educator licensing, teacher discipline, mandatory reporting, mandated reporter training, school misconduct, predatory offender, child abuse, sexual abuse, sex trafficking, child sexual abuse material, child pornography, position of authority, school employee, school administrator, license revocation, license suspension

Transcript Highlights:

• the USGS zones to be building in.
• Why don't we provide subsidies for flood zones, for hurricane zones, which would slowly add up to the
• hurricane zones, which that would slowly hurricane zones, which that would slowly add<00:10:49.680>
• who live in Nava zone one and two?
• particularly with regards to lava zones particularly with regards to lava zones 1<00:18:46.000><

Bills: HB20, HB2612, HB2404, HB2459, HB2194, HB1880, HB2284, HB1969, HB2458, HB1546, HB2161, HB1721, HB1641, HB2137, HB1782, HB2360, HB1965, HB1897, HB1513

Keywords: lava insurance, homeowners, insurance market, subsidy, Hawaii, mortgage, debt, secured transactions, real property, Hawaii Revised Statutes, cooperative associations, electric utility cooperatives, agricultural cooperatives, mutual help, food innovation, agribusiness, food safety, market access, branding, economic diversification

Summary: The committee heard testimony on HB 20, which would create a lava zone insurance subsidy/fund. The Insurance Division opposed the bill, arguing that lava zones 1 and 2 are the highest-risk areas, that a subsidy would not reduce the underlying risk or loss costs, that it could invite similar subsidy requests for other hazards, and that the bill may conflict with HICV by diverting funds from the CRF. Members discussed the lack of authorized homeowners insurance in those lava zones, the role of HPIA and the surplus market, and the difference between the proposed lava-zone subsidy and the Hawaii Hurricane Relief Fund. The chair noted 37 submitted testimonies in support and one in opposition, and the committee then moved on without taking a vote on HB 20 in the portion provided. The committee then took up HB 2612, relating to mortgages, which would clarify that a mortgage does not exist independently of the debt it secures and is not independently enforceable from that debt. The Hawaii Credit Union League and Hawaii Financial Services Association opposed the bill, while several individuals testified in support, arguing it would restore Hawaii’s long-standing lien-state rule and prevent so-called “zombie mortgages” after the Hawaii Supreme Court’s White decision. Supporters said the bill would protect borrowers from delayed foreclosures and predatory lending practices, while opponents and the Insurance Division emphasized that foreclosure actions still require proof of standing and possession of the note, and that lenders generally pursue foreclosure without seeking deficiency judgments. Committee members questioned the Insurance Division about how the current market works, whether lenders could wait out the statute of limitations and then foreclose only on the mortgage, and whether equitable tolling or later defaults could allow refiling. The division said it is still trying to attract authorized insurers back into the lava-zone market, but has seen little progress. No vote or final action on HB 2612 was taken in the excerpt provided.

Bills: SB1280, SB1392, SB1393, SB1395, SB1400, SB1405, SB1832, SB1839, SB1989, SB2001, SB2143

Keywords: excise tax, oil tax, natural gas tax, state revenue, Oklahoma Corporation Commission, income tax, tax credit, aerospace sector, employment, economic development, adaptive reuse, affordable housing, urban renewal, economic impact, program, housing, revitalization, urban development, income tax credit, manufacturing