Bill
HB 2719
Arizona requires large cities to permit middle housing (duplexes, triplexes, fourplexes, townhomes) in most single-family zones near downtowns, with a default auto-approval if not
Note on provided materials
- The documents you supplied appear to combine different bills and jurisdictions: the primary text is an Arizona bill amending A.R.S. §9‑462.13 (middle‑housing / zoning). There is also an unrelated Illinois draft (election precincts) and an inconsistent bill title (post‑secondary education). This summary focuses on the Arizona zoning/middle‑housing provisions contained in the introduced version of HB 2719. Please confirm jurisdiction and final text if you need an official legislative analysis.
Bill purpose (high-level)
- Require larger Arizona municipalities to permit “middle housing” (duplexes, triplexes, fourplexes, townhomes) in areas currently zoned single‑family to increase housing options and density near downtowns and in portions of new developments. Limit certain municipal restrictions on such housing and provide a backstop allowing middle housing automatically if local rules are not updated by the deadline.
Key provisions and changes
- Applicability: Municipalities with population ≥75,000 must, by ordinance and in their development/zoning controls, authorize duplexes, triplexes, fourplexes and townhouses as a permitted use:
- On all lots zoned single‑family within one mile of the municipality’s central business district.
- On at least 20% of land in any new development exceeding 10 contiguous acres.
- Prohibited municipal restrictions (municipality may not):
- Impose requirements that make permitting, siting or construction of middle housing impracticable.
- Limit middle housing to fewer than two floors.
- Limit middle housing to a floor‑area‑ratio (FAR) less than 50%.
- Apply permitting/review processes more restrictive than those for single‑family dwellings in the same zone.
- Require owner‑occupancy, apply commercial codes or fire sprinkler mandates, or require more than one off‑street parking space per unit.
- Exemptions (where the section does not apply):
- Unincorporated or non‑residential areas; areas lacking urban infrastructure or water/sewer service; certain airport or military airport zones; lands covered by A.R.S. Title 48, Ch. 6, Art. 4.
- Areas designated as a district of historical significance (A.R.S. §9‑462.01(A)(10)), areas designated historic by the municipality, or sites on the National Register of Historic Places.
- Backstop/default: If a municipality fails to adopt the required regulations by January 1, 2026, middle housing becomes allowed on all lots zoned single‑family in that municipality without limitations.
- Utility provider involvement: Utilities affected by developments under this section get the opportunity to review and approve the site plan.
- Definitions: The bill defines “middle housing,” building code scope, central business district, duplex/triplex/fourplex/townhouse, FAR, permitted use, household, etc., and clarifies “permitted use” means no public hearing/conditional use required (administrative approval).
Who would be affected
- Municipal governments (≥75,000 population): required to change zoning and development regulations by Jan 1, 2026.
- Property owners, developers and builders: expanded development opportunities in single‑family zones near downtowns and within qualifying new developments.
- Existing neighborhood residents: potential increases in allowable density and new housing types near them; historic districts retain protections via exemptions.
- Utility providers: given explicit role in site‑plan review/approval for impacted developments.
Procedural/timeline notes
- Compliance deadline for municipalities: on or before January 1, 2026.
- Failure to act by that date triggers automatic allowance of middle housing on all single‑family lots in the municipality.
- Status (per supplied actions): listed as “In committee upon adjournment.” (Confirm current status with the appropriate state legislature.)
Potential impacts (brief)
- Likely to increase housing supply and diversity of housing forms in and near downtowns and in significant new developments.
- Limits local regulatory discretion over form and density of middle housing, while preserving exclusions for historic and infrastructurally unsuitable areas.
- May generate local debates over neighborhood character, infrastructure capacity, parking, and utility service; utilities gain formal review/protection.
If you want, I can:
- Produce a one‑page checklist of compliance items for municipalities.
- Compare this bill to other recent “middle‑housing” laws (e.g., model laws or neighboring states).
- Clarify the unrelated Illinois election language included in your materials.
Compiled from official sources — confirm details with the bill’s official record.
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