Avondale commission recommends middle-housing amendments to comply with state law
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Summary
Avondale's Planning Commission voted 6-0 to recommend City Council adopt a Central Business District designation and zoning amendments to implement middle housing (duplexes, triplexes, fourplexes and townhomes) as required by state law by Jan. 1, 2026.
The City of Avondale Planning Commission on Oct. 15 unanimously recommended City Council adopt a Central Business District designation and related general plan and zoning-code text amendments to implement middle housing required under state law.
Monica Smriti, senior planner, presented the city-initiated proposals (applications PL-25-0190 and PL-25-0188) and said they respond to state House Bill 2721, which allows duplexes, triplexes, fourplexes and townhomes as permitted uses on single-family lots within one mile of a central business district. Smriti said the city must adopt middle-housing regulations by Jan. 1, 2026, or the law would allow middle housing on all single-family zoned lots in the city by default.
To comply, staff proposed three steps: designate a Central Business District (CBD) for middle-housing purposes by resolution, amend the General Plan 2030 to include the CBD, and adopt a new zoning code article establishing middle-housing regulations. Staff recommended selecting three Boulevard subdistricts — Gateway, Village and Park Avenue — as the CBD for middle-housing because they are centrally located and their land uses align with the state's CBD definition. Smriti displayed a map showing the proposed CBD boundary and the corresponding one-mile radius; she said green areas on the map zoned single-family would be affected by the change.
Smriti said the zoning amendment adds new definitions and a four-section article establishing purpose, eligibility criteria and design standards for middle housing. She told commissioners private covenants, conditions and restrictions (CC&Rs) or homeowners‑association rules would remain private matters and would not be overridden by the zoning-code amendment.
Staff reported no public comments to date. The commission opened and closed a single public hearing for the two items with no speakers and voted to recommend approval. Commissioner Guzman moved to recommend approval of the general plan amendment (PL-25-0190) with a second by Commissioner Jewell; the motion passed 6-0. Commissioner Jewell moved to recommend approval of the zoning-code text amendment (PL-25-0188) with a second by Commissioner Pineda; that motion also passed 6-0.