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Peoria adopts code changes to implement state middle‑housing law with limited local exemptions
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Summary
Council voted 7‑0 to adopt an ordinance to implement the state's middle‑housing mandate (HB2721) by Jan. 1, 2026, adding definitions and clarifying qualifying areas, parking requirements and exemptions for PADs/PCDs and military airport vicinities.
The City Council adopted a code amendment on Nov. 18 to implement state middle‑housing requirements (HB2721) that mandate allowing duplexes, triplexes, fourplexes and townhomes as permitted uses in qualifying areas.
City planning staff explained the statute requires cities with populations over 75,000 to allow "middle housing" as a permitted use in two scenarios: single‑family lots within one mile of a municipal Central Business District (Peoria’s CBD designated as P83) and as 20% of the gross area in new developments of more than 20 contiguous acres. Staff recommended defining 20% as 20% of gross area (not unit count) and excluding PADs (Planned Area Development) and PCDs (Planned Community Districts) from the single‑family definition because those are customized zoning districts.
Planning staff also outlined statutory constraints on local regulation: where middle housing is required it must be treated similarly to single family (no additional restrictions on building height, maximum lot coverage in lieu of floor‑area‑ratio, no requirement for owner occupancy), and parking cannot exceed one space per unit. Staff noted several exemptions including unserved areas (no sewer/water or lack of urban services), newly annexed land, and land within the statutory vicinity of a military or public airport (staff used the Luke Air Force Base radii from state statute to identify exempt areas).
Staff told council the bulk of qualifying areas are already developed single‑family lots and that, given Peoria's current zoning pattern (many PADs/PCDs and planned redevelopment zoning), the practical immediate impact on the city would likely be limited. The Planning & Zoning Commission had recommended approval 6‑0 after a public hearing with no speakers.
Council discussed why the state adopted the preemptive approach and asked staff about legal pathways; staff said city attorneys had been engaged throughout and the amendment provides clarity and specificity ahead of the Jan. 1, 2026 statutory deadline. Council voted 7‑0 to adopt the ordinance.
