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Tempe introduces state‑mandated 'middle housing' overlay to comply with HB 2721; council sets Nov. 6 final hearing
Summary
City planners presented a zoning text amendment to create a middle housing overlay within one mile of downtown to meet House Bill 2721, describing exemptions, opt‑in provisions, and an estimated 2,020 single‑family lots affected; council scheduled a second hearing Nov. 6.
City planning staff introduced a proposed ordinance to implement Arizona’s middle housing law (House Bill 2,721) via an overlay that would permit duplexes, triplexes, fourplexes and small townhome clusters on qualifying single‑family lots within one mile of Tempe’s central business district and on at least 20% of qualifying contiguous developments over 10 acres.
Jacob Payne, principal planner, explained the statutory requirements, the city’s interpretation of its central business district, and the overlay mechanics: the overlay would not eliminate single‑family zoning but would allow 1–4 dwelling units per lot where the overlay applies; cities cannot require owner‑occupancy, an FAR/lot coverage under 50%, or more than one onsite parking space per unit. Payne said the overlay as mapped would affect roughly 2,020 single‑family lots and that adoption by Jan. 1, 2026 is required to avoid a blanket application of middle housing across the city.
Members of the public — including representatives of historic‑preservation organizations — urged care to protect neighborhood character and historic resources and asked the council to adopt the narrow overlay rather than allow a citywide default. Planning staff said certain historic designations are not exempt by statute but that the city would continue to pursue local protections and would use online tools (Community Development Activity Report) to keep residents informed about projects.
Council set the second and final hearing for Nov. 6, 2025 and staff said they would refine public‑facing information and tracking tools to help residents monitor administrative approvals that will no longer require public hearings under the new state law.
