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Peoria adopts code changes to meet state middle‑housing law; staff says local impact likely limited
Summary
Council adopted a zoning code amendment to comply with state middle‑housing legislation (referred to in staff remarks as House Bill 27‑21), which requires permitting duplexes, triplexes, fourplexes and townhomes in qualifying areas by Jan. 1, 2026; staff proposed local clarifications and said most of Peoria will be minimally affected.
Peoria — The City Council on Nov. 18 voted unanimously to adopt a zoning code amendment to implement state middle‑housing requirements and avoid default state permitting rules that would take effect Jan. 1, 2026.
Planning staff summarized the law’s requirements: cities with populations over 75,000 must allow middle‑housing types (duplexes, triplexes, fourplexes, townhomes) as a permitted use in qualifying single‑family zones near the city’s designated central business district or in other qualifying scenarios. Staff warned that if the city did not adopt conforming code by Jan. 1, 2026, the statute would require permitting of middle housing on single‑family lots without local zoning limits.
Staff recommended local clarifications intended to preserve local control where possible: exclude Planned Area Developments (PADs) and Planned Community Districts (PCDs) from the law’s qualifying definition; interpret the statute’s “20%” requirement as 20% of gross plan area (not unit count); and define 'urban services' to require at least refuse and electric service in addition to water and sewer.
Staff also identified statutory exemptions, including areas not served by urban services and land within the vicinity of a military or public airport (noting the statute’s defined radii for Luke Air Force Base). After discussion about the statute’s scope and intent, the council voted 7‑0 to approve the ordinance as recommended by the planning commission.
Planning staff said they had worked with the city attorney’s office, the League of Arizona Cities, and other jurisdictions to interpret ambiguities in the statute and that the recommended code language aims to provide clarity while meeting state requirements.
