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Hurricane planners debate allowing duplexes in single-family zones as a tool for affordability
Summary
Commissioners weighed pros and cons of permitting duplexes in single-family neighborhoods, discussed conditional-use pathways and ADUs, and asked staff to research St. George's infill approach and map where the general plan already allows multifamily/duplex development.
The Hurricane Planning Commission spent the second half of its June 11 meeting in an extended policy discussion about whether to allow duplexes in areas currently zoned single-family, weighing neighborhood character against the need for more affordable housing.
What commissioners debated: Several members expressed concern that rezoning individual lots to permit duplexes would constitute spot zoning and could change the character and value of older neighborhoods. "If we start allowing all that in there, then where do you stop it?" one commissioner asked, warning that piecemeal changes can lead to large-scale infill without community buy-in.
Supporters of greater flexibility noted a shortage of smaller, more affordable units and said accessory dwelling units (ADUs) and twin-home/two-unit options can expand housing choices without large multifamily projects. One commissioner said ADUs are often the most affordable option available for families trying to keep housing near relatives: "Those ADUs are the most affordable housing by a 100% long shot than any other unit right now in the market." (attributed to a commissioner advocating ADUs).
Policy options discussed: planning staff outlined several approaches: - Add a conditional-use pathway to allow duplexes on designated infill lots subject to specific standards (would require a code addition but not a per-application public hearing process, staff said); - Allow duplexes as a permitted use in certain zones (would require a broader code rewrite); - Continue case-by-case rezones as currently practiced; or - Target rezones or redevelopment incentives for mobile-home/RV parks and other underutilized areas.
Staff noted the city already offers incentives in its affordable-housing ordinance (reduced impact fees, density bonuses), but planners said those have produced few takers without subsidy. A planning staff member said the state will issue new requirements next year that may require code changes; staff therefore recommended further research before proposing code amendments.
Assignments and next steps: Commissioners asked staff to report back with (1) how St. George handles infill and duplex allowances, and (2) a general-plan map showing where duplexes or multifamily are already allowed. Staff agreed to return with those materials for future discussion.
Why it matters: The outcome of the commission's follow-up work could reshape where the city allows higher-density housing, affect affordability options for local residents and set the parameters for any future code changes. The commission made no decision to change the code at this meeting; it instead directed staff to deliver comparative research and mapping to inform a next step.
Next procedural step: Staff will present examples and mapping at a future meeting for the commission to consider code amendments or targeted policy options.
