Middle Housing Text Amendment and Overlay District

Z-TA-1-25-Y / Z-3-25-4-7-8

Upcoming Community Meetings

We will post new dates when available

Click here to download a full version of the public meeting/hearing schedule.

Click here to download a copy of the staff report and proposed zoning ordinance revisions for Middle Housing

What is Middle Housing?

Middle housing consists of residential buildings that are compatible in scale, form and character with single-family houses and that contain two or more attached, detached, stacked or clustered homes. This includes duplexes, triplexes, fourplexes and townhomes.

Middle housing is a form of multi-family development, since the provisions of A.R.S Section 9-462.13 require permission for up to 4 dwelling units per lot. There is no requirement to allow further subdivision of each lot.

Why is text amendment (Z-TA-1-25-Y) needed?

In May 2024, the Arizona Legislature adopted a new law (Section 9-462.13, Arizona Revised Statutes) which requires municipalities to allow certain types of middle housing (duplexes, triplexes, fourplexes, and townhomes) on properties zoned for single-family use in the following locations:

Within one mile of Downtown.
Up to 20% of the lots in any new subdivision of 10 contiguous acres or more.

The City is required by this new state law to approve updates to the Zoning Ordinance by November 5, 2025, in order to be effective by January 1, 2026.

What will the text amendment do, specifically?

Text amendment Z-TA-1-25-Y will create a Middle Housing Overlay District (MHOD) with the following provisions:

Allows 4 primary dwelling units per lot.
Provides development standards for MHOD lots which are compliant with A.R.S Section 9-462.13.
Creates opt-in provision for new subdivisions of 10 contiguous acres or more.

This text amendment will NOT allow:

Smaller lots than currently permitted by ordinance.
More lots than currently permitted by ordinance.

The accompanying rezoning case Z-3-25-4-7-8 will apply the MHOD to the areas located within one mile of the city’s designated Downtown, as shown on the map to the right.

Click here to download a full version of the map

The new state law also prohibits certain actions:

The City may not set restrictions, permitting or review processes for middle housing that are more restrictive than those for single-family dwellings within the same zone.
The City may not restrict middle housing types to less than two floors.
The City may not require owner occupancy of any structures on the lot.
The City may not require any structures to contain a fire sprinkler.
The City may not require more than one off-street parking space per unit.

There are some things that the new State law does NOT do:

The law does not exempt historic districts and properties; however,
The law also does not change existing design review procedures for historic/HP-zoned properties.
The law does not require the City to allow further subdivision of a property which is allowed middle housing.

Is anything else being revised with the text amendment?

Text amendment Z-TA-1-25-Y will also revise Zoning Ordinance provisions to:

Provide consistent development standards for both middle housing and single-family housing located in the same neighborhood, as required by State law.
Modify Section 507 Tab A (as it pertains to Single-Family Design Review) to be consistent for properties with up to 4 primary dwelling units.
Standardize terms and cross-references in many sections, as well as revise definitions to be consistent with A.R.S Section 9-462.13.

What is the schedule for adoption of the text amendment and rezoning case?

Click here to download a full version of the public meeting/hearing schedule.

What can I do to stay informed?

Keep a watch on this webpage for updates. We'll post new information, staff reports, and proposed changes to text of the Zoning Ordincance as we complete them.