Bill > HB2375

This bill requires municipalities in Arizona with a population of 75,000 or more to allow duplexes, triplexes, fourplexes, and townhomes, collectively referred to as "middle housing," as a permitted use in certain areas by January 1, 2026, specifically on lots zoned for single-family homes within one mile of the central business district (the main commercial area of a city) and on at least 20% of new developments over ten acres. The bill also prohibits municipalities from making it difficult to permit, site, or build middle housing, restricting it to less than two floors, imposing a floor area ratio (the ratio of a building's total floor area to the size of the lot it's on) of less than 50%, or having stricter rules for middle housing than for single-family homes in the same zone, and it prohibits owner-occupancy requirements or the need for fire sprinklers in middle housing. Importantly, this bill adds exceptions for areas designated as historic districts by the municipality or listed on the national register of historic places, allowing middle housing in these areas only if it's designed to be compatible with the historic character, scale, and setting, and municipalities can enforce historic preservation or design standards, including regulating building height, massing, lot coverage, setbacks, roof form, site layout, and overall building volume, though middle housing cannot exceed pre-January 1, 2025 zoning limits for height, lot coverage, or floor area ratio, and generally, a public hearing or special permit will not be required for such developments unless stricter historic preservation standards apply. The bill also clarifies that middle housing cannot be developed on a site where a historic structure was demolished unless the demolition was necessary due to a documented danger to public health, safety, or welfare. If a municipality fails to adopt these regulations by the deadline, middle housing will be allowed on all single-family zoned lots without limitations.