Town begins reponding to yet another state edictThe State of Arizona has handed Oro Valley yet another housing mandate. This edict (SB 1529) requires every city and town to create a library of preapproved housing designs including single family homes, accessory dwelling units, duplexes, and triplexes that residents may use when building on their property. These plans must be posted online and available beginning in mid 2026. This directive follows other recent state imposed changes to local zoning authority, such as the nondiscretionary approval requirements and the rezoning “shot clock” we previously reported, continuing a trend of the State exerting greater control over how communities manage residential development.
Town begins work to comply by building a “preapproved housing plan library”
In response to SB 1529, Oro Valley staff have begun building the framework for the required preapproved housing plan program. They are drafting a call to designers, creating a dedicated webpage where the plans will eventually be posted, and developing the process guides that residents and builders will need to use the plans. Staff are also studying the City of Tucson’s casita program, which has already implemented a similar system, to understand best practices for formatting, reviewing, and publishing plans. The goal is to have at least three preapproved designs for single family homes and accessory dwelling units available by July 1, 2026, with duplex and triplex models added by early 2027.
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For current residents, the program offers some practical advantages. Those who want to build a small home, casita, or accessory dwelling unit ("ADU") will have access to professionally designed, preapproved plans that can reduce both design costs and permitting time. The streamlined approval process will make it easier for families to add space for aging parents, adult children, caregivers, or seasonal visitors. Property owners who have long considered adding a guest house or rental unit may also find the process more predictable and affordable. Even residents who never intend to build can benefit from knowing that any new small home or casita must still meet all town codes, neighborhood standards, and, where applicable, HOA rules.
But does have its disadvantages
While the program offers potential advantages, it also brings challenges. The state requires Oro Valley to accept any code compliant design submitted by any designer, which could result in a large number of plans with varying architectural styles and quality. This may complicate neighborhood compatibility reviews and increase staff workload without adding value for most residents. The program is also unlikely to address the broader housing affordability issues the State intends to target, since most lots in Oro Valley are governed by HOAs with strict architectural rules that may prevent the use of many preapproved plans. For residents who live in these neighborhoods, the new program may change little while still requiring time and resources from the town to implement and administer it.
It is unlikely that the program will be used for building subdivisions
Although state law does not prohibit a developer from using these preapproved plans in a new subdivision, town staff made it clear in its discussion with the Planning and Zoning Commission last week that such use is improbable. Oro Valley’s design standards require architectural variety and do not allow rows of identical homes, making the uniform application of preapproved plans difficult. Large builders also prefer to use their own coordinated model home sets, which are designed to offer buyers multiple elevations and interior configurations and to fit a unified subdivision theme. In addition, most new subdivisions are governed by HOAs that impose their own architectural requirements, further limiting the usefulness of the state mandated plans. As a result, the program is expected to serve individual property owners rather than shape large scale residential development.
Some plans to be in place by next July
To meet the state deadlines, town staff will continue developing the components needed to launch the preapproved housing plan library. This includes issuing a formal call to designers, creating the webpage where the plans will be posted, and preparing clear process guides for residents and builders. Staff will also refine the review procedures that must be used to administratively approve any code compliant plan submitted under the program. As these elements come together, the Planning and Zoning Commission will receive updates, and any required code amendments will be brought forward at a future public hearing. The goal is to have the first set of preapproved plans for single family homes and accessory dwelling units available by July 1, 2026, followed by duplex and triplex plans in early 2027.
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