SAN TAN VALLEY, AZ – San Tan Valley Town Manager Brent Billingsley presented a legislative update to the town council on February 4, 2026, covering eight Arizona bills related to local government authority over zoning, home design standards, permitting, and road funding. Several have already cleared committee votes. Billingsley asked residents to contact their local legislative delegation about the measures. “We talk every year at the state level, at the county level, at the league level about the number one priority that we all have, which is to preserve local control,” Billingsley told the council. He described that as “the ability at the lowest level, which is this town council, to make decisions” on “planning, land use, zoning, building safety, codes, et cetera.”
Two Bills Would Limit Municipal Design Standards
House Bill 2588 and Senate Bill 1431 would prohibit Arizona municipalities from setting aesthetic design standards for single-family homes and accessory dwelling units. Under these measures, municipalities could no longer regulate materials, colors, window styles, roof pitch, façade design, garages, driveways, fencing, or outdoor improvements for single-family homes and accessory dwelling units. The bills would also bar requirements for shared amenities, gates, walls, or perimeter enclosures that need a homeowners’ association to maintain. Building codes, fire codes, public health and safety regulations, minimum parking requirements, and dark sky ordinances would remain in effect. Historic districts, tribal land, and land in high noise or accident potential zones near military airports would be exempt. The bills would also prevent municipalities from using the permit process to enforce design preferences. Under both measures, a city or town could not deny, delay, or conditionally approve a building permit based on any design requirement the bills prohibit — even indirectly through other rules or stipulations. HB 2588, sponsored by Rep. Michael Way (R), has a hearing scheduled for February 10 in the House Commerce Committee. SB 1431, sponsored by Sen. Shawnna Bolick (R), has bipartisan support from four Republicans and three Democrats in the Senate and two Republicans and one Democrat in the House. It is pending before the Senate Regulatory Affairs and Government Efficiency Committee. “We need to be very mindful,” Billingsley said, noting the bills “would essentially do the same thing” across both chambers.
Private Permitting Bill Would Shift Reviews Away from Local Governments
Senate Bill 1241 would allow property owners or their contractors and agents to hire certified private providers to handle building plan reviews, inspections, and certificates of completion for single-trade residential construction projects. The bill adds parallel sections for both municipalities and counties, meaning it would apply to local governments across Arizona. Certified private providers could use automated software to complete reviews. Municipalities and counties would be required to accept and track private permits the same way they track their own. They could charge only recording fees. Billingsley said the bill would “allow land developers to contract with a private permitting company to do all their reviews and evaluation on their building permits.” He added, “They would do the plan review, they would do the inspections … instead of the government entity.” SB 1241, also sponsored by Sen. Bolick (R), was held by the Senate RAGE Committee on February 4. The committee did not advance or vote on the bill.
Small Modular Reactor Bill Clears Committee
House Bill 2795, sponsored by House Majority Leader Michael Carbone (R), would prevent counties from using zoning ordinances to block small modular nuclear reactors that have received federal safety approvals. Under HB 2795, if a reactor’s owner or operator obtains a federal early site permit, completes the required public comment process, and receives a federal design certification, the county board of supervisors could not use local zoning to prohibit the project. The owner or operator would need to submit evidence of all three requirements to the county before construction begins. The bill cleared the House Natural Resources, Energy and Water Committee on February 3 by a 6-4 vote. It is now pending before the House Rules Committee. Billingsley said the bill is “specifically to counties” but relevant for San Tan Valley to follow. “If somebody proposes a modular reactor and it gets federal permits, then counties have no say in terms of zoning,” he said. In a press release issued February 4, Carbone said the bill ensures that “when federal safety standards are met and the public has had its say, local zoning cannot be used to block these critical projects that can secure our future energy supply.”
Motor Fuel Tax Holiday and Local Road Funding
House Bill 2400 would suspend the state motor vehicle fuel tax each year from May 1 through September 30 in portions of Maricopa and Pinal counties as defined by state law. Diesel and other use fuel taxes would not be affected. Arizona’s motor vehicle fuel tax has not increased since 1992. Billingsley noted that revenues from the Highway User Revenue Fund have been declining as more drivers switch to electric vehicles. “Obviously from a local government perspective, those are the primary funds that we use to maintain and build roads,” Billingsley said. “It would be a huge hit to counties, cities, and towns if that were to take place.” The bill includes a provision directing approximately $72.6 million annually from the Highway User Revenue Fund to local governments: approximately $27.6 million to counties, $39.9 million to cities and towns, and $5.1 million to cities with populations above 300,000. HB 2400, sponsored by Reps. Julie Willoughby (R) and Leo Biasiucci (R), passed the House NREW Committee on February 3 by a 6-4 vote with amendments. It is pending before the House Rules Committee and carries an emergency clause.
Two Bills Address Pinal County Transportation Tax Funds
Billingsley updated the council on two bills that would determine how undistributed Pinal County transportation excise tax revenues are allocated. The funds — approximately $45 million — stem from Proposition 417, a transportation excise tax approved by Pinal County voters in November 2017. The Arizona Supreme Court struck down the tax in March 2022. Businesses can request refunds through April 10, 2026, and legislators are now deciding how to allocate what remains. At its January 21 meeting, the council voted unanimously to oppose HB 2273 in its current form and to oppose HB 2106 unless amended to include San Tan Valley. Billingsley told the council at that meeting that San Tan Valley “makes up about a fifth of the population of Pinal County, has a third of the total lane miles of roads in Pinal County.” House Bill 2106, sponsored by Rep. Teresa Martinez (R), would send the funds to the Arizona Department of Transportation for projects within the county that collected the tax. It passed the House Rural and Economic Development Committee 7-0 on January 29 and is pending before the House Rules Committee. The bill carries an emergency clause, meaning it would take effect immediately upon signing. House Bill 2273, also sponsored by Rep. Martinez (R) with five Republican co-sponsors, would distribute the funds to named projects across Pinal County. Recipients include Pinal County directly, Superior, Florence, Queen Creek, Maricopa, Casa Grande, Coolidge, Eloy, Saddlebrooke, the Gila River Indian Community, and the Ak-Chin Indian Community. Billingsley noted San Tan Valley is not on the distribution list. This bill has been referred to committee but has not been heard.
Statewide Transportation Appropriation Also Excludes San Tan Valley
Billingsley also flagged House Bill 2304, a statewide transportation spending bill. Sponsored by Rep. Leo Biasiucci (R) with six co-sponsors — five Republicans and one Democrat — the bill would appropriate state general fund money to ADOT for 72 transportation projects across Arizona. Several Pinal County communities are included, such as Pinal County itself, Florence, Queen Creek, Maricopa, Casa Grande, Coolidge, Eloy, Apache Junction, Superior, Winkelman, and the Gila River Indian Community. San Tan Valley is not among them. The bill is pending before the House Transportation and Infrastructure Committee.
Other Town Manager Updates
Billingsley also reported on several town operations items. The town’s logo contest has launched, with applications due by May 1. The first community visioning meeting is scheduled for February 25 at the CAC building from 6:00 to 8:00 p.m. The town opened its first office space on Monday, next to the Bronze Room at the San Tan Valley County Complex. The development impact fee study also kicked off that week with consultant Tischler Bice. A special meeting on the model city tax code and transaction privilege taxes is set for February 19 at 6:00 p.m., with a presentation from the League of Arizona Cities and Towns. Billingsley encouraged residents with concerns about any of the bills to contact their local legislative delegation.
