By Sasha Hupka | Arizona Republic (abridged)
A proposed bipartisan measure making its way through the state Legislature looks to spare historic neighborhoods from new townhomes and duplexes.
Last month, Rep. Matt Gress, R-Phoenix, introduced House Bill 2375 to amend Arizona’s divisive “middle housing” law, which allows developers to build duplexes, triplexes and fourplexes on lots zoned for single-family homes within 1 mile of a downtown.
If Gress’s bill passes, historic communities would be carved out of the regulations. That includes districts with historical significance, areas that a city has designated historic and areas listed on the National Register of Historic Places.
The proposed bill is a welcome adjustment for many Phoenix residents who fear the law will ruin their communities.
“We don’t want (developers) to tear down our houses,” said Aaron Montaño Searles of Save Historic Arizona, a coalition of the state’s historic neighborhoods. “These are historic houses. They’re built out of brick. In this day and age, it’s stick and drywall, so we’re just losing a lot of history and creating different textures to the neighborhood.”
To others, like Democratic state Sen. Analise Ortiz, the measure attempts to roll back regulations in the initial legislation that had overwhelming bipartisan support, and is based on unfounded fears as duplexes, triplexes, and townhomes already exist in historic neighborhoods.
The middle housing law “is not going to get rid of what makes historic communities great,” she said, defending the initial legislation that she co-sponsored. “It is simply going to allow more neighbors to move into historic neighborhoods, in walkable, dense areas, and that is the type of opportunity that I feel should be afforded to anyone who wants to call Phoenix home.”
Under the 2024 law, cities with more than 75,000 residents were forced this past year to update their zoning rules, or risk more development with fewer restrictions and forgo millions of dollars in state-shared revenue.
Pinned by the state, Phoenix leaders this past November complied, passing a middle housing overlay district, which covers more than a dozen historic neighborhoods, including Coronado, Encanto-Palmcroft and Willo.
Phoenix’s existing regulations for historic properties remain in place, city staff has stressed. Any proposal to demolish, repurpose or modify such a home must go through a review and public hearing process.
Arizona lawmakers had hoped the original measure would increase housing stock and make rents and home prices more affordable.
Instead, it caused a generational rift between mostly older residents who want to preserve the character of historic communities and young adults who have been priced out of the market amid the statewide housing shortage.
Historic district residents have argued that the law incentivizes homeowners to charge high rents on their newly developed units or convert the properties to short-term rentals.
Supporting the idea that middle housing can combat the affordable housing crisis, young adults and families have opined that it’s nearly impossible for them to own homes anytime soon.
Both sides of the debate, however, have largely agreed on one thing: apply the zoning plan citywide.
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