Councilwoman Pastor SUPPORTS HB2375 a balanced solution to manage growth in areas of historic significance – and here’s why:
**The Middle Housing law DOES NOT exempt historic districts.
**It DOES NOT prevent demolition of historic homes.
**That means duplexes, triplexes, and four-plexes could replace historic homes even inside historic neighborhoods.
**Our cities’ HP design review guidelines are not sufficient to protect historic neighborhoods from demolition under the added pressure of state-mandated Middle Housing up-zoning.
That’s why Councilwoman Pastor SUPPORTS HB2375 — to balance housing growth with protecting historic neighborhoods.
Once a historic home is demolished, it’s gone forever.
Please read Councilwoman Pastor’s message below and share so neighbors understand what’s at stake. Then please call Rep. Sarah Liguori and ask her to SUPPORT HB2375, too! (sliguori@azleg.gov, 602-926-3264).
Dear neighbors,
There have been several recent claims about how Arizona’s new middle housing law and proposed legislation related to historic districts operate, as well as what changes are currently being considered at the Legislature. Because this issue directly affects several historic neighborhoods in Phoenix, it is important that residents have clear and accurate information.
Arizona’s recently adopted middle housing law, A.R.S. § 9-462.13, requires larger municipalities to allow duplexes, triplexes, fourplexes, and townhomes in certain areas that were historically limited to single-family housing. The statute does not currently include an exemption for locally designated historic districts or authority to deny demolition of historic sites. As written, the requirements can apply within historic neighborhoods unless the Legislature authorizes cities to exempt them.
Last year, Phoenix adopted the ordinance mandated by A.R.S. § 9-462.13. At that time, the City heard from many historic preservation property owners and advocates who expressed concern that the new law could incentivize the demolition of historic homes. Historic districts contain buildings and streetscapes that reflect important parts of our community’s history. Once historic homes are demolished, those resources are permanently lost.
HB 2375 being considered by the Legislature addresses how middle housing laws interact with historic preservation. The amended version of HB2375, is a result of thoughtful negotiations to balance preservation and growth. Instead of a full exemption, the bill shifts to setting development and demolition standards. Under the proposal, middle housing could not be developed on a site where a structure listed on the National Register of Historic Places or designated as historic by a municipality was demolished unless the demolition was necessary because the structure posed a documented danger to public health, safety, or welfare. New development should be integrated into the community, not replace it.
Some legislators have suggested that cities already have sufficient tools to protect historic homes through design review and demolition stays. While design review and demolition stays provide important protections, these tools alone do not fully address the redevelopment pressures created by statewide zoning mandates like the middle housing law. Design review evaluates whether proposed changes are compatible with a district’s historic character, but it does not always eliminate the redevelopment pressures created by state mandates like the current middle housing law. Additionally, demolition stays for most historic properties are temporary, generally lasting up to one year, and are intended to encourage alternatives to demolition rather than permanently prohibit it.
Some have expressed concern that protecting historic districts could reduce housing opportunities in desirable areas or undermine the statewide goal of increasing housing supply. I have consistently supported expanding housing opportunities throughout Phoenix. After the City adopted the Middle Housing Text Amendment, the Council directed staff to pursue an intergovernmental agreement related to implementing middle housing citywide, which is scheduled for consideration on March 25, 2026.
Another proposal, HB 4074, focuses on increasing penalties for the unlawful demolition of historic structures. While stronger penalties may help deter illegal demolition, penalties alone do not necessarily prevent historic homes from being replaced with higher-density development once demolition occurs. We cannot truly protect our historic districts unless we modify A.R.S. § 9-462.13, which expressly allows demolition of historic sites to make way for middle housing.
Historic districts are areas that communities have chosen to preserve through a public process because of their cultural, architectural, or historical significance. HB 2375 balances these preservation goals with the broader statewide effort to expand housing opportunities.
Please share this information with your neighbors and reach out to your state legislators to share your perspective. Thank you for staying informed and engaged on this important issue.
Sincerely,
Councilwoman Laura Pastor
Phoenix City Council
Save Historic AZ 