Attachment F - Opposition Correspondence - Z-TA-1-25-Y.pdf

‌
From:
L Shannon Bryant
To:
PDD Middle Housing
Subject:
Proposed Middle Housing
Date:
Tuesday, August 5, 2025 2:00:29 PM
 
ATTACHMENT F

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From:
Jen LaPointe
To:
PDD Middle Housing
Subject:
Historic neighborhood impact?
Date:
Sunday, August 10, 2025 9:31:13 PM
Hello! I am writing to voice my concerns over the proposed zoning changes in downtown
Phoenix neighborhoods, specifically federally registered historic places.  To allow duplexes,
triplexes or fourplexes on single family lots in registered historic neighborhoods (ie, Ashland
Place) would negate the entire character and reason for the historic neighborhoods in the first
place.  There needs to be very specific planning involved to determine lots that make sense for
this or havoc will ensue creating a mish-mash blend of issues between single family lots and
multi-family lots.  This needs to be thoughtful planning not a blanket rezoning.  I am not
against density but many lots should not be more than a main house and one ADU only.
 Jamming a fourplex next to a single family home will create a myriad of issues alone.
 Developers will buy up all the lots and true neighborhoods will be no longer.  
Please tell me the historic neighborhoods would be exempt from this?  Otherwise, there will
be no more history-
Sincerely,
-Jennifer LaPointe, P.E., LEED AP
Take Flight, LLC

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From:
bplasencia
To:
PDD Middle Housing; bplasencia Plasencia
Subject:
Willo property owner statement
Date:
Monday, August 11, 2025 5:51:24 PM
Hello
My name is Beth Plasencia.  I have lived in the Willo neighborhood for nine years. 
After raising our children in Chandler, we wanted to experience the benefits of living
and working in midtown Phoenix. The uniqueness of Willo drew us in and we purchased
our home. 
Living in mid town does not come without its issues. HOWEVER, we feel our
neighborhood and its sense of community outweighs those issues. 
We bought a single family home in the Willo neighborhood which is zoned as a single
family residential neighborhood.  The State of Arizona and the City of Phoenix threaten
our home which is also a major investment.  The state laws have been passed with little
or no input from citizens for superseding existing zoning and historic designations in
cities.  This impact on the historic districts is tremendous and potentially fatal to the
neighborhood.  
We bought a single family home. Never in all the states I lived in has zoning been
changed lacking the input of the people that own the property. After this bill was passed
by the legislature, with little or no thought on how the impacted neighborhoods would
feel, the City adjusted the Central Business District boundaries that impact most of the
historic communities in the city including the Willo.
A four-plex in Willo will not be affordable. Currently there are town homes for sale on
first avenue that are over $1,000,000.  What it will do is lower the property values in the
Willo and other historic neighborhoods.  It will cause lower values for single family
homes,  street parking issues, traffic problems, and change the vibe of the neighborhood.
How many places in Phoenix do neighbors regularly assemble for happy hours,
community events and that is highly inclusive of all neighbors.
Although not able to attend tonight I will wear white clothing in spirit to support the
neighborhoods.  The changes that allow four-plexes is unethical if not illegal.  I feel I
was not given a voice rather eminent domain was implemented without fair

representation of the impacts on Willo and other historic communities.  Please consider
exceptions for historic areas, ones that have come back from decline.  Once these historic
homes are gone they never will be rebuilt.
Beth Plasencia
326 W Windsor Ave
Sent from Yahoo Mail for iPhone [mail.onelink.me]

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From:
bplasencia
To:
PDD Middle Housing; Doug Plasencia
Subject:
Willo property impact statement
Date:
Monday, August 11, 2025 5:53:10 PM
The legislature playing partisan politics has perpetrated under false claims of affordable
housing the ability to change residential densities in single family neighborhoods within one
mile of a business district.  This shift hits historic districts particularly hard because of the
proximity of historic neighborhoods to the city centers.   The cities have not as of yet effectively
pushed back against this law in part due to competing agendas that pit neighborhoods against
urban redevelopment funds.  
In spite of partisan politics and city led special interest agendas what these officials are
ignoring is that they are setting the stage for a taking of property rights.  Inverse condemnation
is a well understood tenet where the action of another owner or in this case government can
not take action that harms another property.  Second is the concept of due process where
these policies and competing interests can debate community matters.  A legislative hearing
hardly qualifies as due process to notify those impacted and to provide a balanced voice.  City
officials that ignore this due process issue are likewise culpable. 
As a nine year resident of a historic district impacted by this change, I implore the City to take
every action to reverse this law and when the first permit comes to the City that no approvals
be given that violates the bedrock constitutional principles of no taking including inverse
condemnations, or that violates the premise of due process as described in the constitution.
Doug Plasencia
326 W Windsor Ave
Sent from Yahoo Mail for iPhone [mail.onelink.me]

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From:
Debby
To:
PDD Middle Housing
Subject:
text amendment Z-TA-1-25-Y and rezoning case Z-3-25-4-7-8
Date:
Tuesday, August 12, 2025 5:11:24 PM
I am strongly opposed to this!! This area contains the only architecture worth saving 
in the entire city - It has charm, community,  and tradition -there is still some greenery 
to keep Phoenix cooler! Why quadruple the population in this tiny area when there  is 
the entire desert around us? Where will the water come from? Why not keep the 
developers happy in North Phoenix where they can build the cheap tickey-tackey 
houses they’ve started?  
Debby Gelbspan
81 E Ashland Ave
85004

Written Testimony for Public Record 
Case: Z-TA-1-25-Y (Middle Housing Text Amendment) and Z-3-25-4-7-8 (Companion 
Rezoning) 
Date: August 14, 2025 
To: City of Phoenix Planning & Development Department; Planning Commission; City Council 
From: Gregg and Lisa Carrington 
Address: 26 W Vernon Ave (Willo Historic District) 
Email: greggcarrington@gmail.com  
Residents, Willo Historic District (National Register & HP overlay) 
Position 
We oppose Z-TA-1-25-Y and the companion Z-3-25-4-7-8 as currently drafted. We respectfully 
request revisions that (1) fully leverage existing historic preservation review and demolition 
controls in HP districts, (2) align implementation with adopted neighborhood conservation plans, 
and (3) prevent unintended incentives to demolish contributing historic structures. 
While we strongly support protecting all of Phoenix’s historic neighborhoods, we understand 
from the recent public meeting that the City may not be granting exemptions to the Middle 
Housing Law. If so, it is even more critical that this ordinance incorporate the following six 
amendments to ensure state compliance and the preservation of the character and integrity of 
these districts. 
We support the efforts of Save Historic AZ and the Willo Neighborhood Association, 
specifically: 
1. Exemption for historic districts from the Middle Housing Law;
2. Using the “Business Core” section of the Downtown Code (DTC) as the Middle Housing
zone — which would set the northern boundary at Palm Lane instead of Thomas Road;
3. Including delayed implementation in the text amendment. While the law says it must be
adopted by Jan. 1, 2026, it does not require immediate activation.
Context 
The State’s 2024 law (A.R.S. § 9-462.13 via HB 2721) requires cities to allow up to four 
dwelling units per lot within one mile of Downtown and limits required off-street parking to no 
more than one space per unit. State law does not exempt historic districts, but it also does not 
change Phoenix’s existing HP design review or demolition-approval procedures.

Phoenix is home to many unique and historically significant neighborhoods — from Encanto-
Palmcroft to Garfield to Coronado to Willo — each with its own architectural character. In 
Willo, for example, we already have historic duplexes, triplexes, and quads that fit seamlessly 
into our historic fabric because they were built to match the neighborhood’s scale, setbacks, and 
styles. The amendments we propose would allow that kind of compatible middle housing 
in all historic districts while discouraging demolition-first redevelopment and out-of-scale 
construction. 
We also live in the most densely populated area of Phoenix, and the Willo Neighborhood has 
supported every multi-family housing project adjacent to our neighborhood for the past 25 
years — including Tapestry, Muse, Arthaus, Willo Lofts, and more. We recognize the housing 
shortage, but opening historic districts to demolition and speculative redevelopment will not 
solve the crisis — it will only destroy irreplaceable heritage. 
Lessons from the 1970s 
Phoenix’s 1960s–70s “urban renewal” policies demolished large portions of downtown’s historic 
fabric. Blocks of irreplaceable architecture, including historic fire stations and early commercial 
buildings, were replaced with lifeless concrete structures. While Heritage Square was saved at 
the last moment, the broader damage is still regretted today. We should not repeat those mistakes 
in our historic neighborhoods. 
Why preservation and “middle housing” can co-exist 
Research from the National Trust for Historic Preservation shows that older, smaller buildings 
help neighborhoods thrive economically, socially, and environmentally. Adaptive reuse avoids 
the problems created by demolition and maintains the unique character that draws people to our 
city. 
Middle housing can and should be integrated into historic districts — but only if design, scale, 
and reuse are prioritized over demolition. 
Specific Concerns 
1. Demolition Risk in HP Districts – Without strong reinforcement of HP rules in this
ordinance, there is an incentive to demolish contributing homes and replace them with
box-style fourplexes built to minimum parking standards.
2. Parking Impacts – The state parking cap (1 space per unit) will cause spillover onto
already-congested streets unless paired with curb-management tools.

3. Conflict with Conservation Plans – Adopted neighborhood conservation plans
emphasize rehabilitation and compatibility; this amendment could shift economics
toward teardown if left unchecked.
What Still Applies in Historic Neighborhoods 
•
HP Design Review – COA or CNE required for exterior changes and infill.
•
HP Demolition Approval – Separate HPO review and hardship process still required for
demo of contributing structures.
•
Local Authority Remains – Council can reinforce HP rules in the MHOD text and pair
the overlay with parking management, adaptive-reuse incentives, and extended
demolition holds.
Six Required Amendments 
1. HP Applicability Clause: All middle housing in HP districts must follow HP design
review and demolition approval procedures — including Certificates of
Appropriateness/No Effect, demolition approval, and the Certification of Economic
Hardship process.
2. Form Compatibility: Require middle housing in HP districts to match the same
frontage, setbacks, height planes, lot coverage, and porch/entry patterns already required
for single-family homes in the district’s HP guidelines. This allows neighborhoods like
Willo to continue integrating duplexes, triplexes, and quads that match the historic fabric,
while preventing out-of-scale or incompatible new builds.
3. Adaptive-Reuse Incentive: Create a fee reduction and expedited review for projects that
add units by converting the interior of existing contributing homes instead of demolishing
them.
4. Curb Management Commitment: Pair the overlay with Residential Permit Zones or
similar curb-management tools so parking caps don’t overwhelm historic streets.
5. Annual Report: Require staff to track and report demolitions, adaptive reuse vs.
teardowns, and parking impacts in HP districts every year.
6. Extended Demolition Hold: Increase the demolition hold period for contributing historic
properties in HP districts from the current 1 year to 2 years, allowing more time to
explore preservation and adaptive-reuse options before historic structures are lost.
Legal Defensibility 
These six amendments are fully compatible with A.R.S. § 9-462.13. The statute establishes 
minimum entitlements for middle housing but explicitly leaves in place local Historic 
Preservation design review, demolition controls, and administrative procedures. None of these

amendments reduce the number of units allowed, impose a more restrictive process than that 
applied to single-family homes in the same HP district, or increase parking requirements beyond 
the state cap. Instead, they operate within the City’s retained authority to manage design, 
demolition timing, and neighborhood compatibility — tools the state deliberately left in local 
hands. 
Conclusion 
Since no exemptions will be provided for historic districts, the only path to protecting the 
character of Phoenix’s historic neighborhoods while meeting state housing mandates is to embed 
these six amendments into Z-TA-1-25-Y / Z-3-25-4-7-8. 
Phoenix can comply with state law and ensure that middle housing in historic districts is 
compatible, context-sensitive, and preservation-minded. Please adopt these changes before final 
approval. 
Respectfully, 
Gregg and Lisa Carrington 
Residents, Willo Historic District

Save Historic AZ
PO Box 33922
Phoenix, AZ 85067
savehistoricaz@gmail.com
Dear Honorable Councilmember,
We are writing to urge you to recognize that the Middle Housing Law does not apply to Phoenix’s historic neighborhoods, 
nor should it.
Historic neighborhoods are already entitled to more diverse housing options. These areas, including Willo, F.Q. Story, and
others, already support density with historic duplexes and casitas (ADUs). The Middle Housing law aims to introduce multi-
family options in areas restricted to single-family use. That is not the case in our historic districts, which are already zoned for
higher density.
The Phoenix Zoning Code reinforces this:
R1-6 lots subdivided prior to 1998 are already entitled to duplexes (Table 6.13B).
R1-10 lots subdivided prior to 1999 have similar entitlements (Table 6.11B).
These properties are explicitly described as having “multi-family development” potential, and are therefore not classified
as “single-family residential zoning”—which is the key condition required for the Middle Housing Law to apply.
If the Legislature had intended this law to override all zoning classifications, it could have done so. Instead, it limited the
law’s scope. Applying it where it does not belong undermines the intent of both the statute and our city’s historic preservation
goals.
Applying this law to historic neighborhoods poses an existential threat to those districts. Once a district falls below 51%
contributing structures, it risks losing its historic designation entirely. The City has invested significant federal, state, and local
funding into preserving these neighborhoods and in encouraging residents to restore and live in them.
Allowing the Middle Housing Law to take root in historic areas would:
Incentivize demolition of historic homes,
Accelerate the erosion of historic character, and
Transfer wealth from residents to institutional investors operating four-plexes as short-term rentals.
This is not hypothetical—it is already happening in cities that failed to protect their historic cores. We ask the City to formally
adopt this legal interpretation: The Middle Housing Law does not apply to our historic districts. We urge you to stand with us
in defending Phoenix’s legacy neighborhoods from inappropriate zoning changes that will permanently alter their character.
For more information on the tremendous cultural and economic value these districts provide, we invite you to review this
report: https://www.placeeconomics.com/resources/preservation-phoenix-style/
Thank you for your service to our city and for helping us preserve its unique history.
Sincerely,
https://savehistoricaz.com
Bradley Brauer, President, 
Willo Neighborhood Association
Co-Chair, Save Historic AZ
Opal Wagner, Co-Chair, 
Save Historic AZ
Elle January, President, 
Los Olivos Historic Neighborhood
Sasha Robinson, President
Story Preservation Association
Robert Warnicke
Robert Warnicke Law PLC
RCVD 9/29/2025

1
From:
Paul Zagnoni <pzagnoni@gmail.com>
Sent:
Thursday, October 2, 2025 11:56 PM
To:
PDD Planning Commission
Subject:
A.R.S. Section 38-431.02
Dear Honorable Councilmembers, I am writing you as an owner of a historic home in LA Hacienda for 
over 25+ years to urge you to recognize that the Middle Housing Law does not apply to Phoenix's historic 
neighborhoods, nor should it. 
Historic neighborhoods are already entitled to more diverse housing options. These areas, including 
Willo, F.Q. Story, andothers, already support density with historic duplexes and casitas (ADUs). The 
Middle Housing law aims to introduce multi-family options in areas restricted to single-
not the case in our historic districts, which are already zoned forhigher density. 
The Phoenix Zoning Code reinforces this: 
·R1-6 lots subdivided prior to 1998 are already entitled to duplexes (Table 6.13B).
· R1-10 lots subdivided prior to 1999 have similar entitlements (Table 6.11B).
·These properties are explicitly described as having "multi-family development" potential, and are
therefore not classifiedas "single-family residential zoning"-which is the key condition required for the
Middle Housing Law to apply.
If the Legislature had intended this law to override all zoning classifications, it could have done so. 
Instead, it limited thelaw's scope. Applying it where it does not belong undermines the intent of both the 
statute and our city's historic preservationgoals. 
Applying this law to historic neighborhoods poses an existential threat to those districts. Once a district 
falls below 51%contributing structures, it risks losing its historic designation entirely. The City has 
invested significant federal, state, and localfunding into preserving these neighborhoods and in 
encouraging residents to restore and live in them. 
Allowing the Middle Housing Law to take root in historic areas would: 
·Incentivize demolition of historic homes,
·Accelerate the erosion of historic character, and

2
·Transfer wealth from residents to institutional investors operating four-plexes as short-term rentals.
This is not hypothetical-it is already happening in cities that failed to protect their historic cores. I ask the 
City to formally adopt this legal interpretation: The Middle Housing Law does not apply to our historic 
districts. We urge you to stand with us in defending Phoenix's legacy neighborhoods from inappropriate 
zoning changes that will permanently alter their character 
Thank you for your service to our city and for helping us preserve its unique hheritage. 
Paul Zagnoni 
602-571-1681 cell

1
From:
Laura Zagnoni <laura.zagnoni@gmail.com>
Sent:
Friday, October 3, 2025 12:06 AM
To:
PDD Planning Commission
Subject:
Middle Housing (Z-TA-1-25-Y and Z-3-25-4-7-8)
For meeting occuring on October 6, 2025, 6:00 pm, Agenda item #2: 
Save Historic AZ 
Dear Honorable Councilmembers, 
I am are writing to urge you to recognize that the Middle Housing Law does not apply to Phoenix's historic 
neighborhoods, nor should it. 
My family has resided in a historic district for over 25 years (Willo, and now La Hacienda) and have 
chosen to stay because of the value and community within these districts.  We urge you to consider the 
points made below as well as the residents and communities that would be adversely affected.  
Historic neighborhoods are already entitled to more diverse housing options. These areas, including 
Willo, F.Q. Story, andothers, already support density with historic duplexes and casitas (ADUs). The 
Middle Housing law aims to introduce multi-family options in areas restricted to single-
not the case in our historic districts, which are already zoned forhigher density. 
The Phoenix Zoning Code reinforces this: 
·R1-6 lots subdivided prior to 1998 are already entitled to duplexes (Table 6.13B).
· R1-10 lots subdivided prior to 1999 have similar entitlements (Table 6.11B).
·These properties are explicitly described as having "multi-family development" potential, and are
therefore not classifiedas "single-family residential zoning"-which is the key condition required for the
Middle Housing Law to apply.
If the Legislature had intended this law to override all zoning classifications, it could have done so.
Instead, it limited the law's scope. Applying it where it does not belong undermines the intent of both the
statute and our city's historic preservationgoals.
Applying this law to historic neighborhoods poses an existential threat to those districts. Once a district
falls below 51%contributing structures, it risks losing its historic designation entirely. The City has
invested significant federal, state, and localfunding into preserving these neighborhoods and in
encouraging residents to restore and live in them.
Allowing the Middle Housing Law to take root in historic areas would:
·Incentivize demolition of historic homes,
·Accelerate the erosion of historic character, and
·Transfer wealth from residents to institutional investors operating four-plexes as short-term rentals.
This is not hypothetical-it is already happening in cities that failed to protect their historic cores. We ask 
the City to formallyadopt this legal interpretation: The Middle Housing Law does not apply to our 
historic districts. 
Thank you for your consideration and attention to this important matter.  
Laura Zagnoni

1
From:
PAT KORDELSKI <patkordelski@cox.net>
Sent:
Friday, October 3, 2025 7:49 AM
To:
PDD Planning Commission
Subject:
Bill to destroy historic neighborhoods by allowing four-plexus to be built on property 
HB 4721
I am sending my vote to disagree with the proposed legislation to allow this outrageous travesty to 
our historic neighborhoods.  Legislating after the fact and calling it a measure to provide affordable 
housing is a misnomer.  This is being done under the guise of providing builders and construction 
companies the ability to make money on the backs of hard working people who have chosen a 
particular area for its charm and sense of community.  This is another example of our legislators 
doing exactly what they want to do , rather than addressing the housing problem with viable solutions.
Do not destroy our neighborhoods.  We are unhappy with this piece of legislation.  Shame on this 
commission. 
Pat Kordelski

October 3, 2025 
City of Phoenix  
200 W. Washington St. 
Phoenix, AZ 85003 
Dear Honorable Commission Members: 
On behalf of the Preserve Phoenix board, we strongly urge the commission to recognize that 
historic neighborhoods should be exempt from HB 2721. We are calling for the commission and 
city council to act immediately to adopt protective zoning amendments that recognize the unique 
density and character of historic districts and respect their contribution to Phoenix’s identity. 
HB 2721 removes local control by requiring Phoenix and other large cities to allow duplexes, 
triplexes, fourplexes, and townhomes “by right” in single-family zones within one mile of the 
Central Business District and in 20% of all new developments over 10 acres. If Phoenix does not 
adopt compliant zoning by January 1, 2026, this development will be automatically permitted on 
all single-family lots without local review — a permanent and irreversible change. 
The “Missing Middle Law” aims to create multi-family options and create denser housing 
opportunities in the city. Phoenix’s 36 historic districts — including Roosevelt, F.Q. Story, 
Garfield, Coronado, Willo, and others — are among the densest residential neighborhoods in the 
city, already zoned R-1-6, which has allowed multifamily options since 1998. 
We believe that the city should work to retain robust demolition review and design guidelines for 
contributing structures, ensuring Certificates of Appropriateness and Certificates of Eligibility 
remain enforceable and advocate at the state level for legislative changes that explicitly exempt 
historic districts from HB 2721’s mandates. 
These neighborhoods have proven economic, environmental, and social value: higher property 
values, more walkability, greater tree cover, and stronger small-business job growth. HB 2721 
provides no exemption for historic districts, risking demolition of contributing and non-
contributing properties alike, and weakening the integrity of districts that depend on a majority 
of contributing structures to maintain historic status. 
Preserve Phoenix is committed to being a partner in smart, sustainable growth that balances the 
need for housing with the equally urgent need to protect the cultural, economic, and

environmental value of our historic districts. Phoenix can grow without losing its soul — but 
only if we act now.We respectfully urge you to help protect Phoenix history and defend these 
historic districts that are at risk. 
Sincerely, 
Erin Lindsey
President, Preserve Phoenix
cc: 
Kate Gallego, Mayor 
Members of Council  
Joshua Bednarek, Planning & Development 
Helana Ruter, Historic Preservation Office

1
From:
Christine Hall <christinehall1540@gmail.com>
Sent:
Saturday, October 4, 2025 9:07 AM
To:
PDD Planning Commission
Subject:
Middle Housing Agenda item
I object to Agenda Item #2 on Middle Housing (Application # Z-TA-1-25-Y) 
Sent from Christine Hall, 1540 W Vernon Ave, Phoenix 85007.

1
From:
Nicole Brickner <nbrickner@hotmail.com>
Sent:
Saturday, October 4, 2025 12:26 PM
To:
PDD Planning Commission
Subject:
Opposition proposed text amendment item 2. 
My name is nicole brickner at 602 380 4670. I oppose proposed text amendment, item 2.  Thank you 
-nicole brickner

1
From:
Christopher Bates <chrisbates@cox.net>
Sent:
Monday, October 6, 2025 5:50 PM
To:
PDD Planning Commission
Subject:
Middle Housing Law
Planning Commission: 
I live in Windsor Square and am opposed to the Middle Housing Law being applied in Central 
Phoenix, as it may negatively impact historic neighborhoods and their status. The proliferation of 
affordable four-plexes and other multi-family housing would surely be good for some, but could 
endanger the status of historic districts in our city. 
Christopher Bates 
230 E. Oregon Avenue 
Phoenix, AZ 85012

1
From:
walter switzer <psswitzer@icloud.com>
Sent:
Monday, October 6, 2025 7:16 PM
To:
PDD Planning Commission
Subject:
Historic District Change
Sent from my iPhone 
Please  vote against the proposal to change the Historic District rules to allow multiple units to be built 
on properties in our historic districts.  Thank you. 
Walter E. Switzer, III, Trustee  
369 E. Catalina Drive 
Phoenix, Arizona 85012