Phoenix City Council delays decision on controversial zoning plan that could reshape historic neighborhoods with expanded middle housing options.

PHOENIX — Historic neighborhoods in Phoenix, including Willo and Encanto-Palmcroft, are in limbo as they wait to see how a new zoning plan could change their streets.

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City council on Wednesday decided to delay a vote on a controversial proposal that would allow duplexes, triplexes, fourplexes, and townhomes in areas in downtown’s historic districts. Leaders said they had more questions about the zoning proposal after hearing hours of public comment.

The public testimony highlighted the tension between preserving the city’s historic character and allowing more housing options.

“The fabric of our community was born in 1986, and it thrives today,” one neighbor said.

Whereas a younger resident asked:

“Do we not work equally hard for our American dreams? If we believe in community, then that community has to include all of us.”

Dozens of neighbors told the council they felt left out of the city’s middle housing plan.

“We don’t want to argue with anybody, but we expect collaboration, respect, and to work together as one,” one resident said.

The proposal falls under what the city calls middle housing, which consists of residential buildings compatible in scale, form, and character with single-family homes and containing two or more attached, detached, stacked, or clustered homes. This includes duplexes, triplexes, fourplexes, and townhomes.

Middle housing lets up to four homes be built on a single lot. Lots don’t have to be split further.

The proposed zoning change, formally called text amendment Z-TA-1-25-Y, would create a Middle Housing Overlay District. Under state law, middle housing must now be allowed within one mile of downtown Phoenix (with some exclusions) and on up to 20% of lots in new subdivisions of 10 acres or more. 

The plan sets rules for up to four homes per lot and lets large subdivisions opt in to middle housing. It does not allow smaller or more lots than currently permitted.

State law also limits what the city can require: 

  • Rules can’t be stricter than for single-family homes
  • Buildings can’t be limited to fewer than two floors
  • Owners don’t have to live on the property
  • Sprinklers aren’t required
  • Only one off-street parking spot per unit is allowed

Historic districts are not exempt, but existing design review rules still apply. The city says those rules will protect neighborhoods, though some residents worry they aren’t enough.

“History will be erased,” one opponent said. “We cannot let this happen.” 

Other concerns included parking, water, and traffic in already dense areas.

“When zoning moves faster than planning, communities pay the price. Residents have been clear. We need transparency, neighborhood impact review, and meaningful public input,” another opponent said.

Some, including State Senator Analise Ortiz, spoke in support of denser housing.

“It’s really what makes communities walkable. It’s what makes places a nice place to live. And young professionals should not be locked out of those opportunities to live in those nice neighborhoods, like historic neighborhoods, where you do value that sense of community,” she said.

Supporters said it could help younger generations find affordable homes and expand middle housing across the city.

“We just simply cannot continue to create exclusive neighborhoods for the wealthy and ignore the impact that exclusivity politics have for the working poor in this city,” a supporter said.

Many simply urged the council to consider a citywide implementation instead to distribute development pressure more evenly.

After three hours of testimony, the council agreed to postpone the decision until Nov. 19.

“I want to have the ability to work on some of the issues that have been brought to my attention and be able to work with the lawyers and city staff on some of the concerns that have popped up,” Councilwoman Laura Pastor said.

If the city doesn’t update its zoning laws by Jan. 1, the state’s new middle housing law would automatically take over. That could mean the city loses control over where duplexes, triplexes, and fourplexes are built—and how they’re designed—even in historic neighborhoods.