Getting It Right on Missing Middle Housing: A Better Path for Phoenix Through Housing, Preservation, and Affordability
Speaking before the Phoenix Planning Commission on October 6, 2025. Photo by Steve Dreiseszun.
To: Joshua Bednarek, Planning Director, City of Phoenix
CC: Mayor and Members of the Phoenix City Council
Dear Director Bednarek,
I want to recognize the hard work of Planning staff, the Village Committees, and the Planning Commission in reviewing the Missing Middle Housing text amendments. Balancing housing growth with neighborhood character and affordability is no small task and I appreciate the thoughtful effort behind these recommendations.
That said, I believe Phoenix can do better. The proposed text amendments are a solid start, but we now have the opportunity to craft stronger, solutions-driven policies that meet the state mandate while reflecting the unique needs, character, and values of our city.
I support the goal of the Missing Middle legislation to expand attainable housing choices, while recognizing that its implementation requires local calibration and accountability. State law may set the floor, but it’s up to Phoenix to build the framework that truly works for our neighborhoods.
The 2021 PlaceEconomics report, Preservation Phoenix Style, shows that while Historic Preservation zoning covers just one percent of the city, these neighborhoods are denser, more connected, and economically diverse, with nearly half of households earning under $50,000. They’re naturally affordable, mixed-income communities that show preservation and smart growth can work together as part of Phoenix’s housing solutions.
The current text amendments don’t address how the state mandate aligns with Chapter 8 of the City’s Zoning Ordinance, which governs Historic Preservation. Without alignment, we risk confusion, speculative redevelopment, and the loss of affordability. Phoenix retains both the authority, and responsibility, to strengthen preservation and make affordability a citywide priority.
Recommendations
I respectfully urge the Planning Department and City Council to:
Open Chapter 8 of the Zoning Ordinance to strengthen and modernize the Historic Preservation Ordinance, ensuring it aligns with new zoning realities while protecting neighborhood character and affordability.
Update historic design guidelines to allow compatible infill and missing-middle housing; duplexes, casitas, and courtyard apartments; that fit the scale and style of existing neighborhoods.
Evaluate and, where appropriate, extend the one-year demolition stay for HP-zoned properties to prevent speculative tear-downs that displace residents before reinvestment occurs.
Affirm housing affordability as a citywide mandate, ensuring that preservation, zoning, and development incentives all produce measurable affordability outcomes.
Phoenix has always balanced growth with stewardship. We can meet the intent of the Missing Middle law while protecting the affordability and character that make our neighborhoods strong. Our historic neighborhoods show how Phoenix can grow smarter and more connected without losing what makes it home.
Thank you for your leadership and for considering these recommendations as we work to ensure that every step forward strengthens the city we share.
Sincerely,
Ashley Harder
