The Neighborhood Coalition of Greater Phoenix has been told that the full Arizona House is expected early in the coming week to consider HB2191, a bill to allow residential development on property owned by religious institutions in ways that could put neighborhoods at risk and silence neighbors concerned about potentially disruptive projects.
Why Should North Central OPPOSE HB2191? We have 12 religious institutions between Missouri and Northern, 7th Ave. to 7th St. totaling 100 acres. A one-size fits all state wide bill, without local zoning oversight or public input would be devastating to our neighborhood. We have never opposed affordable housing, but this is another way for developers to circumventing local zoning oversight.
When HB2191 was first introduced, it was promoted as a way for religious institutions to offer affordable housing on their grounds of 3 acres or more. Then, an amendment was written that removed any affordable housing requirements and the 3 acre restriction.
Now we’re told that the affordability feature is coming back. But we don’t know because the amendment that we’re told is coming has not been shared with the public.
Here are key reasons why we oppose the bill. It would:
Provide “by right” development to religious institutions, allowing them to build residential properties on their land without requiring public hearings or public input
Preempt local government oversight and control
Allow density up to at 17 units per acre, considerably more dense than our R1-10 zoned neighborhood (which is 3.5 units per acre)
Provide a ‘density bonus’ that is unclear in scope, possibly increasing the density beyond 17 units per acre
Bill is unclear, lacks consistent vision
Due to the last-minute rewriting of the bill and the lack of transparency from the bill's sponsors and advocates, it remains unclear whether the bill has or could have any real value in addressing the shortage of permanent housing, particularly affordable housing. Here are key points of continuing and troubling uncertainty:
Is there a requirement in the bill to build affordable housing? At the moment, we have no idea. Affordability was said to be the core reason the bill was introduced. If added, will it remain after the Senate amends the bill?
Are short term rentals (STRs) prohibited? Will they stay prohibited? STRs effectively remove housing from the stock of permanent housing, preventing those dwellings from purchase for people who want to buy (or even long-term rent) a home. What about corporate investors?
Lack of clarity in the bill about allowable building height or height restrictions.
What are the requirements of a ‘land lease?’ The bill sponsors presented a new concept last week hours before debate and a potential vote. Many questions remain.
What is very disappointing that our LD5 House Representative and Co-sponsor of the bill has yet to reach out to the NCPHA. Tell Ms. Liguori and Mr. Marquez to OPPOSE HB2191 and work with neighborhoods for a better solution. This bill lacks a consistent vision. Too many amendments. Last-minute consideration. It sat for weeks without transparency and opportunity for public involvement
Here is what you can do
Please email or phone your two House Representatives, identify yourself as a constituent and urge them to OPPOSE HB2191.
Aaron Marquez Amarquez@azleg.gov
Sarah Liguori Sliguori@azleg.gov
Also, consider sending to other House Representatives.
AAbeytia@azleg.gov, CAguilar@azleg.gov,
LAustin@azleg.gov, LBiasiucci@azleg.gov,WBlackman@azleg.gov,
SBlattman@azleg.gov, SBliss@azleg.gov, MCarbone@azleg.gov,
NCarter@azleg.gov, PCarter@azleg.gov, JCavero@azleg.gov,
JChaplik@azleg.gov, JConnolly@azleg.gov, LContreras@azleg.gov,
PContreras@azleg.gov, QCrews@azleg.gov, ODeLosSantos@azleg.gov, LDiaz@azleg.gov, LFink@azleg.gov,
BGarcia@azleg.gov, JGillette@azleg.gov, MGress@azleg.gov,
GGriffin@azleg.gov, NGutierrez@azleg.gov, RHeap@azleg.gov,
LHendrix@azleg.gov, AHernandez@azleg.gov, CHernandez@azleg.gov,
LHernandez@azleg.gov, RKeshel@azleg.gov, AKolodin@azleg.gov,
NKupper@azleg.gov, SLiguori@azleg.gov, DLivingston@azleg.gov,
CLopez@azleg.gov, ELuna-Najera@azleg.gov, AMarquez@azleg.gov, DMarshall@azleg.gov, TMartinez@azleg.gov, CMathis@azleg.gov, SMontenegro@azleg.gov, QNguyen@azleg.gov, JOlson@azleg.gov, MPena@azleg.gov, MPeshlakai@azleg.gov, BPingerelli@azleg.gov, KPowell@azleg.gov, TRivero@azleg.gov, MSandoval@azleg.gov, SSimacek@azleg.gov, SStahlhamilton@azleg.gov, JTaylor@azleg.gov, STravers@azleg.gov, MTsosie@azleg.gov, BVillegas@azleg.gov, KVolk@azleg.gov, MWay@azleg.gov, JWeninger@azleg.gov, JWilloughby@azleg.gov, JWilmeth@azleg.gov