[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6314097,"mediaKeyId","2385496-c18cb32d6187b703b6f1bfa9975221c8","parentId",2385496,"title","City staff seek commission guidance on Arizona's SB 2719; zoning changes for duplexes, triplexes, fourplexes and townhomes due by 2026","audioSeconds",757,"startMs",1715000,"endMs",2472000,"viewUrl","/Search/View?dp=1&key=2385496-c18cb32d6187b703b6f1bfa9975221c8&start=1715&end=2472","thumbnailUrl","https://assets.pipeline.soar.com/2385496-c18cb32d6187b703b6f1bfa9975221c8/thumbnail_1715000.jpg","articleUrl","/articles/6314097/Flagstaff-City/Coconino-County/Arizona/City-staff-seek-commission-guidance-on-Arizonas-SB-2719-zoning-changes-for-duplexes-triplexes-fourplexes-and-townhomes-due-by-2026","mediaUrl","https://secure.pipeline.soar.com/6314097-51ea74f4b9f2a7ca0d8224bbb597a2f3/orig.mp4?Expires=1775920490&Signature=AzTnCxv92mJaXZ~y-5AkQbDwi4oP1z4aDSi2rHm0aFEaPTsc8NmZ~eHsRQviF9IAGe~iuA5PonrZTk~RzElSqfmkArsZ2VYezETadaVa6BnhLKfpJFqhD0nMqfON-qXEOgM8IaW6sNA0QiaeqGkU-NYGJoWU8GaRtH1sOk6U~MrXtjl5yi0PBkrc8K45aXlxwGR1LmOAuAL5GzZVpMfqYxsZDbdTmQDRQUo~dMwlWarMT7N74sZ78bQIXml4kyaJSCSqWk4eLMu2vtUCe6evTN9Yy1K6wIOFVCXw7BmLfFx8kQAbGw~e7IoNnNW~Y-7yuDV340lCo5d5KsVk2toE-w__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Flagstaff","date","2025-02-19T00:00:00Z","article","Tiffany Antal, zoning code manager for the City of Flagstaff, briefed the Heritage Preservation Commission on state legislation (identified during the meeting as SB 2719) that would require municipalities to permit so-called \"middle housing\" — duplexes, triplexes, fourplexes and townhomes — on lots zoned for single-family use in specified locations.

Antal told the commission the city is under a deadline to update local code by Jan. 1, 2026, if it is to craft local implementing language. She emphasized that no code has been drafted yet and that staff are seeking direction from commissions before preparing text.

\"We cannot discourage the development of these types of housing, or make it impractical,\" Antal said, describing statutory limits on how municipalities may regulate middle housing. She explained the statute applies only to lots zoned for single-family within one mile of a municipality'designated central business district (or districts) and to at least 20% of any new development area that is over 10 contiguous acres. Antal said applying the statute narrowly would require creation of overlay zones and a clear, local definition of the city's Central Business District(s).

Antal suggested several policy tools staff are considering to manage intensity without banning middle housing outright, including using floor-area ratio (FAR) limits to control building scale and ensuring density caps already embedded in many zones would still apply (for example, rural residential zones that specify units per acre). She said FAR could be applied in overlays or continuous zoning districts and could help shape unit sizes and intensity in a way that mirrors existing patterns.

Commissioners focused on distributional impacts and neighborhood character. Several members, including Commissioner Duffy Westheimer and Commissioner Emily Daley, said a citywide approach could spread new housing more evenly and avoid placing disproportionate development pressure on older, historic neighborhoods such as Plaza Vieja and portions of the Townsite. Commissioner Jesse Dominguez and others asked whether certain areas already contain missing-middle types and whether the law would accelerate change in those neighborhoods.

Antal noted a new draft bill introduced Jan. 29 would exclude areas the municipality designates as historic or properties listed on the National Register, and she said staff would pursue legal review of that language. She also described coordination with economic vitality staff because defining a Central Business District could affect other programs tied to that designation, such as the government property lease excise tax used for economic incentives.

Antal said staff plan to brief other commissions in coming weeks, including the Housing Commission and Planning and Zoning Commission, and then return with draft code that reflects commission direction and state requirements.

Ending: Staff asked commissioners whether they preferred a citywide approach or a more geographically targeted overlay strategy; several commissioners expressed preliminary support for a citywide approach so that impacts would be distributed across the city rather than concentrated in a few neighborhoods. Antal said staff will return with draft code and additional analysis, including maps, FAR options and coordination with transit and parking policies.","mediaType","Video","parentTitle","Flagstaff Heritage Preservation Commission Meeting - February 19, 2025","oneSentenceSummary","City zoning staff asked the Heritage Preservation Commission for direction on how to implement SB 2719, a state law (referred to in the meeting as SB 2719) that would require municipalities to allow duplexes through fourplexes and townhomes on lots zoned single-family within defined areas by Jan. 1, 2026.","taxTitle","Flagstaff City, Coconino County, Arizona","taxId",4650,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6314099,"Flagstaff staff propose rewrite of city sign code to reduce subjectivity, tighten downtown rules",299,785000,1084000,"/Search/View?dp=1&key=2385496-c18cb32d6187b703b6f1bfa9975221c8&start=785&end=1084","https://assets.pipeline.soar.com/2385496-c18cb32d6187b703b6f1bfa9975221c8/thumbnail_785000.jpg","/articles/6314099/Flagstaff-City/Coconino-County/Arizona/Flagstaff-staff-propose-rewrite-of-city-sign-code-to-reduce-subjectivity-tighten-downtown-rules","https://secure.pipeline.soar.com/6314099-5292869b6811d9ec9ed76e78dc761d95/orig.mp4?Expires=1775920490&Signature=l7rxD~-3g6vrsjQCiL2XFwNHnGWOdioINs894tvFbJUsgIgzM5DUpLa3puQ~rLUSZVUXgrg7k0Hb7ZcTxacQ9SCAs~3MZ-S23QRMQ5xyxzj79PZxde4JKUBQbvebsM-0UU0-ZR0OtNm8jvgCTVS5~BdNAdjXCG2bst-wXOSatrBwjnt2k1mjQtlfiVMt~aJU2XakO0AKHfbJ3nxMwOEDa02fVRpeRiLMvSyb4ey7dRpOZO33FYSekNQBrMhoiSO6ZPTC27LEFU2H26~DhfojYOfz00WvMMYlU9T0cvHhht5QgPiA1XzC2wLRkFljjgDkzoq7369QNDIQFvkjdecPzA__&Key-Pair-Id=KUT5TJCACFTXG","City of Flagstaff planning staff presented a multi-year rewrite of the municipal sign code to the Heritage Preservation Commission on Feb. 19, saying the update will make enforcement more objective and simplify language that staff and applicants currently find inconsistent.

Wesley, senior planner with the City of Flagstaff, told the commission the current sign regulations \"have left a lot of room for subjectivity\" and that different reviewers had often interpreted the rules differently. He said the rewrite consolidates rules, puts commonly applied standards into a clearer table and keeps overall allowances similar while removing vague language from the downtown guidance.

The proposal separates rules for the Flagstaff Central Sign District and the downtown overlay zone (the zoning district that currently contains the historic downtown design standards). For the downtown overlay zone, staff propose to codify several long-used design expectations directly into the sign code. Wesley said that cabinet signs and raceways would be prohibited for new work in the downtown overlay zone and that the design handbook previously used as a compliance checklist would remain as a guidance document rather than a mandatory set of standards.

Tiffany Antal, zoning code manager, explained that a \"raceway\" is the backing used behind individual illuminated letters to contain electrical wiring and that the code change would prohibit raceways on newly permitted downtown signs. \"The code allows us to grant administrative modifications,\" Antal said during an earlier procedural explanation of minor modification handling, noting staff can grant limited adjustments (for example a 3% administrative increase in lot coverage).

Staff also proposed reducing a technical requirement for hanging and projecting signs: the existing language that required 1.5 inches of relief for three-dimensional signs would be reduced to 0.5 inches so signs maintain a modest three-dimensional element without requiring bulky construction. Wesley said the change is intended to avoid prescriptive, impractical standards.

Commissioners asked for clarifications on several items. Duffy Westheimer asked about the definition and purpose of a raceway; Antal replied that raceways primarily provide power for illuminated letters. Commissioner Jesse Dominguez asked whether neon lighting would be prohibited; staff confirmed that neon would still be allowed and that the restriction addresses blinking LED effects intended to draw continuous attention rather than traditional neon signage.

Wesley said the rewritten sign code will also streamline terminology (for example consistently using the term \"downtown overlay zone\") and reorganize examples and illustrations; staff plan legal review and public hearings before forwarding the amendment to Planning and Zoning and City Council.

Commissioners said they appreciated the effort to simplify the code and asked staff to share a clean copy when available. Wesley said he expects to begin public hearings later this spring following legal review and illustration edits.

Ending: Staff will circulate a clean draft before public hearings; the commission asked staff to notify members when the final version is scheduled for Planning and Zoning and City Council review.","City planners presented a multi-year rewrite of Flagstaff's sign code aimed at clearer, more objective standards for downtown and the Flagstaff Central Sign District; draft would codify some downtown design guide recommendations, ban cabinet/raceway signs for new work and reduce required three-dimensional relief on some hanging signs.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6314088,"Commission reviews certificates of no effect and downtown sign swap for former Pita Pit site",155,4502000,4657000,"/Search/View?dp=1&key=2385496-c18cb32d6187b703b6f1bfa9975221c8&start=4502&end=4657","https://assets.pipeline.soar.com/2385496-c18cb32d6187b703b6f1bfa9975221c8/thumbnail_4502000.jpg","/articles/6314088/Flagstaff-City/Coconino-County/Arizona/Commission-reviews-certificates-of-no-effect-and-downtown-sign-swap-for-former-Pita-Pit-site","https://secure.pipeline.soar.com/6314088-8e0dae9e2fbe46e62e0fd994ed8a4240/orig.mp4?Expires=1775920490&Signature=ac39RVlFGHHINeWHVeqMYqD6YP2S6Gn74CcyGi21GgoG7O3zR6xpZB0sJSEMOUXOHE0vzrlnnEea~ahypurKMa87gh34MRbpOt2RWIVfscPrxegV~s1L82uipNJz96asRNRB5gnjPebd7UZTgrO44~zDJw~56mbD4Q727cofIBAmBsHpRsdp81qun6jvCUX0Pkvd-JuyCmNe1lexYIHHW0lN05NtHzA5HC2suEPbAZAAA9Cqs3gJzVCcvFbnLeLltDKMRq1ZXpuFtcB1AkpxpIPdSyce-DcZl~L5D-LJqx1dJFI-EdMr4N6daXGGv36aOWKfi8hLVErdudD1aex-2g__&Key-Pair-Id=KUT5TJCACFTXG","Staff presented multiple administrative approvals and certificate-of-no-effect findings to the Heritage Preservation Commission on Feb. 19, including minor alterations, a roof replacement and a downtown signage change for the former Pita Pit building.

Staff explained the rear unit at 223 1/2 West Cherry (a secondary building on the parcel) has experienced multiple historical alterations (siding replaced with stucco, foundation repairs, replaced windows and an added porch) and that staff determined the structure has lost historic integrity; as a result, staff recommended a certificate of no effect for the proposed chimney and other work because the building is non-contributing.

Another administrative notice covered 713 West Birch, where staff advised the commission that a straightforward in-kind asphalt shingle roof replacement was proposed; staff recommended a certificate of no effect for the replacement.

Staff also described a downtown signage application for the building formerly occupied by Pita Pit: the restaurant is converting to Urban Pine Eatery and staff said they would allow the business to re-use an existing illuminated raceway and channel letters that, while not meeting current preferred standards, are already in place. Staff told the commission the site is a contributor to the Railroad Addition Historic District and that the building historically served as Flagstaff's second post office. The applicant proposes a double-sided projecting (hanging) sign and removable vinyl window decals; staff explained the downtown code changes discussed earlier would have prohibited raceways on new work but that the existing raceway is grandfathered and permitted to be reused for the business name swap.

Staff also presented a letter report for a proposed single-family dwelling on Rain Valley and noted the archeological survey found no cultural resources requiring mitigation; standard instructions to notify staff if anything is uncovered during construction were included in the letter.

Ending: The items were presented as routine approvals and informational reports; staff will proceed with administrative certificates and will follow up if additional design changes are proposed.","Staff presented several certificates of no effect for minor building work and replacement roofing and a sign change for the former Pita Pit building (to be Urban Pine Eatery). Staff said the building is a contributor to the Railroad Addition Historic District but the existing raceway is grandfathered; the proposed new business will reuse the race",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6314093,"Heritage Preservation Commission extends 601 West Cherry grant and reviews facades fund balance",250,500000,750000,"/Search/View?dp=1&key=2385496-c18cb32d6187b703b6f1bfa9975221c8&start=500&end=750","https://assets.pipeline.soar.com/2385496-c18cb32d6187b703b6f1bfa9975221c8/thumbnail_500000.jpg","/articles/6314093/Flagstaff-City/Coconino-County/Arizona/Heritage-Preservation-Commission-extends-601-West-Cherry-grant-and-reviews-facades-fund-balance","https://secure.pipeline.soar.com/6314093-d9e94e0232d0e05d2c2bd293f8be70c5/orig.mp4?Expires=1775920490&Signature=hnyl6jtTDQX7gqSSX2hNZjRkwvOJWiV5xDrgU1sv-baBhUD1P4w-31rzBuMJAwmJBVku-FvQVX-Qc2lXHUWpRpSfqdtOnWCr2G-6EgTglYNkJ75Hs2t1jjRldhr0cp9bXaz~p6DO6a5eriqFklJqH8yxIKHSo908BEcqliiNN2sDuhVTXIfFb44LffgJj~ZHIyyhNgT9NL4MWYGGo7tNw8HNRuh6I3Xv6GM7EdIP5rum6x44m~jtiV8EOvRWbe2tu2~CyzQpL~TMw3AMYQ9XEUVdcC2Y6Uq3gPD2UG1cPrFpZCbdTipAtwICSrjLdR3k19XaHpgHmLrbAljXDb0cPg__&Key-Pair-Id=KUT5TJCACFTXG","The Heritage Preservation Commission voted to extend a previously awarded Historic Signs and Facades grant for work at 601 West Cherry Avenue for one year to allow the homeowners more time to complete work and submit reimbursement documentation.

Commissioner Duffy Westheimer moved to extend the grant for 601 West Cherry (recipients Eric Schafer and Amanda Stan); Commissioner Bernadette Burcham seconded the motion. The commission called the question and approved the extension by unanimous voice vote.

A staff member updating the commission on the grant program reported that the current fiscal-year balance includes approximately $5,000 remaining in the current allocation and that staff plan to move $10,000 into next year's funds; as a result, the next fiscal year would show about $15,000 available in the program. The presenter said the base program allocation is $120,000 and that the city has requested an additional one-time $40,000 in past budgets; that additional allocation is subject to City Council budget decisions each year.

Staff said one potential upcoming application is from the Masonic Temple downtown, which plans substantial window work to improve energy efficiency; staff estimated that the Masonic Temple project could be a large-level application (potentially a $30,000 project requesting $15,000, a \"level 2\" award) and that staff will notify prospective applicants if smaller, partial grants are available this fiscal year. The presenter also said one currently active project (416 South San Francisco) is pending additional receipts before final closeout and payment.

Ending: Staff will update the commission's tracking spreadsheet and notify interested property owners about remaining funds; commissioners encouraged outreach to owners who may need small repairs so remaining fiscal-year funds are used.","The commission unanimously approved a one-year extension for a previously awarded historic signs and facades grant at 601 West Cherry Avenue and reviewed the program's remaining funds and potential applicants, including the Masonic Temple.","actionData","errors"]

Article not found

City staff seek commission guidance on Arizona's SB 2719; zoning changes for duplexes, triplexes, fourplexes and townhomes due by 2026

Flagstaff staff propose rewrite of city sign code to reduce subjectivity, tighten downtown rules

Commission reviews certificates of no effect and downtown sign swap for former Pita Pit site

Heritage Preservation Commission extends 601 West Cherry grant and reviews facades fund balance