[{"_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",6190258,"mediaKeyId","5052346-0964f387a827bc491bc3b8b520436504","parentId",5052346,"title","Researcher to Flagstaff: housing supply is central to affordability and to climate goals","audioSeconds",1920,"startMs",792000,"endMs",2712000,"viewUrl","/Search/View?dp=1&key=5052346-0964f387a827bc491bc3b8b520436504&start=792&end=2712","thumbnailUrl","https://assets.pipeline.soar.com/5052346-0964f387a827bc491bc3b8b520436504/thumbnail_792000.jpg","articleUrl","/articles/6190258/Flagstaff-City/Coconino-County/Arizona/Researcher-to-Flagstaff-housing-supply-is-central-to-affordability-and-to-climate-goals","mediaUrl","https://secure.pipeline.soar.com/6190258-c823399977c455f660dc804d700014d9/orig.mp4?Expires=1771161726&Signature=gLqoLe2aQyM-5D3R7GV5a06t9R-qTxjzQqDcQmW363OWc0rMu2tkPyzrve7QPbQxYL8MCFcjBajKWeE~qlNdkkK0ZEK~fqrqDUgZ-hqjmhkfOxJS4ZlmaXK31H3rLqRsiTHPjDSGd7nUNydEwac1nvUv49QJr5jxbwBV6QqOU1Wa6xu9tL0Z915UQrO3Iu0CZtJq5-kftxr-unFZmSYW039O9ARVqIntgRAb2vNo5HfSsjRkp~hKpV8OLZXTeFTzboCmKoNpx8NNnfOtjxFvz-dKYTZLE-yAEhGg52ICZQq3kq1Gbln1MAe0A-Ve7OWIKAVwclyEvyw4GXaoBNqUzA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Flagstaff, AZ","date","2025-06-23T23:15:37Z","article","Shane Phillips, a researcher who manages the Randall Lewis Housing Initiative at UCLA and author of The Affordable City, delivered the workshop keynote and argued that supply is the most powerful local lever for affordability and has strong ties to climate outcomes when paired with infill and smaller housing types.

Phillips summarized national research showing that in regions with more permissive land‑use policy, housing supply responds to rising demand and moderates price growth; in restrictive markets, demand instead pushes up prices, displacing lower‑income households. He described “moving‑chain” research that tracks how new market‑rate units can create vacancies in older, lower‑cost units, and cited empirical results that a 100‑unit project can lead to tens of vacated lower‑cost units through chain effects.

On climate, Phillips said denser infill reduces vehicle miles traveled and lowers per‑household emissions, and that smaller housing types have lower energy needs for heating and cooling. He emphasized that local debate should focus on how to accommodate demand to protect access to economic opportunity and reduce environmental impacts rather than trying to prevent change entirely.

Audience members asked about second homes and short‑term rentals and water capacity. Phillips said second homes and STRs are real issues in resort towns like Flagstaff and that some states limit local controls; he recommended early protections (regulatory or policy) to avoid large investor conversions of housing stock, and said multifamily housing typically uses less water than an equivalent number of single‑family homes because of smaller private landscaping areas.

Why it matters: Phillips’ presentation framed the policy conversation: whether by making more housing available—especially near transit and in varied formats—Flagstaff can tackle affordability while meeting its climate goals. The workshop used that framing to test specific zoning and street design proposals.

Ending: Phillips urged attendees to act sooner rather than later, saying “change is inevitable,” and to avoid treating neighborhood character as static if it comes at the cost of access to housing and opportunity.","mediaType","Video","parentTitle","City of Flagstaff - Framing Our Future, Community Conversation","oneSentenceSummary","UCLA researcher and author Shane Phillips told Flagstaff attendees that increasing housing supply—coupled with location and building type choices—reduces upward pressure on prices, improves mobility and can yield climate benefits if it supports denser, infill development.","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},6190262,"Flagstaff considers reduced parking minimums, narrower streets and a more flexible winter‑parking rule",8940,5220000,14160000,"/Search/View?dp=1&key=5052346-0964f387a827bc491bc3b8b520436504&start=5220&end=14160","https://assets.pipeline.soar.com/5052346-0964f387a827bc491bc3b8b520436504/thumbnail_5220000.jpg","/articles/6190262/Flagstaff-City/Coconino-County/Arizona/Flagstaff-considers-reduced-parking-minimums-narrower-streets-and-a-more-flexible-winterparking-rule","https://secure.pipeline.soar.com/6190262-16afe7c0f340185c7507c8c5f38ddbbd/orig.mp4?Expires=1771161726&Signature=Kr0GeHKHlS0m51OeRguqTJX7LJESUBc9yp2Iv5kkRZb1W7STgMYcfWtk9st66k-jk96PPhMRw3E0BMSwW5h47FjKkwhnMJref64u54-iSGGa2snnL5CnD2z3grZcK5~UcP82cIzjzcdTucl-NBFk8CgjD0h3jzMbsFqoSgtG~9U65DaE~3TZHcmJou2eLPGbMvGjEX5ss39Nb6Splluz71mu9VKVtzyryt4vt4T8nY2hgwLro7e4RXJALfSMEd5sBkUDEZCuYoArJmNKcZe4C0N~05rkLQJktOi2bOVksmGFkqGIT6Do7QejbSt1FP2sNsXeav0rd-kDv5Zp6gNpJg__&Key-Pair-Id=KUT5TJCACFTXG","City staff and community members debated three tightly linked topics at a packed public workshop: how much parking new housing should be required to provide, whether new local streets can be built narrower, and whether the city should relax or revise its winter parking ordinance.

Tiffany Antal introduced the staff position: reduce but not completely eliminate on‑site parking minimums, consider deeper reductions near transit and for middle‑housing, and test a standard range (staff suggested a baseline of about 1–1.5 spaces per unit as a possible starting point). Antal and other staff noted two Arizona state laws already limit local authority on certain parking and ADU rules, so staff framed the local proposal as aligning with state law while giving the city tools for transit‑adjacent reductions.

On street width, the project team proposed exploring narrower local‑street sections (staff showed options from the current 57‑foot right‑of‑way down to 54, 48 or smaller sections for certain attached‑housing contexts). Supporters said narrower streets slow vehicle speeds, reduce development costs and free land for housing or parkways. Fire, public works and parks staff cautioned that narrower rights‑of‑way complicate snow storage, trash and emergency access; staff said they will model vehicle/pattern impacts and identify where private‑street solutions or easements may be appropriate.

Winter parking drew strong, mixed comment. Many residents supported giving people a lawful place to park on local streets during declared snow events and recommended a more nimble rule (declare parking restrictions only for specific storms, or use odd/even curb rules tied to forecasts). Public works and fire urged that any changes preserve safe emergency access and allow managed snow storage; some residents urged stronger enforcement of existing rules rather than wholesale change.

Why it matters: parking minimums and street design directly affect housing unit counts, construction costs and the walkability of neighborhoods. Staff emphasized these three issues are interdependent: less on‑site parking increases street parking demand; narrower streets change parking dynamics and snow/storage needs; and winter rules affect how on‑street parking works in practice.

Ending: staff said they will refine the code concepts, test cross‑departmental standards for emergency response and snow management, and return with proposals and model street sections for more public review.","Staff told a public workshop they favor reduced on‑site parking minimums, lowered street‑width standards for new local streets, and a revised winter parking ordinance — but cautioned changes must protect emergency response, snow storage and neighborhood expectations.",{"_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},6190267,"Flagstaff staff outline zoning changes: higher by‑right density, FAR caps and incentives for affordable units",720,12900000,13620000,"/Search/View?dp=1&key=5052346-0964f387a827bc491bc3b8b520436504&start=12900&end=13620","https://assets.pipeline.soar.com/5052346-0964f387a827bc491bc3b8b520436504/thumbnail_12900000.jpg","/articles/6190267/Flagstaff-City/Coconino-County/Arizona/Flagstaff-staff-outline-zoning-changes-higher-byright-density-FAR-caps-and-incentives-for-affordable-units","https://secure.pipeline.soar.com/6190267-e34876948a699e7f83c67e803b97597e/orig.mp4?Expires=1771161726&Signature=PNtGOhvyLlnTeDSBmvtJgQyFX-T8pGy31xNZUtzDkmE~hlQSn927w6SYU33sbMzOzVpYm~6QgpuH1j75pLZj4QZhGCMKVT663N6ieZ5AVUhLvbRrczTDZd4RSp8dBllCaT4BOkq5rZmxgvXeYgk77ecyILwb9W4KTQbCB8h4GADLM6MGSPUFxQCxMQlM8gVhH4Acux2t67iNcFULGog3NP6xubjIvQYx~4fn7lIGQtBxl2n3H2QJeI6VtZX-jvGv99~bn5SxWmCFx4WUHq4LSBKLGplIVv8P5RhAGnLrVyv1NO1adfTt5329uw2wLLBlxWIm9kYK4BhRI4BqSmFc1g__&Key-Pair-Id=KUT5TJCACFTXG","City zoning staff presented a package of “code concepts” aimed at increasing housing supply while shaping what types of units get built. Tiffany Antal, the city’s zoning code manager, walked the workshop through staff proposals and the draft decision points the project team will carry forward for further public discussion and refinement.

Antal said staff recommend increasing density allowances across most residential zones—while retaining the R1N (single‑family neighborhood) and excluding the largest low‑density rural residential (RR) and estate residential (ER) zones from immediate by‑right increases as drafted. Staff told the room they would calibrate density increases to each zone and pair them with measures to encourage “missing middle” products (duplexes, triplexes, townhomes) rather than only larger, luxury single‑family homes.

To give developers implementation certainty while still shaping unit size, staff proposed testing floor‑area‑ratio (FAR) limits in place of or alongside current lot‑coverage controls. Antal said FAR caps limit total usable floor area on a lot and can encourage smaller unit footprints and a broader mix of studios, one‑bedrooms and two‑bedrooms instead of many large multi‑bedroom units. Several residents and planners said FAR is technical and asked staff to provide example visuals and site plans; planners and developers in the room asked for more modeling to show how FAR would affect real projects.

On affordable housing, staff recommended increasing overall density allowances for all housing—rather than limiting bonuses only to subsidized projects—and improving the effectiveness of density bonuses and other incentives targeted to affordable development. Staff and workshop participants noted state law limits some local authority (for example, around mandatory affordability or certain subdivision controls), so city incentives would need to be calibrated to local grant, tax‑credit and public‑land strategies.

Why it matters: changes to by‑right zoning and adoption of FAR would change what can be built without a lengthy rezoning or conditional‑use review. Antal said policy direction from the workshop will be used to refine code amendments; staff warned that parcels are already moving through sales and rezoning processes and urged timely action.

Quotes from the meeting: “We would recommend increasing density in all areas,” Antal said, while cautioning that the rural and estate residential districts may require a different approach. On FAR she added, “It is a regulatory tool that regulates development intensity by limiting the amount of usable floor space.”

Ending: staff said they would return to council in late summer with refined code concepts and examples and asked the public to review follow‑up materials and example site plans that show how FAR, density increases and bonuses would work in practice.","At a public workshop city staff proposed increasing allowed housing density across most zoning districts, testing floor‑area‑ratio (FAR) caps to shape unit sizes, and strengthening incentives for affordable housing while leaving detailed choices to further community input.",{"_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},6190272,"Flagstaff staff: city and region have buildable land but many parcels need infrastructure and rezoning",1200,7200000,8400000,"/Search/View?dp=1&key=5052346-0964f387a827bc491bc3b8b520436504&start=7200&end=8400","https://assets.pipeline.soar.com/5052346-0964f387a827bc491bc3b8b520436504/thumbnail_7200000.jpg","/articles/6190272/Flagstaff-City/Coconino-County/Arizona/Flagstaff-staff-city-and-region-have-buildable-land-but-many-parcels-need-infrastructure-and-rezoning","https://secure.pipeline.soar.com/6190272-8bde58d1aa808120d61ff0d97363e4d6/orig.mp4?Expires=1771161726&Signature=o6yVB0keGlgMjD5dYd6kZDzEoJi3OLfiQ2OV0y4wBeRFgTm4sqE2iwtgCCt7~suIinToB6w-yaLyVBLgmMmaYixF0HF8vpiQLfgWVTDmWgZ7OpUJrGwS18UCWmBblFDisRsxfiHR1jkVK9Mq4Pfcs7q~MGd8kZnTUSlpCvUdc3upKGZoF7QszehlLNp53qKAp20-W1eoAxm1FYr5HDg1aTLz74-kheUkWy2mUs3e5t87PKhRWJMfG4O7Xq45c-E41rjXi537t55kiRWqrJe7W7yQTIHB-bhdP6gnRbl6IZv2Z3BXFbmRsSH6cC6nqjQFGJ-U1Tj3-RWfGkv6sTQHZA__&Key-Pair-Id=KUT5TJCACFTXG","City of Flagstaff staff presented the findings of a multi‑year land‑availability and suitability study and told residents the region has buildable acreage but that most of it is not ‘shovel‑ready.’ Michelle McNulty, the city’s planning director and interim community development director, said the study examined vacant and underutilized parcels across the metropolitan planning area to identify 50 “opportunity sites” and to test infrastructure, environmental and zoning constraints.

The study found roughly 10,500 acres in the study area that were potentially billable for development; about 8,100 acres are inside land‑use categories that allow residential development. McNulty said much of that acreage is zoned at low densities (one unit per acre in the rural and estate residential zones) or will require subdivision, utility extensions, flood/drainage mitigation, or rezonings to yield higher densities.

City staff and the consulting team described the most common constraints: steep slopes, 100‑year floodplain or Rio de Flag drainage corridors, railroad noise for some downtown parcels, aging or missing water and sewer pipes, and tree/resource‑protection overlays that could limit buildable footprints. Staff noted those constraints are not absolute barriers but raise costs and can limit the number of units a parcel can deliver without public investment or code changes.

Sarah Darr, the city’s housing director, said several city‑owned parcels are under active review and the housing office will be bringing recommendations to city council this fall about how to use selected city lands for housing. She also said many state trust lands adjacent to the city have recently moved into private ownership and are now “in play,” which increases the chance of near‑term development decisions.

Why it matters: the land study was prepared to answer a basic question—does Flagstaff have enough land to meet the city’s housing and climate goals—and to identify where code or infrastructure changes would unlock housing. Staff said the inventory shows capacity if the city and its partners address infrastructure and zoning barriers, but the timing matters: parcels that are rezoned or sold can be built under current rules before code changes take effect.

What to watch next: staff said the city will use the study to prioritize parcels for public investment, to refine corridor and infill opportunities, and to inform the “code concepts” the city is testing with stakeholders. Several developers and landowners who attended the workshop asked staff about targeted rezonings and about municipal participation in infrastructure costs.

Ending: staff emphasized that the study is a snapshot in time and that parcels and ownership are changing; they asked the community to continue the dialogue as the city moves from study to proposed code changes and infrastructure planning.","City staff told a public workshop that the land-availability and suitability study identified thousands of acres that could yield housing, but most opportunity parcels are undeveloped, will require new utilities or rezonings and face environmental or cost constraints.","actionData","errors"]

Article not found

Researcher to Flagstaff: housing supply is central to affordability and to climate goals

Flagstaff considers reduced parking minimums, narrower streets and a more flexible winter‑parking rule

Flagstaff staff outline zoning changes: higher by‑right density, FAR caps and incentives for affordable units

Flagstaff staff: city and region have buildable land but many parcels need infrastructure and rezoning