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Consultants lay out code changes to boost housing supply and reduce carbon; council backs next‑step drafting
Summary
Consultants recommended raising allowable densities, pairing density with maximum FAR to encourage smaller units, reducing baseline parking requirements, and adopting a point‑based sustainability baseline and tiered incentives; council directed staff to proceed to draft amendments and public outreach.
City consultants and staff presented a multi‑year land availability and code analysis aimed at increasing housing supply and advancing Flagstaff’s climate goals. Jamin Kimmel of Cascadia Partners summarized key recommendations designed to make new housing financially viable while limiting negative scale impacts:
• Increase allowable densities across residential and commercial zones and remove procedural barriers (such as broad conditional‑use thresholds) that deter by‑right higher density near transit. Kimmel recommended permitting up to roughly 50–60 units per acre by right in many commercial zones, retaining higher thresholds only where projects trigger high‑occupancy conditional use review.
• Pair higher maximum densities with a maximum floor‑area‑ratio (FAR) that scales by unit count. That combination is intended to encourage smaller units and prevent oversized, less affordable unit footprints.
• Reduce baseline multifamily parking minimums (recommended general range ~0.7–1.0 spaces per unit), preserve deeper reductions for projects near transit or offering affordable units, and integrate parking relief into an incentives framework to avoid forcing costly structured parking.
• Create a points‑based sustainability requirement as a new baseline (seven categories, ~34 options) so that all projects meet a minimum sustainable standard while giving developers flexibility; integrate existing incentives (affordable housing, green building) into a three‑tiered incentive program that offers increased density, parking relief, and other concessions in exchange for higher sustainability or affordable units.
Staff said the recommended package was designed to reduce per‑unit development costs through economies of scale and lower parking requirements while improving carbon outcomes. Tiffany (planning staff) outlined a multi‑step schedule: drafting (≈90 days), internal review (≈30 days), public outreach (30–60 days) and P&Z/council hearings. Council members expressed broad support and asked staff to prioritize and sequence amendments for timely implementation.
Why this matters: The package is a sizable rewrite of zoning, parking and sustainability rules that could change the economics and form of new housing in Flagstaff—affecting affordability, transit viability and greenhouse gas emissions.
What’s next: Staff will inventory specific code sections, prepare draft ordinances and begin public outreach and hearings; council indicated support to proceed.
