June 22, 2026

MINUTES
OPEN SPACES COMMISSION HYBRID MEETING
MONDAY FLAGSTAFF AQUAPLEX
JUNE 22, 2026 AND MICROSOFT TEAMS
1702 N FOURTH STREET
4:00 P.M.
1. Call to Order
Chair Thomas called the meeting to order at 4:05 PM.
2. Roll Call
NOTE: One or more Commissioners may be in attendance through other technological means.
Chair Jacqueline Thomas, present Commissioner Molly Joyce, present
Co-Chair Bruce Fox, present Commissioner Lina Wallen, absent
Commissioner Mary Norton (P&Z Liaison), absent Commissioner Nat White, present
Commissioner William Kluwin, present Councilmember Rep: David Spence,
present at 4:21 PM
Staff Present: Rebecca Sayers (PROSE Director), Robert Wallace (Open Space Manager), Sylvia Struss (Open
Space Coordinator), Ashlee Fliney (Open Space Educator) and Lori Reynolds (Administrative Specialist)
3. Land Acknowledgment
The Flagstaff Open Space Commission humbly acknowledges the ancestral homelands of this area's Indigenous
nations and original stewards. These lands, still inhabited by Native descendants, border mountains sacred to
Indigenous peoples. We honor them, their legacies, their traditions, and their continued contributions. We
celebrate their past, present, and future generations who will forever know this place as home.
Read by Chair Thomas.
4. Approval of Minutes (June 1, 2026)
Commissioner Fox moved to approve the June 1, 2026 minutes as attached. Commissioner Kluwin seconded the
motion. Motion carried.
5. Open Call to the Public
At this time, any member of the public may address the Commission on any subject that is not scheduled before
the Commission on this day. The Arizona Open Meeting Law prohibits the Commission from discussing or taking
action on an item which is not listed on the prepared agenda. Commission members may, however, respond to
criticism made by those addressing the Commission, ask staff to review a matter, or ask that a matter be placed
on a future agenda. To address the Commission on an item that is on the agenda, please wait for the Chair to call
for Public Comment at the time the item is heard.
Read by Chair Thomas. No comments were received.
6. Business Items
A. Land Availability and Suitability Study - Code Analysis Project (LASS-CAP)
Tiffany Antol, Zoning Code Manager, shared with Commissioners a presentation of the City of Flagstaff's Land
Availability and Suitability Study (LASS) and Code Analysis Project (CAP); a culmination of three years work that
began with a land availability and suitability study. The LASS-CAP recommendations focused on how current
zoning and development regulations affect housing affordability, sustainability, and future growth. These
recommendations are intended to support the City's adopted goals related to housing supply, climate action, and
community livability.
Commissioner White shared an early overall impression of the presentation and expressed concern regarding
references made in the presentation to the cost assigned to resource protection. He suggested that while
resource protection may impose costs on development, it also provides important community and environmental
benefits. He commented that emphasizing costs may not be as effective in conveying the value of resource

p g y y g
protection measures. In response, Tiffany explained that all regulations and policy choices involve both costs and
benefits, and that the analysis attempts to evaluate those tradeoffs regardless of whether they are perceived
positively or negatively. Commissioner White further observed that many of the recommendations were
presented as providing potential benefits and potential cost reductions. He noted that the anticipated outcomes
remain projections and expressed hope that the proposed changes would ultimately achieve the stated goals of
lowering costs and improving housing affordability.
Commissioners were particularly interested in discussing the Resource Protection Overlay (RPO) regulations and
its relationship to housing development. Tiffany shared that the study found that the current Resource Protection
Overlay (RPO) can significantly limit developable area and may need refinement to better balance environmental
protection, wildfire risk reduction, and housing goals. Recommended changes include re-mapping protected
resources, creating clearer mitigation standards, and providing relief for projects that participate in the incentive
program. During discussion, Commissioner Joyce requested clarification regarding the Open Space zoning
district and tree preservation requirements. Tiffany explained that Open Space is a zoning designation rather
than a reference to public open space. Under current standards, development in the Open Space zone generally
requires approximately 30% tree preservation, whereas residential zones may require closer to 50%
preservation. Additional discussion focused on how tree preservation should be measured in future code
updates. Commissioners questioned whether tree preservation standards should continue to rely on a simple
trees-per-acre count or shift toward using basal area, a forestry-based measurement that accounts for tree size
and overall forest density.
Tiffany further shared how the City of Flagstaff has been increasing its focus on wildfire mitigation and home
hardening as wildfire risk has begun affecting homeowners’ ability to obtain or retain insurance coverage.
Through the Wildfire Resilient Homes Initiative (WRHI), there are recommended measures including creating and
maintaining a defensible space and removing pine needles and other fuels near structures. Commissioner Joyce
commented that the five-foot measurement for a defensible space could be especially difficult for those property
owners whose homes are within five-feet of a tree, but the tree belongs to a neighboring property. Commissioner
Joyce asked whether the consultant team had developed any tools to evaluate the financial impacts on
developers and whether reducing tree retention could increase property values by improving insurability. Tiffany
responded that while wildfire mitigation measures and reduced tree densities may make homes easier to insure
and potentially more attractive to buyers, the purpose of the proposed standards is not to increase developer
profits. Rather, the focus is on public health and safety, wildfire resilience, and reducing long-term costs and risks
to homeowners.
Commissioners discussed concerns regarding rising insurance rates in Flagstaff, noting that many of the
pressures affecting insurance availability and affordability originate outside of Flagstaff and even outside Arizona.
Several Commissioners expressed concern about the potential impacts these trends may have on the
community's quality of life in Flagstaff. Chair Thomas also expressed concern about preserving neighborhood
character in future developments, particularly through the inclusion of common spaces such as pocket parks and
other gathering areas. She asked whether varying Resource Protection Overlay requirements could affect the
creation of these spaces. Tiffany responded that the City encourages the preservation and incorporation of such
areas and that developments often include them. She noted, however, that long-term ownership and
maintenance responsibilities must also be considered when planning these community spaces.
Tiffany summarized that the proposed code recommendations are not final code changes but rather a framework
for future policy discussions and public engagement, and are intended to reduce housing development costs,
increase housing opportunities, support climate goals, and create a more flexible regulatory framework while
maintaining compatibility with existing neighborhoods and community character.
Briefly following the conclusion of the LASS-CAP presentation, Tiffany shared with Commissioners a preview of
the Planned Community Master Plan (PCMP) which directs how infrastructure will be phased and coordinated to
support the overall development project. The PCMP identifies the timing of development within each land use
area, required infrastructure improvements, and any potential offsets that could reduce overall infrastructure
demands. The plan also addresses transit facilities and routes, roadway networks, connectivity between land use
areas, and pedestrian and bicycle connections throughout the development. She further explained that where a
multi-use path or trail is not included within the FUTS network, it would be located within common areas
maintained by the property owners association while providing secured public access. These common areas must
preserve at least 20% of the gross land area, including a minimum of 10% designated as conservation common
space to protect natural features such as washes, floodplains, wildlife corridors, native plant habitats, ridgelines,
geologically hazardous areas, and archaeological, cultural, or historic resources. The remaining 10%must be
dedicated to public recreational amenities such as playgrounds, sports fields, picnic areas, multi-use paths, and
trails.
7. Reports and Updates

A. Council Representative Report, Council Representative David Spence
Councilmember Spence provided an update regarding the City's strategic planning efforts organized by City
Manager Joanne Keene. The process will examine key issues including future growth and development,
economic development, business attraction and retention, tourism, and other long-term community priorities over
the next 3, 5, and 10 years.
Councilmember Spence encouraged Commissioners to provide individual input and recommendations on topics
they believe should be incorporated into the strategic plan. He stated that Commissioners could contact him by
phone or email over the next month or two to share their perspectives on the City's future direction and priorities.
B. Planning and Zoning Commission Representative Report, Representative Mary Norton
This agenda item was not addressed at this Commission meeting.
C. Open Space Management Report, Robert Wallace and Sylvia Struss
This agenda item was not addressed at this Commission meeting.
D. PROSE Monthly Newsletter - May 2026
8. Informational Items To and From Commissioners and Staff
No additional information was added.
9. Potential Future Agenda Items
Robert informed Commissioners that the next meeting is scheduled for Monday, July 27th and to reach out to
him if they had any topics they would like included in next month's meeting.
10. Adjournment
Chair Thomas adjourned the meeting at 6:14 PM.