20260107 NEIGHBORHOODADVISORYCOMMISSIONMINUTES.PDF

Minutes of the Neighborhood Advisory Commission (NAC) Meeting held on Wednesday, 
Jan. 7, 2026, at 5:30 p.m. as a hybrid meeting with in-person attendance option along with 
virtual component option via Microsoft Teams platform 
 
(MEMBERS) Present: Brandon Abrahams, Lane Carraway, Joe Caudill, Ray Devine, Jan 
Doughty, John Kozel, Stacy Novis, Caitlin Rynn, Kaylyn Smith, Joel Stern, Angie Taylor, Casey 
Thomas 
 
(MEMBERS) Absent:  
Eric Johnson, Suri Wall 
 
City Staff: Shauna Warner, Neighborhood Services Director; Elizabeth Thomas, Neighborhood 
Services Specialist; Keith Burke, Deputy City Manager; Ryan Levesque, Deputy Community 
Development Director 
 
Guests: Jennifer Hill, David Sokolowski 
 
Agenda Item 1 – Call to Order 
The meeting was called to order at 5:30 p.m. by Chair Kozel 
 
Agenda Item 2 – Public Comment 
Mr.Sokolowski expressed his concerns both broadly regarding lack of affordable housing in Tempe 
and more specifically related to the Affordable Housing Density Bonus Program, emphasizing his 
belief that it is insufficient to address the existing and expected growth. He would also like to see 
the General Plan 2050 updated much sooner than the mandated 10-year interval. 
 
Agenda Item 3 – Welcome and introduction of new and existing commission members 
New members Caitlin Rynn, Kaylyn Smith and Casey Thomas introduced themselves to fellow 
NAC members noting their motivation and interest in joining the Commission at this time. Existing 
members in turn provided information about themselves. Shares included neighborhood name, zip 
code and favorite local business in Tempe.    
 
Agenda Item 4 - Call for nominations and election of Chair 
Chair Kozel noted his December nomination and his willingness to continue serving in this role and 
inquired if there were any additional nominations for Chair. There were none. Commissioner 
Devine made a motion to accept John Kozel for Chair by acclimation which was agreed upon by 
members unanimously with none opposed and no abstentions. 
 
Agenda Item 5 – Call for nominations and election of Vice Chair 
Chair Kozel noted Commissioner Caudill’s December nomination and asked if there were any 
additional nominations for Vice Chair. There were none. Commissioner Doughty then made a 
motion to accept Joe Caudill for Vice Chair by acclimation which was agreed upon by members 
unanimously with none opposed and no abstentions. 
 
Agenda Item 6 – Affordable Housing Development Bonus Program, Community 
Development - Planning 
Deputy Community Development Director, Ryan Levesque helped provide context for how we got 
here noting the following: 
➢ Affordable Housing Strategy Plan 2019 
➢ Proposed Development Bonus Program 2019 
     
  
Minutes 
Neighborhood Advisory Commission 
January 7, 2026

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➢ General Plan 2050: Tempe Tomorrow 
➢ State Legislature Mandate demands for affordability and increasing housing supply 
➢ On-going rising costs of housing 
 
He highlighted the distinction between burdened households and severely burdened households. 
Burdened -  spent between 30 and 49.9% of income on housing costs  
Severely Burdened - spent 50% or more of income on housing costs.   
 
Inclusionary zoning, requiring provision of low-income housing as a condition of approval is 
prohibited in Arizona.  Specifically, Arizona Revised Statute 9-461.16 prohibits a municipality from 
creating any regulation that conditions approval for a development based on providing low-income 
housing.  However, Arizona jurisdictions are allowed to create incentive or bonus programs to 
increase the supply. 
 
Tempe’s current affordable housing efforts include the Hometown for all Program established in 
2021, the Apache Redevelopment area offering up to 50% in development fee rebates for projects 
providing 10-15% of workforce housing units, Accessory Dwelling Units (ADUs) approved in late 
2024 and HB2297/Commercial Adaptive Reuse to Multifamily which mandates 10% of affordable 
units.   
 
City Council has provided direction to next create a Development Bonus Program, with a simplified 
approach. Tempe’s approach is a voluntary process for developers to provide public benefits to 
receive additional residential density, floor space, and building height beyond what the existing 
zoning allows on the property. Staff proposes to create a city-wide program centered on affordable 
housing and simplifying the bonus methodology and process.  
 
The simplified formula will allow for developers building to maximum density allowed per Zoning 
District and allow for additional density, height, and reduced parking requirements (with compliance 
of the General Plan 2050 Projected Land Use and Residential Density Map), when providing 
affordable housing. 
 
Member comments and questions included: 
?: What is meant by workforce housing versus affordable housing? 
A: Workforce housing references meeting the needs of households earning 80 to 120% of area 
median income while affordable housing serves families at or below 60% of median income and is 
considered subsidized housing, low-income is extremely low-income. 
 
?: What is FMR? 
A: Fair Market Rate from HUD database program and updated each year. 
 
?: Why are all the units in Chart C? 
A:  It’s just a formula, C is the outcome.  75% of (B) units have to be dedicated to Affordable 
Housing.  The DRAFT code document describes A, B and C fields in greater detail. 
 
I recommend more clarity in the chart (slide 14).  Provide an entire example. 
 
?: Are we having higher density?  Why then allow reductions in parking? 
A: Often, these sites are in urban areas with older parking standards, we’re seeing numbers going 
down incrementally.  Reduction in standard parking requirements to the usual Zoning Code apply.   
 
? What about R-6 Zoning? 
A: If it’s new R-6 Zoning, meaning new, high density multi-family zoning allowing more housing 
units to be constructed (up to 45/du/ac), it would not be located anywhere initially,         it would be 
an option for new development to propose a rezoning. Must be codified within the code, then an 
application submitted and public hearing process would be required.

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?: What does guarantee mean?  How is that to be handled? 
A: The developer will sign a covenant with the City to guarantee the percentage of dedicated unit’s 
affordability for 30 years.  Affordability would be assured through these covenants.  Tempe’s 
Community and Health Services Department to verify the initial affordability and income criteria for 
renters/buyers of the units, with annual self-reporting process and audits to verify compliance with 
city agreement.   
 
?: How are we evaluating proposals from developers?  What happens after 30 years?  Why not in-
perpetuity?   
A: Some others have asked that.  Thirty years is a pretty common timeframe.  These will be well 
established multi-family housing by then, not new housing stock.  Monitoring over that entire 
timeframe beginning after being in place after Certificate of Occupancy is received.  Improvements 
will be made but there are barriers to requiring in-perpetuity.  Developers just will not participate if 
there is no end date.   
 
Sounds like we are shifting burden, developers have to have target revenue, have to shift rent from 
low income to high income, the 80% will pay for lower end, it’s not a bonus. 
A: Developers are restricted by the market ranges and what their willing to pay for.  Their amenities 
can’t be limited from residents of that site.  But if there are unbundled amenities that can have 
extra costs, such as dedicated parking space, then yes, that could factor into the housing 
affordability cost.   
 
?: Regarding density changes, are we taking existing land to put these projects on there?  What 
about impacts to Police Department, Fire Department and schools?  If revenue drops off, how do 
we support them and the continued need for services? 
A: Developers look at zoning allowances, they’ll continue to develop these projects, perhaps with 
tweaks or fewer amenities.  This program is not intended to solve affordable housing issues, it’s 
another tool in the toolbox.  Fee reductions are being looked at, working with Housing Services to 
help identify where area of need is as well.  There are some underutilized sites that will be 
redeveloped either with or without an affordable housing program.  Impacts to Police and Fire for 
example, will continue to be addressed through development impact fees, and implementing 
appropriate site plan methods.  
 
?: Will you allow development that has already been approved to reapply for Bonus Program if 
desired? 
A: They would have to go through new process, start over to get higher density than the General 
Plan will allow them.  It will depend if they are eligible or not.  If they already received a rezoning or 
PAD, then it’s unlikely.  
 
Agenda Item 7 – NAC Dec. 3, 2025 Meet & Greet wrap up* 
Members collectively reviewed participant comments provided on boards at the December 3, 2025 
Meet and Greet and included in the NAC meeting packet. These participant comments about the 
six posed questions are an addition to the NAC member responses provided at the August 2025 
annual retreat meeting. 
 
Comments and questions from NAC members included: 
▪ 
I thought it went really well, especially for a December gathering! 
▪ 
Informal vibe was good and feedback from participants was positive  
▪ 
What are buy nothing people and groups? (this mention was noted on all six boards) 
A: National thing but hyper localized, often on Facebook, all items offered up for free 
ranging from ripe bananas to belt bags to furniture.  Sharing or trading of useable goods 
through an online community of people trying to reduce waste going in landfill.  I believe 
there are two in South/Central Tempe area and one in North Tempe now.  
▪ 
Airplane noise at this venue 
▪ 
Nice venue and kudos to Commissioner Taylor for securing it! 
▪ 
Great interaction!

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▪ 
Diverse crowd 
▪ 
New faces 
▪ 
Varying lengths of residencies in Tempe 
▪ 
Liked hearing about inclusion of and engagement of youth in South Tempe neighborhood 
▪ 
Enjoyed connecting with others 
▪ 
Heard some AirBnB concerns 
▪ 
Much of conversation was very informal and positive 
▪ 
What are we doing with this information? 
▪ 
What can we build upon? 
▪ 
What do we want future events to feel like, look like? 
 
Members agreed to discuss further and look ahead to the next gathering at the annual Retreat 
meeting.   
 
Agenda Item 8 – Neighborhood Award Nominations and Neighborhood Celebration 2026 
updates and planning 
Neighborhood nominations for recognition at the 2026 Neighborhood Celebration are open through 
February 12 at tempe.gov/NeighborhoodCelebration.  Links to Sustainability and Resilience and 
Arts and Culture nomination forms are also available there with Water Conservation and the 
Dolores Huerta scholarship expected to be added soon.    
 
Members were reminded of their vital role in helping to encourage and secure quality nominations 
for consideration. Nominations outreach is underway through multiple channels including Tempe 
Today, social media posts, call for nominations fliers, neighborhoods email list serve messages, 
January Peach Jar entry and more. Staff will provide an overview of the nominations review 
process at the February NAC meeting in advance of voting and group discussion at the March 4 
meeting.   
 
Commissioner Johnson secured a burritos quote from Angie’s Lobster for staff consideration along 
with other vendors being sourced. The t-shirts are a go thanks to sponsorship funding from Salt 
River Project and this year’s design is expected soon. 
 
Agenda Item 9 – Proposed Future Agenda Items and Member Shares 
Prior topic suggestions pending appropriate timing and speaker availability included: 
➢ Economic Development overview 
➢ Update on new required laws addressing unhoused community- response thus far and 
impact to neighborhoods 
 
New future agenda topic suggestion: 
➢ Update on Microburst 
 
Upcoming events noted: 
Saturday, January 24 – Tempe Blooms, Downtown Tempe Authority (DTA) throughout downtown 
Saturday, January 31 – Mill Music Sessions, Hayden Flour Mill, 6-10 p.m. 
January 30, 31 and Feb. 1 - Tempe Artists Guild is hosting The Art of Us a juried Art Show that is 
open to the public at Hackett House 
March 21 – Catch a Wave Car Show – Kiwanis Park Soccer Field, 9 a.m. to 1 p.m. 
 
Agenda Item 10 – Adjournment 
Meeting was adjourned at 7:00p.m. 
 
Prepared by: Elizabeth Thomas 
Reviewed by: Shauna Warner