The Sedona City Council and city staff discussed motivations and proposed changes to the city's land development code and incentives for developing affordable housing during a special meeting on Wednesday, June 12. At the end of the meeting, the City Council directed staff to begin considering an ordinance that would allow for the installation of kitchens in accessory dwelling units. The City Council also asked for improved renderings of the proposed project and its impact on view areas.
visual
Staff explained that the LDC and DIGAH were created to prioritize the preservation of land and landscapes over facilitating the construction of additional housing units.
“We were thinking about things like views initially,” said lead planner Cynthia Lovely, while planning manager Kari Meyer explained that “with the right design requirements,” staff could “integrate the building into the natural environment without necessarily impacting the views.” Furthermore, Meyer asserted, “If the project leaves open the possibility of short-term rentals, it's not serving the local housing need.”
Housing Coordinator Jeanne Frieder said staff's goal is not to build enough housing units to meet Sedona's demand. Frieder said the number of housing units needed in Sedona is 1,260, but the city's housing assessment shows it will need 1,480 to 1,515 additional units by 2025.
Following the discussion on views, council members stressed the importance of producing renderings of proposed projects that can be used as part of the approval process for each project to demonstrate that neighbors' views will not be obstructed.
“That's the most important part: Prove you're not interfering with the neighbors' views,” said Councilwoman Melissa Dunn, who added that she would be happy to consider approving a five-storey building in the right location.
“Once the rendering is done and it's deemed good, there has to be the political will to approve it, despite the fact that downstream residents will never consent to their views being unobstructed,” Councillor Jessica Williamson said, adding that the area “is not there for the 50 people who live there now, it's there forever.”
“I'm pleased that we were able to preserve this part of Sedona,” said City Councilman Pete Furman.
“I think I'm much more sensitive to the impact on the view I'm getting from the home I'm paying to live in and expecting,” said City Councilman Brian Fultz.
parking
Meyer spoke about requiring new homes over a certain size to have garages, which he said was put in place in 2019 or 2020 in response to neighborhood complaints about on-street parking blocking views.
“We can get rid of that requirement,” Williamson said of the LDC provision that requires multifamily developments to have a certain number of covered parking spaces, noting that people who live in their cars or with others are “already the have-nots.”
“I question the idea of mandating two-car garages, especially from an economic standpoint,” Williamson added.
“I don't mind eliminating garages and putting in carports to cut costs. I don't mind eliminating covered parking,” Ploog said.
ADU (Adaptive Duo)
The council called for rules to be revised to make it easier to build ADUs and new housing.
“We're hoping to come up with our own version of the solar cocop for ADUs that can literally be a turnkey solution,” Fultz said, “There are some areas in the state that have codes for tiny homes and that kind of thing.”
“We've been waiting forever for an ADU ordinance to be enacted,” Ploog said, “and this would be a quick solution. In fact, it could be done right away. I know some people would like to do that, but the kitchen issue has been holding them back.”
“Homeownership is important,” Ploog added.
“I want to plan for a growing community of people who can afford to buy a home in Sedona,” said City Councilwoman Melissa Dunn.
“If there are pre-approved plans that don't require anyone's approval, then only those who buy the plans and have the land can build,” Williamson said.
“It would make sense to start with the first homes, and I think we can do that,” Mr Williamson said, adding that the council must resist micromanaging.
Current law allows for the construction of a second habitable structure on a residential lot, city attorney Kurt Christianson confirmed on June 25.
“Currently, the property has both a residence and a guest house attached,” Meyer said. “The guest house cannot have a full kitchen.”
LDC section 3.4.C(2)a.1 states that “there may be a maximum of one accessory building per lot that can be used as living space and which may include a kitchenette but may not include a kitchen.”
The recently passed bill, HB2720 (codified as Arizona Revised Code §9-461.18), defines an ADU as “a separate dwelling unit that is located on the same lot or parcel as a single-family dwelling that has a larger square footage than an accessory dwelling unit and that contains sleeping and sanitary facilities and may have its own kitchen facilities.”
Meyer also twice explained that the city's 2016 ADU-only ordinance allows for “three habitable structures on one lot” — a main house, a guest house and an ADU. He suggested the City Council could simply amend the LDC's current language to allow for a second structure with a full kitchen while still keeping the limit at two habitable structures per lot.
Kinsella said he supports allowing ADUs to have kitchens because “it would increase the number of rentals.”
“My thinking on ADUs has evolved,” Furman said before urging the council to adopt an ADU ordinance.
HB 2720 also requires all municipalities with zoning authority to adopt development regulations that do not prohibit ADUs from being leased as long-term rentals, impose stricter development rules for ADUs, impose setbacks of more than five feet on the rear or side of ADUs, or require restrictive covenants or parking improvements as a condition of allowing ADUs. If a municipality does not do so by January 1, 2025, “accessory dwelling units will be permitted to be erected without restriction on all parcels or lots designated for residential use within the municipality.”
