The city of Sedona is in the process of trying something new in an area of town that — for the most part — has seen little development over the years. 

The Sedona Planning and Zoning Commission voted unanimously on Oct. 15 to approve a proposed zone change request to apply the Oak Creek Heritage District to multiple properties comprising approximately 44 acres within the Schnebly Community Focus Area. The Sedona City Council will vote on the matter at a later date. 

This zone change request, encompassing 18 parcels and 44.39 acres, is the result of an approximately four-year effort to establish and realize the Schnebly CFA vision. Six entities are in ownership of the 44.39 acres, which is about half the size of the total CFA.

“We’re getting a more refined vision for what this neighborhood will look like in the future,” Assistant Community Development Director Warren Campbell said. “We are not talking about a specific development proposal. There may be some confusion out there that we’re approving a hotel tonight. That is not the case. We are specifically reviewing the application of a new zone district created in conjunction with our 2018 Land Development Code update that will affect the vision of the CFA plan.”

In 2014, several residents of the area came forward with a request to initiate the development of a CFA plan for their neighborhood, a city report states. In 2015, the effort to establish a vision for the area began with the participation of many of the property owners in the planning process. After several years of refining the vision and working through the planning and zoning commission and council, the Schnebly CFA Plan was adopted in April 2017.

At this time, there are no specific development plans for any of the properties associated with this application. Development review will occur at a later date as project proposals are submitted by property owners, the report states. This application consists of a request to rezone the identified parcels from their respective residential zoning districts to the new Oak Creek Heritage District.

This zoning district is intended to provide options for development designs that will preserve the character of the area by incorporating a network of natural open space and pathways into developments to create a park-like, walkable district. The district allows for residential [single-family or multi-family]; lodging; campground; agricultural, parks, recreation and open space; and commercial uses are limited.

Site Characteristics:
-The properties requesting rezoning are largely located between Schnebly Hill Road and Oak Creek. There is one parcel located on the east side of the road.

-The parcels are either vacant or underdeveloped in relation to the allowed uses, densities and lot area of the current single-family residential zoning. The “rural” and underdeveloped characteristic of the area was the genesis for the CFA vision and new zone district to protect the natural resource values and unique character of the area.

 
-The topography of the sites ranges from level areas of the Oak Creek floodplain to the steep slopes above the Creative Life Center.

-Multiple properties are impacted by the Oak Creek riparian and floodplain corridor.

-All the parcels have access either off Schnebly Hill Road, Bear Wallow Lane or Burris Lane.

Of those who spoke during the meeting, about half were in favor of the project while others had concerns about an increase in traffic, potential flooding, parking on Schnebly Hill Road and noise. Campbell said the CFA addresses pedestrian use and connectivity along Schnebly Hill Road. And, he anticipates that road improvements will be made as time goes on. In addition, traffic impacts have been heavily evaluated as well.

“When we took the CFA plan through planning and zoning and city council. That was a huge issue of discussion,” Senior Planner Cynthia Lovely said in terms of traffic. “During those presentations we did present numbers on trip generations. In terms of single-family residential, which is what it’s currently zoned, if you look at per unit trip generation, single-family is higher than things like hotels or multi-family residential.”