By Mark TenBroek
Sedona, Az — Introduction
You may have noticed that there has been a string of new hotel proposals for Sedona. First there was the Oak Creek Heritage Lodge from the Olson Group with its proposed 70-room wedding venue development next to the Schnebly roundabout, an area known for traffic congestion. This development was evaluated and recommended for approval by the Sedona Planning Group, and was subsequently unanimously approved by the Planning and Zoning Commission.
This decision was appealed by two groups, two Bear Wallow residents and Sedona Residents Unite, to the Sedona City Council, where they listened to the evidence and voted 4-3 to deny the development because it did not meet the requirements of the Land Development Code (LDC) and the Schnebly Community Focus Area (CFA). The developer has since filed a lawsuit with the Yavapai Superior Court to reverse this decision. This legal process will likely require several months to reach its conclusion.
A second development behind the Art Barn called the Creekside Ambiente came to the City this year and the
developer requested that the parcels previously part of a Planned Development put together in the late 1990s that never moved forward be reverted to commercial land use zoning. Their plan is to use this zoning to build 50 individual 1-room buildings along Oak Creek similar to the Ambiente development on 89A. The City Council essentially had no option other than to revert this site back to Commercial zoning that would allow lodging at the site. All that remains for this development to move forward are administrative steps so the developer can build “by right”.
Saddlerock Crossing
Finally there is the Village at Saddlerock Crossing development at the intersection of 89A and Soldiers Pass in West Sedona. The developer, the Baney family of Bend Oregon, proposed a 110-room hotel with restaurant and bar along with 40 multi-family housing units on the 
site. In this case the Planning Group made the recommendation (the first in memory) that the development not be approved. In spite of that recommendation, the Planning and Zoning Commission unanimously decided to recommend that the City Council approve a zone change to allow the lodging.
The City Council reviewed the proposed change in zoning and evaluated the development with respect to the “Community Benefits” it provides. Since the developer had not done proper public engagement during the initial development planning process, the City Council refused to approve the zoning change and asked them to gain further public input. The developer has subsequently held numerous meetings with the public and other stakeholders to help them make adjustments to their plan. The updated design they shared with residents now shows 100 rooms and 46 housing units. They highlight the value of this since they anticipate only requiring 35 staff for their workforce.
It should be noted that the similarly sized L’Auberge de Sedona in Uptown with its 90 rooms/restaurant/valet parking has stated that they have 200 full time workers for their facility. The 35 workers for the Saddlerock seems a bit low.
While the City Council is focused on the narrow question of whether the Saddlerock Crossing development provides adequate “Community Benefit” to deserve a zone change to build their 100 rooms, there is a larger question for the community to answer.
Does Sedona need more hotel rooms?
The Saddlerock Crossing developer states that their guests enter once and leave once so they do not contribute to the traffic congestion or other issues throughout Sedona. We know that everybody that visits Sedona spends much of their time traveling to trails, crystal shops, galleries, restaurants, jeep tours and other attractions. People want to take selfies at Bell Rock, Cathedral Rock, and Devil’s Bridge. They just do! During peak periods this would mean at least another 100 cars plying the streets and roads of Sedona visiting these and other attractions.
In addition, this development will likely require 200 full-time workers to staff this 24-hour 7-day a week operation in the many capacities needed to serve these guests. Where will these workers come from? Where will they live? How will they travel from where they live to the hotel? Again, these comings and goings will add to the congestion we already have in Sedona. No denying it.
At the end of the day, more hotel rooms will result in more traffic congestion that cannot be solved by building more roads and roundabouts, requiring more workers that we do not have and cannot house, and will cost everyone who lives in Sedona more to be a resident.
We already know what additional rooms can do to Sedona traffic congestion and workforce housing shortfalls given the over 1,000 Short Term Rentals that have popped up since 2016.
What can residents do?
Residents can certainly mention to their City Council members and Mayor that more lodging is not needed or desired at Saddlerock Crossing. If the City Council approves a lodging change for this development, the local residents could always take the additional step of using the Referendum process to send the question of rezoning of this property to the voters of Sedona if they disagree.
This referendum process has been used recently and if utilized in this case, the residents could settle the question by a vote of the people. This is one way to clearly see what vision the residents of Sedona have for the future of their community.
As a resident of Sedona would you support a Referendum on this lodging development? At least 600 signatures would be needed to put a referendum on a future election ballot. Would you sign a petition to make this happen?
For more information on Lodging in Sedona you can view a presentation on this topic at the following link: Sedona Lodging Vision
Editor’s Note:
Mark is a retired Professional Civil Engineer who graduated from the University of Michigan in 1977 and worked as a consulting and design engineer in the Midwest for over 40 years. He worked primarily on Water and Wastewater projects for municipalities and utilities. Mark and his spouse arrived in Sedona in 2017 to design and build a home in Uptown where they now live. He understands Sedona’s unique place as both a sacred and spiritual center. Researching how the local economy can be effectively managed to protect our quality of life, the natural world, the tourist experience, and reasonable profits for local businesses, has become his passion.
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12 Comments
If there is space for more hotels in Sedona then there is most definitely space to build permanent affordable employee housing. And if the goal is to push all but a select few Uber wealthy individuals out of Sedona then more hotels is the way to go. But what you will end up with is a Disney style community void of residential housing and full of overpriced BnB’s and hotels, restaurants and stores with jacked up tourist prices etc. If you have ever been to either Disney you likely noted that this was the case and it extended for some 50 miles around the park. Even the 7/11’s have jacked up tourist pricing.
Sedona doesn’t need more hotels, resorts nor BnB’s! What it need is, more unique shops vs. dozens with the same crap, more environmentally friendly guided outdoor activities, better food and more international cuisine (for our international visitors) variety at reasonable rates in the restaurants, international signage for key locations of interest, a food truck hub or two and most importantly-permanent affordable employee housing. I’m certain I left something of importance out here but those are things I have observed to be lacking significantly here.
I would agree with the comment that we should keep it local and keep unique shops and a range of dining options. Disneyfication is not good for anyone.
Any company has the right to do with the land they own. They must follow the rules that are laid down, and adhere to them. You people want a government that controls everything?
Are problem is not hotels, its Air B&Bs!
What dont you understand? They get around zoning laws, they get around life safety rules.The make bad traffic problems worse. Look at the majority of new home being built for the lats 5 years. 6,7, or 8 bedrooms home. These are not mom ant pops trying to earn a few extra dollars. Its Venture Capitalist dumping millions into real estate, making homes even more overpriced!
Traffic is a problem because we cant control who owns one or where they put them. Its completely unregulated in the state of Arizona!
Dont blame hotels, because you cant find a room to rent. Dont blame hotels because home prices have more than doubled. Dont blame hotels based on traffic.( at least a hotel has steep impact fees they MUST pay)
Yes we have a workforce housing problem. But half the town would scream socialism if the city started building all over the place. Dont kid yourself. People dont even want a temporary safe parking lot for gods sake!
I’ve no problem with Hotels per se, but we already have more than enough of them here and do not need any more. Not now anyway. My problem is having a Disneyesque community that caters solely to tourism vs. a well balanced residential/tourist community. There are far far more hotel rooms in Sedona than there are actual residential homes. There are far far more BnB’s too.
As for BnB’s I wish AZ would at least require the registered legal ones to have a small sign or placard that is visible from the road to indicate they are in fact a registered BnB and have a direct contact number for the owner/manager of them on the sign. Other states do it and it aids in cracking down on illegal unregistered ones as well as aiding in controlling unruly renters.
“Yes we have a workforce housing problem. But half the town would scream socialism if the city started building all over the place. Dont kid yourself. People dont even want a temporary safe parking lot for gods sake!“
Well then you will lose all of the employees who are un housed and replacements will not follow. Not enough to maintain the towns need for workers anyway. Shops and restaurants will shutter. So people may not want housing for them but they sure as heck want their servants and services and you cannot have it both ways. That’s a fact.
I agree with WS Dave. BnB’s are a Bigly problem in Sedona, Arizona and across the country. I like TJ’s mandatory signage for them. Makes sense but AZ is not prone to common sense laws or regulations so I’m certain this would be fought tooth and nail by many BnB owners here.
Also agree that many do not want to provide affordable housing for our homeless employees but without it as TJ states businesses will not be able to maintain staffing and will end up closing like numerous non monopoly owned businesses here have nearly as quickly as they appeared. That doesn’t benefit anyone. If we can help feed and house people in other countries surely we can do so here in M’erica especially for those employed and contributing to our community.
We have plenty of hotels that stand vacant or nearly vacant for weeks on end during non event and off tourist seasons. We do not need more of them and cannot justify the need for them at this time. Especially when parking uptown is scarce or non existent during peak tourist times and more hotels would only exasperate the problems.
I also like the idea of a food truck hub and better variety of restaurant and store options. Yes building and land owners can do whatever they wish with their properties but there should be some sort of incentive or encouragement for different types of them rather than having dozens of the same thing from door to door. People especially travelers like variety and are off put by stereotype tourist trap stores and eateries. That has been my travel experience anyway.
I could not agree more that STRs are a problem in Sedona that have caused all sorts of problems in our community from making housing less affordable and drawing more visitors that causes traffic congestion. However, additional lodging will also cause these same problems. It is best if our community sticks to the zoning and LDC regulations and continues to refine the LDC to make the community better for its residents not easier for business to expand.
Does Sedona Need More Hotel Rooms?
Mark, Whether Sedona needs more hotel rooms is both a question and a statement, reflecting broader concerns about development and land use. In Arizona, zoning regulations dictate land usage, which helps guide and regulate how properties can be developed.
Consider this: Does Sedona need more mini-mansions with seven-car garages? While opinions on this may vary, it’s important to remember that landowners have the right to develop their properties within the bounds of zoning and building regulations.
Finding a balance is crucial. If the city were to change zoning laws to restrict certain types of development, there would likely be pushback from those who feel their property values are being diminished. State law protects property owners, and any actions perceived as diminishing property value could lead to legal challenges, as seen with the proposed hotel on Schnebly Hill.
Some Sedonans believe any new development they disagree with should be halted, regardless of zoning approvals or past city decisions. However, adhering to state and local building codes is essential, especially concerning sensitive areas like flood zones. Efforts to block development near areas like Oak Creek might be seen as attempts to halt new hotel projects rather than addressing genuine environmental concerns.
Property rights are fundamental to our society. Even if a parcel wasn’t developed 25 years ago, current zoning regulations are designed to protect property investments and guide future development. This system ensures that development is carried out responsibly, respecting the rights of property owners and the community’s needs and protecting Oak Creek.
Steve, thanks for the comment. Yes, property rights are fundamental to Arizona land use, more than any place I have ever been. Zoning regulation is there to protect inappropriate use. In this case perhaps the question should be “Should the Zoning of Saddlerock Crossing be changed to allow more lodging?” You noted that adhering to existing zoning is essential. That is the question faced by City Council since existing zoning does not allow the amount of lodging proposed. It comes down to the “benefit” the development provides Sedona. I would make the case that the overall benefit to the community of this development does not justify this additional lodging given the collateral impacts that it will have on issues residents feel affect their quality of life.
Oh my gosh, does Sedona ever get done with arguing with itself? Nature’s natural beauty and ambience of the Sedona land area was ruined long ago–a near unforgiveable tragedy for sure. And now the potential for a unified community spirit seems to be going down the drain as well. I’ve never witnessed such indignity to God’s creation anywhere, ever. It happens one baby step at a time while people aren’t paying attention or looking far enough forward. Like a kid hearing the parents argue, I just want to scream out “stop already”.
I suggest just taking a straight people vote of residents as a measurement of the will of the people and go with the majority and then whichever way it goes everybody else can just get over it. That lifts the load from the representatives and officials always pulled in different directions. If Sedona’s representatives truly represent the people, let all the people speak, thus giving the authorities permission to end these continuous debates. What happened to the spirit that our communities should be for “the people” as the first priority. Aren’t all the rules and regulations created to serve “the people”?
“Aren’t all the rules and regulations created to serve “the people”?“
Yes but in a manner that is both protective of our environment and community. Not to make it a free for all do whatever you want with your land anarchy.
I love that. Are the current regulatory guidelines part of the problem?