From Steve Segner
Subject: Reconstruction Permitting and a New Look at Floodplain Development
Sedona, AZ — I recently read the article reporting that the City of Sedona will be working to expedite the permitting process for reconstruction following the recent flooding. I applaud this effort. This is government at its best: finding ways to make life easier for citizens when they need help most.
That said, I would also ask the City to take a hard, fresh look at development within the floodplain and how its building regulations have been applied.
During the floods, I visited the Heritage Village site and observed that the designated building sites did not appear to have been affected. On the other side of the river, however, hotel structures built within the last several years were swept away, contributing to downstream damage.
Large building pads had been constructed within the river’s floodplain and, in some instances, seemingly over the river itself. This raises serious questions about how these developments were permitted and whether the appropriate floodplain, engineering, and environmental standards were applied.
Perhaps the City was unaware of the extent of these encroachments. However, from the outside, it appears that the hotel developments may not have been held to the same standards now being applied to the proposed RD Olsen Development.
If that is the case, we have an issue of inconsistent enforcement that deserves a closer look.
I am not asking City staff to spend their valuable time retrieving copies of building permits. I recognize that staff is extremely busy dealing with the aftermath of the flooding. Besides, I have serious doubts that the permits and approvals necessary to support some of these structures even exist.
My purpose in writing is simply to bring this apparent imbalance in enforcement to your attention. As the City moves forward with reconstruction, this is an opportunity not only to rebuild but also to reconsider where and how we allow development in areas vulnerable to flooding.
We should not simply expedite the process of rebuilding without asking whether what was built in the first place was appropriate.
Respectfully,
Steve Segner
Owenby Ditch Member
Local Hotel Owner
- Coconino County Community Development: Much of the Oak Creek Canyon area falls under Coconino County jurisdiction. They manage zoning ordinances, building permits, and the Oak Creek Canyon Area Plan, which sets specific development standards for that region (coconino.az.gov). coconino.az.gov
- City of Sedona Community Development Department: If the property is within city limits, the City of Sedona’s specific codes and building safety requirements apply . sedonaaz.gov
Critical Considerations for Waterway Construction
- Floodplain Management: Construction in or near a floodplain is heavily regulated. You will likely be required to determine if the site is within a FEMA-designated Special Flood Hazard Area, which often necessitates special engineering, elevated structures, or restricted building footprints. pima.gov
- Riparian and Environmental Protection: Waterways are protected ecosystems. Regulations often require setbacks from the ordinary high-water mark to preserve native vegetation, prevent erosion, and maintain water quality.
- Drainage and Grading: You may need engineered plans to ensure that construction does not increase flood risks to neighboring properties or alter natural drainage patterns.
- Permit Requirements: Almost all structural work, including substantial renovations, new construction, or accessory structures, requires a permit. Never assume an exemption for small projects near sensitive areas.
