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Sedona Housing Commission

Sedona Housing Commission Chair Linda Martinez (back), Commissioner Sandy Moriarty (center), and Sedona City Councilor and Housing Commission liaison, Dan Surber (foreground) review changes (in yellow) to the Commission's proposed Accessory Dwelling Unit Ordinance.

Sedona Housing Commission discusses community concerns about ADUs

SEDONA, AZ (November 17, 2009)- After more than 3 years of research, 20 public forums, and many rewrites for a proposed Accessory Dwelling Unit ordinance, the Sedona Housing Commission last night discussed their final draft to be presented to the Planning & Zoning Commission on December 1, 2009. 

If approved by the P&Z, the draft ordinance will likely move on to the Sedona City Council sometime in January 2010 for a final decision.

An Accessory Dwelling Unit, or ADU, is a rented second residential dwelling that is either attached or detached from the main residence.  Unlike a guest house that cannot be rented and is not allowed to have a kitchen, an ADU provides complete rentable living quarters.  Currently ADUs are not permitted in Sedona. The Housing Commission is proposing to make them legal subject to a host of conditions and regulations, including that they must be rented for at least 90 days (short-term rentals less than 30 days are illegal in Sedona).

The Commission is hoping that ADUs will help fulfill its mandate to bring more affordable housing to Sedona for workers and seniors, create greater economic diversity, and provide extra income for homeowners.

The new draft ordinance has changed in many ways from prior drafts based largely on comments the Commission has received from the public.  One important new requirement is that only 88 new ADUs will be allowed to be constructed over the next five years, approximately a 1% increase over the current residential build out projections.

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Said Audree Juhlin, Assistant to the Director Community Development, "The new draft ordinance balances the need for affordable housing with the concerns of the community."

Yet, despite this, Commission members remain concerned that their message may not be getting through.

Said Commission Chair Linda Martinez, "The community has been reasonably supportive but they want more assurances."

Said Juhlin, "In other towns we've looked at, many of the [community's] perceived fears have not been realized.  In Sedona, there have only been 8 complaints about illegal ADUs."

Said Commissioner Helen Snyder, "We don't want to presume that the community at large supports this and appear naive."

Said one Commissioner, "People are afraid their community is going to get trashed."

Natalia McKendry, Sedona Housing Commission

Sedona Housing Commissioner Natalia McKendry helps map out a strategy to better communicate how the proposed ADU ordinance addresses community concerns.

In addition to the perceived negative impacts ADUs might have on residential character such as increased density, noise, and traffic, "lack of trust" was raised. 

Said Martinez, "The community doesn't necessarily believe that the city will do what it says it's going to do."

Many of the concerns appear tied to the enforcement of the ADU ordinance.  If the City of Sedona is unable to enforce current ordinances against illegal ADUs and short-term rentals, some say, how will it be able to enforce a new ADU ordinance? 

Will ADUs be used illegally as short-term rentals? 

How will the city enforce on-street parking and noise problems that ADUs might create?

Enforcement in cities is typically "complaint based," meaning that citizens must report possible law breakers to the city for it to act.

Said Commissioner Gene Snyder, "We have to keep emphasizing that [the ADU ordinance requires that] there is an owner on the premises.  That's the strongest enforcement there is."

Readers' comments

 #1 FYI Sedona residents, I received an email notice today that my property value has decreased yet another $5K. This in the face of the City of Sedona believing it can persuade its residents to accept the concept of "Affordable Dwelling Units" aka "Workforce Housing," etc. and thereby be categorized with all of the urban environments who have had no choice, BUT to adopt such planning practices.

Apparently, what the City needs is responsible public servants who are responsive to the residents' desires. Let's see if we can finally elect some this time around.

#2 I have attended quite a few of the "Affordable Housing" meetings, and read the documentation, with the exception of this latest revision (in the picture it looks like a rewrite).

I am a huge champion of working people. I am one! But what I have seen of the Housing Commission, is not working, and is unlikely to work in the future.

What I have proposed more than once is that a database of people seeking housing and housing available be set up. It could be run by one half-time person.

People seeking housing could apply, and make a deposit to show they are serious, not "wishers." When a match is found and the party decides to move, a consortium of businesses and volunteers could help people get into their new home with possible discounts for services required for moving.

This plan does not require more building or greater density. (Remember, if developers are granted greater density per acre in exchange for their promise to build x number of affordable units, there is no provision to require their complicity!) They promise, but they don't really have to deliver unless they are people of a certain conscience.

What this commission lacks is:
1) results
2) names of any people who would actually move into such units if and when they are available.

The commission isn't solving actual problems. They are just talking about solving them. And making deals with developers in which public benefit may never emerge. And showing the public pretty pictures of very dense housing that could be built anywhere, but may not be pretty if built here, because they (we) do not control developers. (That part is a sales job, strictly promotional!)

Is this just a "feel-good" commission on which people get a sense they are championing the poor, but no one actually gets help?

I want names...Who lives in the affordable units we've acquired? Who will uproot their families and move when we have more low-priced units?

I want solutions. Match renters with property owners. What's so complicated about that?

Lin Ennis

#3 LETTER TO THE EDITOR RE:  "SEDONA HOUSING COMMISSION DISCUSSES COMMUNITY CONCERNS ABOUT ADUs"

Dear Editor:
 
The tortured logic, excesses, and lax standards continue no matter "the lipstick" the Housing Commission puts on ADUs.    
 
Sedona's single-family residential zoning does not permit two dwellings per lot nor mixed residential and commercial use. Yet the proposed ordinance increases the density and use of residential plots by bringing second dwellings, ADUs that can be rented, to properties in neighborhoods sans strong CC&R.   
 
Unlike Sedona, there are real standards for single-family residential zones in unincorporated towns and areas nearby.  Minimum residential parcel sizes for Detached Guest Homes (ADUs) are two acres in Coconino County and 35,000 square feet in Yavapai County -- rentals are prohibited.
 
In addition, Yavapai county allows no more than two occupants per accessory dwelling and requires a notice by mail of new requests to surrounding property owners within 300 feet.  And deeds in Coconino County state the accessory unit is for family or guests and not for rental purposes.  
 
The City of Sedona is irresponsible and unconcerned about the consequences of lax standards and increased lot densities.  Instead, its ADU proposal authorizes mixed-use, commercialization via rentals, garage conversions and the cramming of more people, cars and structures onto small residential parcels.
  
There are no lot size restrictions, and the surrounding property owners will not be notified of new ADUs.  The number of occupants allowed in these small ADUs/rentals designed for two people?  No more than three unrelated adults, their children and relatives. 
 
And, what about the requirement that property owners submit an annual ADU report?  Overlooking that ADUs are intrusive in and of themselves, the Housing Commission recently deleted this language from the proposed Ordinance due to intrusiveness.  Thus, City Hall will have no way of knowing an ADU's status, rendering impossible enforcement of whether it is rented for at least 90 days or is an illegal short-term rental that brings transients and crime into a neighborhood.  This is a result of the City meeting with such civic organizations as the Sedona/Verde Valley Assoc. of Realtors, Luxury Real Estate Professionals, the Sedona Community Center Board, etc.    
 
Of course, concerns about unenforceability, parking-lot conditions, increased traffic, decreased property values, environmental degradation, noise and poor quality of life abound.  Be sure to attend the Public Hearing on Tuesday, December 1st, at 5:30 p.m., City Council Chambers, and tell P & Z you oppose ADUs in single-family residential neighborhoods. 

Sincerely,
 
 
Jean Jenks

#4 I know the Commission has giving much thought, hard work and taken lots of input and ADU's in a strong effort to address a need we have here.

Making ADU's offical, regulated and registered, make sense to me.
John DiBattista
 

Readers' Comments - Sedona.biz
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