Council rezones two Royal Glen parcels to commercial for formalized Hillside overflow parking, adds deed restrictions and landscaping

The Sedona City Council on Sept. 9 approved a rezoning that converts two parcels at 62 and 86 Royal Glen Lane from RS‑18 single‑family residential to CO commercial to bring an existing gravel overflow parking area behind the Hillside Shopping Center into compliance.

Assistant planner Megan presented the request and staff’s recommendation, describing the parcels as "approximately 1.6 acres" currently used as a non‑permitted gravel overflow lot. Megan said the application proposes 26 employee‑only spaces, bicycle parking, a pedestrian path to Hillside and a change to red crushed granite surfacing made from recycled materials rather than asphalt.

Applicant Tom Hanrahan of MCA Realty said the parcels have "long served as overflow parking" and that the proposal formalizes the existing use with improvements. He said the project would include a boom lift gate to restrict public access and several other measures recommended by the Planning & Zoning Commission, including improving drive aisles, additional trees and a pedestrian path. Hanrahan told council the owners will record deed restrictions tying the stalls to the shopping center and prohibiting short‑term rentals on the parcels.

Neighbors raised concerns at Planning & Zoning and again at the council meeting. Neighbor John Burst opposed the gate location, said he had not agreed to the gate placement and sought stronger screening and protections for ingress and egress. His attorney, Aaron Lumpkin, requested a recorded agreement granting remedies if Burst’s access were blocked during operations.

Following a break for direct negotiation among applicant, neighbors and staff, the parties reached a set of modifications the council added to the conditions of approval: a deed restriction prohibiting short‑term rentals and another deed restriction tying the parking stalls to Hillside’s use; installation of code‑compliant trees (minimum 8 feet at planting); and installation of an approximately 80‑foot‑long, 4‑foot‑high wooden fence along the parcel edge to provide screening. The final condition list also clarifies the boom gate requirement and includes a staff‑recommended addendum to the applicant’s letter of intent.

Councilor Pfaff moved to approve Ordinance 2025‑9 (case PZ25‑00003) adopting the zone change and the amended conditions; the motion passed unanimously. Staff said the approval includes required findings consistent with the Sedona Community Plan, the Land Development Code and related policies. The record shows planning staff, the Planning & Zoning Commission and the applicant worked through public concerns and added conditions to address emergency access, visual screening and recorded deed restrictions.

Council directed staff to finalize the conditions of approval and to return draft documents for recordation.