Sedona commission reviews conceptual plans for 36-unit Ambiente Creekside resort; public raises creek-walk, flood and access concerns

The Sedona Planning and Zoning Commission on Aug. 5 heard a conceptual development review for Ambiente Creekside, a proposed 36-unit lodging resort on roughly 19 acres along Oak Creek at the Owensby Way roundabout (case PC24Z00015). Applicants described plans that include 36 atrium-style lodging units, a restaurant to revive the historic Dutchman's Cove, a 15,000-square-foot spa and wellness facility, four staff-housing units and a public creek-walk to the National Forest boundary. No vote or formal land-use decision was taken; the hearing was informational and staff provided initial comments.

Why it matters: The project would add a luxury lodging property in an environmentally sensitive riparian area near Uptown Sedona and raise questions about flood risk, public access to Oak Creek, tree preservation, parking and long-term traffic and resource demands. Commissioners and neighbors focused most heavily on the proposed creek-walk/canopy element, floodplain and wildfire risk, parking and employee housing.

City staff noted this was a conceptual review only and that a comprehensive review and additional technical studies (traffic, parking operations, floodplain and stormwater, and sustainability measures) will be required if the project moves forward. Staff said initial agency comments from Planning, Engineering/Public Works and Sustainability were provided to the applicant in advance and public outreach is ongoing.

Applicant presentation and key components - Developer: Dutchman's Cove LLC; property owner: Access Capital Total Return Fund LLC; applicant representative present: Mike Stevenson and members of the Stevenson family. Attorney Stephen Polk and architect Stephen Thompson presented for the application. - Proposal highlights provided by the applicant: 36 atrium-style lodging units averaging about 875 square feet each, each with a private hot tub and natural-gas fire pit; a 15,000-square-foot spa and wellness facility; a restaurant called Dutchman's Cove (reviving a historic business on the site); a fitness/movement studio; a luxury pool and grotto area; and four staff-housing units (studios of roughly 500–600 square feet each) intended as temporary/transition housing (applicant described these as six-month accommodations to help employees secure permanent housing). - Parking and operations: The applicant described an entirely valet-parking model with two primary parking areas and emergency access ways. The project packet showed a required parking calculation of about 142 spaces and a proposed supply of roughly 250–256 spaces; the applicant said the higher number responds to an expected employee count of roughly 175 staff and to avoid drawing on Uptown public parking. - Trees and site preservation: The project team said they surveyed roughly 200 mature sycamore trees on the site and aim to preserve about 80% of those trees by clustering units and using stilts where necessary.

Creek-walk, canopy walk and public-access questions Applicants said the draft development agreement under negotiation with the city would obligate the developer to provide a public-access creek-walk from the Owensby Way roundabout down to the National Forest boundary at the edge of the property; continuation of any trail into federal land (for example to the Huckabee Trail) would be the city’s or U.S. Forest Service’s responsibility. The applicant said the portion on private property would be public, free of charge, and could be an elevated “canopy walk” where feasible, but the development agreement does not require an elevated structure and elevation depends on design, permit approvals and financing.

Commissioners clarified that a canopy or elevated structure proposed on the residentially zoned east side of the creek would require a rezoning or would need to be withdrawn; the applicant said there is currently no rezoning application and that the residential parcel east of the creek would likely remain undeveloped unless a future rezoning is pursued. Staff also told the commission that the proposed private elevated “spider” structure east of the creek as initially shown would not be allowed under current residential zoning if intended for hotel-guest-only use.

Public comments and safety concerns Two nearby property owners spoke during the public-comment period and urged the commission and city to reconsider or restrict a public creek-walk. Miriam Wackerly said, “I am completely and totally against a public creek walk,” citing concerns about increased visitation, litter, fire risk and the structural risk of elevated walkways in high flows. Lauren Thomas described previous high flows on Oak Creek and said, “the creek floods, it is dangerous,” and urged commissioners to study flood hazard and liability before approving public access infrastructure.

Floodplain, fire safety, sustainability and infrastructure Commissioners and staff discussed floodplain elevations and said much of the development is proposed above the 100-year floodplain but the southern atriums will need to be elevated on stilts to meet finished-floor elevation requirements (applicants said finished floors will be at least 1 foot above base flood elevation as required). The applicant said they have met with the fire department about hydrants and emergency access, plan to use Class A exterior finishes and intend to apply fire-safety landscaping measures. The developer also said they are pursuing sustainability practices (the general manager referenced ongoing sustainability certification work with a hotel-industry program) but are not currently pursuing LEED certification.

Parking, circulation and operations Commissioners raised circulation and valet operations, questioning whether the proposed layout could be simplified to create a more direct arrival experience. The applicant said valet-only operations, higher parking counts and shuttle services are intended to keep event and staff parking on-site and limit demand on Uptown Sedona public lots. The project team said an operational analysis and traffic study will be included in the next submittal to justify parking and to model peak trips.

Employee housing Applicants described four small studio units for employee transition housing and said those are not proposed to be legally deed-restricted affordable units; the developer said the units are meant to provide short-term (about six months) rent-free or low-cost housing to help employees secure longer-term housing. Staff asked for clearer documentation of how employee housing will be managed and for assurances those units would not be converted into hotel keys.

Next steps Staff and the applicants said the project will return for comprehensive review after the applicant submits full plans and required technical studies. The draft development agreement was included in the packet for the commission’s review and comment; the applicant indicated the agreement might be considered by the City Council soon for additional direction. No formal action or vote was taken at the Aug. 5 meeting; commissioners requested more detail on floodplain/floodway elevations, sustainability and resource demand (especially water usage), traffic and parking operations, clearer labeling and square footage tables for buildings, and clearer commitments regarding the creek-walk design and whether it will be elevated.

The commission closed the hearing and moved to other agenda items. The applicant and project team said they will return with more detailed plans, operational analyses and responses to staff and commission comments.