Sedona planning panel backs rezoning to formalize Hillside overflow parking, adds gate condition for neighbors

The Sedona Planning and Zoning Commission on July 15 recommended that City Council approve a zone change to allow formal parking for the Hillside Shopping Center, and added a condition that the property owner install a gate to limit access to adjacent residential easements.

The recommendation, on case PZ25-00003, would rezone two parcels on Royal Glen Lane from RS-18 (single‑family residential) to CO (commercial) so the existing, long‑used overflow lot can be paved, striped and tied to the shopping center by a recorded parking easement. The commission’s recommendation will go to City Council for final action.

Staff told the commission the two parcels are roughly 1.6 acres of previously disturbed land behind the Hillside Shopping Center and that the application proposes to formalize the current gravel lot by paving and striping 26 parking spaces and adding 20 bicycle parking stalls. “Staff believes this application meets the required findings for a zone change,” planning staff member Meaghan said during the hearing, and recommended approval subject to the report’s conditions.

Tom Hannerhan, director of asset management for MCA Realty, the shopping center manager and applicant, told commissioners the goal is to “add more conforming parking to our center so that we can support our existing businesses and attract new…businesses.” He said the project proposes no vertical development and aims to make the existing use legal and safer.

Public commenters included business owners and tenants who supported the rezoning as a way to stabilize parking and support local commerce. “This change will finally let us count the parking, which means more tenants, more customers, and more revenue,” said local business owner Betsy Klein, who said she spoke for several Hillside tenants unable to attend.

Neighbors opposed or raised concerns about enforcement, noise, drainage and access. Attorney Aaron Lumpkin spoke for resident John Burst and urged denial or, if approved, strict conditions including permeable surfacing, buffering and a low double‑swing gate to reduce trespass and erosion. Francis Bruno and other neighbors described frequent uncontrolled parking, RV and overnight parking and turnover that currently create dust, noise and circulation problems.

During discussion commissioners and staff addressed several technical and design points: the project will require a grading permit and stormwater pollution‑prevention measures (retention/detention/filtration) when building permits are submitted; landscape buffering is required between commercial and residential lots; the applicant has proposed a deed restriction that would prohibit short‑term rentals on the subject parcels and a recorded parking easement tying the stalls to Hillside; and the applicant said they would consider permeable surfacing or a mixed surfacing approach to reduce runoff.

The Planning and Zoning Commission voted to recommend approval to City Council, subject to staff’s recommended conditions and an added condition that the property owner construct a gate to limit access to the adjacent residential properties to the south, subject to approval by affected property owners and compliance with the Land Development Code and Sedona Fire District requirements. Commissioners also asked the applicant and staff to explore noise‑abatement options and permeable surfacing as design recommendations to be addressed before Council review.

If City Council adopts the rezoning, the property owner will still need to obtain required permits, complete stormwater and grading reviews, and record the parking easement and deed restriction before the lot may be used as legal, paved parking. The commission made its recommendation; final zoning action rests with the Sedona City Council.