P&Z Greenlights Exciting Progress for Villas on Shelby

The Sedona Planning and Zoning Commission granted approval on Tuesday, November 5, for the Villas on Shelby, a 30-unit apartment complex. This decision followed an emotional presentation from the applicant, who became visibly moved during the discussion.

MS Development Partners, an Ohio-based company, plans to construct the complex on a city-owned site next to Sedona Recycles. In May, the City Council had greenlit a development agreement that permits greater building height and unrelieved planes in exchange for certain concessions related to parking and design aspects.

The design consists of a single three-story building, featuring 24 one-bedroom and six three-bedroom units. Bonnie Harbage, a partner with MS Development, characterized the architecture as “a stackable product,” emphasizing a replication of floor layouts throughout the building.

“You could have anywhere up to 100 individuals living here,” she noted, outlining the potential community impact of the project.

The layout for one-bedroom units resembles oversized shipping containers, with entrances leading directly into bedrooms, large bathrooms, and an open kitchen-living area setup. Construction costs are estimated at $15 million, with $6 million provided through low-income tax credits and an additional $5 million from state funding. A unique feature of the city’s land lease allows the city to assume project control after 30 years.

Harbage expressed optimism about the project timeline, forecasting a closure in December and construction commencing in January, with completion anticipated within 12 to 14 months. “We anticipate that this project will lease up immediately,” she added, stating that a lottery will determine eligible residents due to expected high demand.

The rental prices are pegged at 60% of the Area Median Income, targeting those earning between $34,860 and $49,800 for a family of four. One-bedroom units will rent for $862, while three-bedroom units will cost $1,188. Initially, it was stated that water, sewer, and trash services would be included; however, tenants were later informed they would be responsible for their own utilities, with a utility allowance factored in.

According to the U.S. Census Bureau, the median individual income in Sedona stands at $33,284, while median household income is $62,901.

During discussions, Commissioner Will Hirst inquired about the installation of electric vehicle chargers, to which Harbage confirmed plans using city grant funding. However, other commissioners expressed concerns regarding the project’s aesthetics, density guidelines, and its potential impact on nearby facilities, including the recycling center.

Commissioner George Braam voiced his unease about the City Council’s early decisions and the lack of specific density guidelines, suggesting that the project sets a concerning precedent. He also brought up the suitability of the complex for families, questioning the necessity of playground amenities given the proximity of Sunset Park.

Discontent regarding the design was echoed by absent Commissioner Sarah Wiehl, who referred to the project as “cheap and basic” and criticized the absence of sustainable features. Harbage, visibly affected by the comments, defended the project, insisting on its quality.

In a conclusion echoing the collective apprehensions about the design, Braam suggested that architects reconsider the aesthetics, proposing amenities like a rooftop dog park to enhance the proposal. Ultimately, despite a lack of public comment, the commission unanimously approved the development review.