Developer’s Plans

 

UPDATES BELOW:

To Yavapai County: Please Say “no” to a change of  Zoning, and prevent the construction of this inappropriate high-density manufactured prefab home park at the Western Gateway into Sedona. * We have made some changes to the information below after further discussions with the County.

Below is the “Conceptual Site Plan” that Equity Lifestyles’ (ELS) submitted to the Yavapai County Planning Department, along with their “Letter of Intent” to build a 650-unit home park and RV Park at the Western Gateway into Sedona.

Click on the maps and plans to enlarge.

AMENDMENT OVERVIEW:

This is an Amendment to the Letter of Intent (Project Narrative) as initially submitted on September 19, 2018, for the Rojo Grande Sedona project.

There are five (5) amendments to the project, as reflected in the revised Site Plan (dated November, 2018), which are as follows:

  • ▪  Redesigned entry due to additional review comments from ADOT (Arizona Department of Transportation)
  • ▪  Shuttle stop and associated parking for area transit has been added along the frontage of the site
  • ▪  Fire defensible 30-foot buffer adjacent to the Coconino National Forest and added secondary access, as well as changes to the wash crossings and street designs, as requested by the Sedona Fire District
  • Reduction in the number of units to a new total of 650 total spaces (600 Manufactured Home and 50 Recreational Vehicle spaces) from the initial total of 688 total spaces (628 Manufactured Home and 60 Recreational Vehicle spaces)
  • ▪  Wastewater Treatment Facility has been relocated to an area near the front of the site

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Site Plan – Rojo Grande Sedona (11×17) 

*ELS has requested a Planned Area Development (PAD) rezoning for El Rojo Grande Ranch. PAD zoning is intended to allow developers to create Master Plans for self-contained communities, with shopping centers, housing, restaurants, recreational areas, public storage rental facilities, industrial office parks, and public parks – communities such as Del Webb’s Sun City.*

To request the rezoning of a property for a Planned Area Development, the developer must submit a site plan, which details how the various areas within the property will be zoned, such as Residential areas, Shopping centers, Industrial parks, Office parks, and Public parks.*

ELS has submitted a Conceptual Site Plan that shows shoulder-to-shoulder mobile homes, along both sides of their network of asphalt roads – with a lot size that puts 12 doublewide homes per acre. With no gas stations, no grocery stores, no drug stores, and no restaurants, the residents will need to leave this “planned community” for virtually all of their needs.*

As part of the process for rezoning EL Rojo Grande Ranch, members of the public will be permitted to submit letters (or emails) of support or opposition to the Planning and Zoning Commission. The Planning and Zoning Commission then holds a public hearing, in which members of the public are each allowed to speak for 3 minutes directly to the Commission.* Please go to How to Help tab for times and dates

The Planning and Zoning Commission then makes a recommendation to the Yavapai County Board of Supervisors. The Board of Supervisors will then vote on the final yes/no decision.*

If a PAD zoning is ultimately granted to the developer, the developer is then allowed to propose changes to their Conceptual Site Plan. Each of these proposed changes is reviewed by the County Development Services Director in Prescott. The Director decides whether the proposed change is “minor” or “major”. For example, if the Director decides that a proposed change would have a “significant impact” on properties adjoining the PAD (or on the roadways adjacent or external to the PAD-zoned property) it would be called a “major” change. On the other hand, if the Director decides that the impacts are not significant, then it would not be a major change, i.e. a “minor” change.*

The Director’s decision has major implications. If the Director judges that change to be significant, then the public is notified. They are then permitted to submit letters (or emails) of support or opposition to the Planning and Zoning Commission, and the Planning and Zoning Commission will then hold another public hearing. *
 
On the other hand, if the Director decides that the change is not significant, the public is not notified of the change, and the developer is given the “go ahead” within 10 days. *above is new

If you want to dig into all the nitty-gritty details of the ELS plan, you can click on the link below to read the Letter of Intent that ELS submitted to the Yavapai County Planning and Zoning Department on September 19th, 2018.

Letter of Intent (Project Narrative) – Rojo Grande Sedona – PAD Rezoning – 19-SEP-2018 – with Exhibits

 The maps below are enhanced to show (in black) the areas of the ranch that ELS will need to bulldoze and scrape clean, in order to install their asphalt roads and the concrete footings for the 688 now 600 manufactured homes on concrete pads and 50 RV Park sites in the development. Note: There will also be a lot of trenching and disturbance in other areas (outside of those blackened on the map) to install all of the utilities across the Ranch for the 688 sites within the park.

Added into the first image below are the blackened areas that will be covered with Asphalt, so the map is showing both the mobile home sites and the asphalt roads as blackened areas.

In contrast, the Google Earth image (just below it) shows the3 cement home sites as blackened areas.

 

It shows a map of (in BLACK) all of the areas of the ranch that ELS will bulldoze, to clear the landscape of all native plants and animals, in order to make room for their 688 mobile home sites, and their paved roads.
Here are all of the areas of the ranch that ELS will bulldoze, to clear the landscape of all native plants and animals, in order to make room for their 688 mobile home sites, and their paved roads.

The construction process will involve:

  • Destruction and removal of virtually all native vegetation and trees – including some very ancient juniper trees, which are 200 years old, and might otherwise live for another 200 years.
  • Eviction and destruction of the habitats of birds, reptiles, amphibians, mammals and wildflowers.
  • Leveling of the land, removal of natural drainage, excavating and pouring of concrete footings, and trenching all across the Ranch for the utilities to the 688 cement pads for homes and RV sites.
  • Construction of a large sewage treatment plant adjacent to the creek, which will be vulnerable to flash floods. * moved to Hiway 82 site
  • Construction of two massive concrete bridges that will be built very high above the creek, to prevent them from becoming dams when flash floods wash trees and other debris down the creek during monsoon seasons. One of these huge bridges will be 55 feet wide and 350 feet long, while the other will be 55 feet wide and 250 feet long. (They might need to construct a third bridge. However, that bridge is not shown on this map)

Note: Click on this website’s tab labeled The Land and Water of Dry Creek to gain an understanding of the fragile nature of the Ranch ecology, and rain events.

A 4-Plex/4 Apartment cluster
An example of  4-Plex//Apartment cluster of Manufactured Homes

The mobile homes across the park will be installed shoulder-to-shoulder along the asphalt roads. ELS says that the density of the housing will only be 4 homes per acre. However, they get that number by averaging the number of houses over the entire 172 acres of the Ranch  –  A closer look at their Letter of Intent reveals that a typical homesite will only be 50 by 70 feet.  Each lot is 3500 sq.ft. and there are 43,560 sq.ft. in one acre. Therefore, one can put 12.44 (let’s call it 12) lots per acre.  There are currently plans for 50 RV’s, making the total eventual PAD capable of 650 “residences”.  This amounts to a 3500 square foot (0.08 acre) home site. With the homes arranged shoulder-to-shoulder, this amounts to a density of about 12.5 homes per acre!  A 720% INCREASE IN ZONING.

Manufactured Homes/Apartments with parking spaces
An example of manufactured homes/apartments with parking spaces, shoulder to shoulder

To Yavapai County,  please Say “no” to a change of Zoning and stop this inappropriate development at the entrance of Sedona on SR 89A , and at our Western gateway to the Mingus Mountain region.

CLICK ON ALL THE MAPS TO ENLARGE

One neighbor writes about the original development : “To give you an idea of the magnitude of this development, the 688 homes, with 2 people per home, will be equal to 13% of the current entire population of Sedona. In fact, it would take only 7 ½ of these developments to equal another Sedona.”