Carefree Truth
Issue #492, June 20, 2016
Planning Director Stacey Bridge-Denzak presented proposed text amendments. The first amendment clarifies the definition of how residential building heights are measured. The term "natural grade" will be replaced by the term "design grade", which designates the lowest finished floor level. The vertical height will be measured from design grade to the highest point of the roof or parapet. The maximum height will remain 24'. The Ordinance requires that fill not exceed cut, thereby preventing the height of a building pad from being artificially raised. The cumulative height designation will remain for mountainside sites with slopes of 20% or greater, to encourage stepping of mountainside homes.
The second proposed amendment addresses commercial building height. Commercial building heights in Carefree have historically been 30' maximum. A number of years ago, they were reduced to 24' at the same time residential heights were reduced from 30' to 24'. While not problematic for homes, this has been found to be too restrictive for commercial uses and has hurt redevelopment in the town center.
Mechanical equipment screening walls will not be included in this height measurement if they are located a minimum of 15' from the edge of the roof or parapet. It does not apply to amateur radio transmission towers in excess of 25', which require a conditional use permit but are a protected use under Federal law. These provisions apply to both residential and commercial buildings.
A requirement for massing has also been added. Rather than building designs with a single flat front, massing creates variation and interest in architecture through the use of differing heights and/or planes on building facades. Massing would be required on residential buildings greater than 2000 square feet and on commercial buildings greater that 2500 square feet.
Planning and Zoning Commission Public Workshops to discuss the proposed text amendments were conducted on August 10th, October 19th, January 11th and March 14th. The Public Hearing was held on May 9th. Due to public input, form based code which would have allowed for taller building heights in the town center was eliminated from the proposed text amendments. The Public Hearing was noticed in newspapers, on the Town of Carefree webpage, and in COINS. One letter was received in support of raising the commercial building heights to 30'. The Planning and Zoning Commission unanimously recommended approval of the text amendments presented to the Council.
Vice Mayor John Crane asked if the raised commercial height applied just in the town center. Ms. Bridge-Denzak answered that it would apply to all commercial, garden office and resort zoning in Carefree.
Councilman Mike Farrar asked if older buildings receiving renovations would be grandfathered if, for instance, equipment screening walls were less than 15' from the edge of the roof or parapet. He sited the building in Spanish Village where Carefree Station had been located as an example. Gary Neiss replied that redevelopment of the older properties is being encouraged. Because that building is well below the 30' height, the screening wall is not an issue in that case. Any issues would be addressed on a case by case basis.
Councilwoman Melissa Price asked if the highest building at the Carefree Resort exceeded 30'. Mr. Neiss acknowledged that some parts of the Resort do exceed 30'. The Resort was built well before Carefree incorporated, when the area fell under Maricopa County zoning ordinances. Ms. Price asked if the garden offices at Sundance Garden exceeded 30'. Mr. Neiss replied that they were developed when Carefree's ordinance allowed for 30' commercial buildings, and that none exceeded that height. The proposed text amendments passed unanimously.
https://vimeo.com/170352308
Lyn Hitchon
Prepared by Carefree Truth
Visit our website at www.carefreetruth2.com If you know anyone who would like to be added to the Carefree Truth email list, please have them contact me. Feel free to share Carefree Truth with others on your list. Visit www.carefreeazbusinesses.com to see more info about businesses in Carefree. Please support our merchants.
Issue #492, June 20, 2016
Planning Director Stacey Bridge-Denzak presented proposed text amendments. The first amendment clarifies the definition of how residential building heights are measured. The term "natural grade" will be replaced by the term "design grade", which designates the lowest finished floor level. The vertical height will be measured from design grade to the highest point of the roof or parapet. The maximum height will remain 24'. The Ordinance requires that fill not exceed cut, thereby preventing the height of a building pad from being artificially raised. The cumulative height designation will remain for mountainside sites with slopes of 20% or greater, to encourage stepping of mountainside homes.
The second proposed amendment addresses commercial building height. Commercial building heights in Carefree have historically been 30' maximum. A number of years ago, they were reduced to 24' at the same time residential heights were reduced from 30' to 24'. While not problematic for homes, this has been found to be too restrictive for commercial uses and has hurt redevelopment in the town center.
Mechanical equipment screening walls will not be included in this height measurement if they are located a minimum of 15' from the edge of the roof or parapet. It does not apply to amateur radio transmission towers in excess of 25', which require a conditional use permit but are a protected use under Federal law. These provisions apply to both residential and commercial buildings.
A requirement for massing has also been added. Rather than building designs with a single flat front, massing creates variation and interest in architecture through the use of differing heights and/or planes on building facades. Massing would be required on residential buildings greater than 2000 square feet and on commercial buildings greater that 2500 square feet.
Planning and Zoning Commission Public Workshops to discuss the proposed text amendments were conducted on August 10th, October 19th, January 11th and March 14th. The Public Hearing was held on May 9th. Due to public input, form based code which would have allowed for taller building heights in the town center was eliminated from the proposed text amendments. The Public Hearing was noticed in newspapers, on the Town of Carefree webpage, and in COINS. One letter was received in support of raising the commercial building heights to 30'. The Planning and Zoning Commission unanimously recommended approval of the text amendments presented to the Council.
Vice Mayor John Crane asked if the raised commercial height applied just in the town center. Ms. Bridge-Denzak answered that it would apply to all commercial, garden office and resort zoning in Carefree.
Councilman Mike Farrar asked if older buildings receiving renovations would be grandfathered if, for instance, equipment screening walls were less than 15' from the edge of the roof or parapet. He sited the building in Spanish Village where Carefree Station had been located as an example. Gary Neiss replied that redevelopment of the older properties is being encouraged. Because that building is well below the 30' height, the screening wall is not an issue in that case. Any issues would be addressed on a case by case basis.
Councilwoman Melissa Price asked if the highest building at the Carefree Resort exceeded 30'. Mr. Neiss acknowledged that some parts of the Resort do exceed 30'. The Resort was built well before Carefree incorporated, when the area fell under Maricopa County zoning ordinances. Ms. Price asked if the garden offices at Sundance Garden exceeded 30'. Mr. Neiss replied that they were developed when Carefree's ordinance allowed for 30' commercial buildings, and that none exceeded that height. The proposed text amendments passed unanimously.
https://vimeo.com/170352308
Lyn Hitchon
Prepared by Carefree Truth
Visit our website at www.carefreetruth2.com If you know anyone who would like to be added to the Carefree Truth email list, please have them contact me. Feel free to share Carefree Truth with others on your list. Visit www.carefreeazbusinesses.com to see more info about businesses in Carefree. Please support our merchants.