Carefree Truth
Issue #757, June 14, 2019
The developer of approximately 2.74 acres at the S.E. corner of Easy Street and Carefree Drive, the location of the original "Easy Street South" (ESS) development, requested approval of a preliminary plat for 30 town homes to be called "The View, Carefree". It is a very desirable location for those who want to live in our town center.
Issue #757, June 14, 2019
The developer of approximately 2.74 acres at the S.E. corner of Easy Street and Carefree Drive, the location of the original "Easy Street South" (ESS) development, requested approval of a preliminary plat for 30 town homes to be called "The View, Carefree". It is a very desirable location for those who want to live in our town center.
Planning Director Stacey Bridge-Denzak reported that the ESS development had a small missing parcel in the rear. The applicant has purchased this parcel, which is now included in the plat. Mrs. Bridge-Denzak said it is good to not have a "missing tooth" in that area.
The original development agreement for ESS runs with this
proposal. At the time of that development agreement, height was a big concern. It is important to note that while there is an allowance for that previously approved height of 47'-50', this proposed project's height is the standard 30' for commercial zoning in downtown Carefree.
The lots are approximately 2100-3500 square feet. The town homes are 2 story attached duplex units with an average lot coverage of 60%. The pool/spa area will include a BBQ and shade structures. Like the Hampton Inn, this project will add sidewalks to tie into the existing pedestrian network.
The original development agreement for ESS runs with this
proposal. At the time of that development agreement, height was a big concern. It is important to note that while there is an allowance for that previously approved height of 47'-50', this proposed project's height is the standard 30' for commercial zoning in downtown Carefree.
The lots are approximately 2100-3500 square feet. The town homes are 2 story attached duplex units with an average lot coverage of 60%. The pool/spa area will include a BBQ and shade structures. Like the Hampton Inn, this project will add sidewalks to tie into the existing pedestrian network.
Materials include stone, tiles, and wood accents, all very contextual and warm. Weathered stainless steel planters will be placed along the sidewalks. The 6' exterior walls are partially view walls and comply with Town Code. The main entry is off of Carefree Drive, with a secondary entry off of Easy Street.
The contemporary architecture will be 4 sided, with interest on all 4 sides due to various colors, materials, and lines, with 2 building options.
There is some existing vegetation on the lot, but most of it is gone due to years of use for event vendor parking. An existing storm drain and an onsite retention basin will capture flows from a 2 hour, 100 year storm event. The retention basin will be used as a Chip and Putt when dry. The streets are private but the property will not be gated. There are some shared and some separate driveways. Guest parking will be off-site. There will be some minor off-site traffic improvements. Trash service will be individual, with no need for a dumpster. Liberty Water will provide sewer, it will be serviced by the Carefree Water Company and it meets Rural/Metro requirements. There will be no new street lights, but some existing ones might have to be moved, depending on the location of the entries. Internal lighting will be bollard type, in compliance with Town Code.
A neighborhood meeting was held last December. No negative comments have been received. Everyone was very supportive of the proposed project. It was heard by P&Z in May and was recommended for approval 6-0.
A pool of rental units for vacation rental use is being considered. Mayor Les Peterson asked about the difference between vacation and short term rentals. Mrs. Bridge-Denzak explained that they are similar but vacation rentals can be for 1 day or more. Short term rentals are usually for 30 days to a year. They have different contracts because vacation rentals are normally handled by vacation rental companies, and short term rentals are arranged by the owners of the unit. Mayor Peterson asked if it would hamper the unit sales if a rental limit of 3 days to a week were imposed.
Project developer Jim Shelly said they have received a great deal of interest from people wanting to buy units and put them into a rental pool.
A neighborhood meeting was held last December. No negative comments have been received. Everyone was very supportive of the proposed project. It was heard by P&Z in May and was recommended for approval 6-0.
A pool of rental units for vacation rental use is being considered. Mayor Les Peterson asked about the difference between vacation and short term rentals. Mrs. Bridge-Denzak explained that they are similar but vacation rentals can be for 1 day or more. Short term rentals are usually for 30 days to a year. They have different contracts because vacation rentals are normally handled by vacation rental companies, and short term rentals are arranged by the owners of the unit. Mayor Peterson asked if it would hamper the unit sales if a rental limit of 3 days to a week were imposed.
Project developer Jim Shelly said they have received a great deal of interest from people wanting to buy units and put them into a rental pool.
Jim Shelly
Photo by Herbert Hitchon
It is an emerging business and they would like to offer that opportunity. Typically, there is a 2 night minimum on weekdays and a 3 day minimum on weekends; they do not typically rent out for 1 night. The pool would be voluntary; there would be no requirement to join.
Councilman Stephen Hatcher asked what percentage of units would be available for a rental pool. Mr. Shelly said probably 10 units. The CC&Rs are still in the drafting stage. They can be submitted to the staff with the final plat as part of the approval. Councilman Mike Krahe asked if all the rental units would be located in one general area. Mr. Shelly said they would be located together at the southern end of the development. Some buyers would not want a unit next to a rental unit.
Dr. Krahe said it was his understanding that the units would be built as the lots were sold. Mr. Shelly said that was correct. They will build and furnish spec homes on Lots 1 & 2, and will build 2 more specs on Lots 3 & 4 as the first 2 are sold. They will manage the construction as it makes sense. They typically don't "spot build". They will start at the southern end, where the most interest has been expressed, and will work their way north in a counterclockwise circle back to the first specs. Dr. Krahe asked if he bought a lot farther away from the specs, would he have to wait until the units reached that lot before his would be built. Mr. Shelly said if someone buys a lot farther away from the starting point, they would start to build immediately. Because the buildings are duplexes, they would also build the one on the adjoining lot as a spec.
Councilman Gene Orrico asked if they have a contract to purchase or do they already own the land. Mr. Shelly replied that it is currently in escrow and is expected to close in mid July. Mr. Orrico asked when they would begin construction. Mr. Shelly replied that they would like to begin as soon as possible after closing escrow. Mr. Orrico asked about pricing. Mr. Shelly said the units would range in size from approximately 1850 square feet to 2350 square feet, and would sell from approximately $515,000 to $570,000, with additional premiums for view and upgrade options.
Councilman Vince D'Aliesio asked if there would be rules governing the behavior of renters re: noise or wild parties. Mr. Shelly assured him that, absolutely, was a paramount criteria. They will have clearly stated rules and will make sure they are understood. Their target demographics are couples or foursomes who are looking to come to Carefree for a golf weekend. 2 out of 3 of the units have 2 masters, so are perfect for 2 couples to share.
Vice Mayor John Crane asked if the infrastructure would be put in prior to starting the spec units. Mr. Shelly said all that would be finished and approved by the Town before they could sell any units to 3rd party buyers. The Vice Mayor asked if the other 20 units not in the vacation pool could rent their homes through other short term rental organizations. Mr. Shelly said they could do as they please. They are offering those 10 to buyers who are interested an opportunity to put their homes in a professionally managed rental pool that provides concierge services, as well as background, and credit checks. Typically, condo CC&Rs have limited rentals to a minimum of 30 days, but short term rentals are an emerging market. They drive more warm bodies to the downtown retail.
Vice Mayor Crane asked Mrs. Bridge-Denzak about the number of required guest parking spaces. She replied that 1 per 4 units is required, rounding it up to 8 for this project. The Vice Mayor pointed out that many residents who are downsizing tend to store belongings in their garage. He asked where they would park, on the street? Mr. Shelly said the project was designed with narrow streets to discourage street parking. Some of the buildings are turned sideways so there would not be a sea of garages along the streets. Guest parking on Easy Street encourages guests to walk around the downtown.
Councilman Stephen Hatcher asked if they were doing anything between the units to provide sound barriers. Mr. Shelly replied that the non porous block walls approximately 6' above grade will deter sound transference, but the units are relatively close together and people will have neighbors close by.
Mr. Hatcher was concerned about the ratio of short term rentals and how that would impact the value of the other units. He asked that they pay careful attention to how that's done. "It can work great or not." Mr. Shelly assured Mr. Hatcher that they are taking great pains to document it properly, and it will be public knowledge in the disclosures. Mr. Hatcher said he was referring more to the management to make sure the system is not abused and impacting the long term homeowners. Mr. Shelly said they share that concern and will take every step possible to make sure that doesn't happen.
Mayor Peterson said Mr. Shelly could tell, from the number of questions asked about short term rentals, that this is a hot button. Carefree has talked to other towns about "party houses" and he has discussed this with Gary Neiss. The Mayor asked that Mr. Shelly work with the Town on CC&Rs and Town Ordinances. Carefree wants to allow the flexibility to make the units as salable as possible, but they want to be able to stop "Super Bowl Weekend" type parties. Mr. Shelly assured the Mayor that their interests in this are absolutely aligned. They are exceptionally keyed into that issue and will take every precaution possible.
John Traynor wished to speak before a motion was considered.
Photo by Herbert Hitchon
It is an emerging business and they would like to offer that opportunity. Typically, there is a 2 night minimum on weekdays and a 3 day minimum on weekends; they do not typically rent out for 1 night. The pool would be voluntary; there would be no requirement to join.
Councilman Stephen Hatcher asked what percentage of units would be available for a rental pool. Mr. Shelly said probably 10 units. The CC&Rs are still in the drafting stage. They can be submitted to the staff with the final plat as part of the approval. Councilman Mike Krahe asked if all the rental units would be located in one general area. Mr. Shelly said they would be located together at the southern end of the development. Some buyers would not want a unit next to a rental unit.
Dr. Krahe said it was his understanding that the units would be built as the lots were sold. Mr. Shelly said that was correct. They will build and furnish spec homes on Lots 1 & 2, and will build 2 more specs on Lots 3 & 4 as the first 2 are sold. They will manage the construction as it makes sense. They typically don't "spot build". They will start at the southern end, where the most interest has been expressed, and will work their way north in a counterclockwise circle back to the first specs. Dr. Krahe asked if he bought a lot farther away from the specs, would he have to wait until the units reached that lot before his would be built. Mr. Shelly said if someone buys a lot farther away from the starting point, they would start to build immediately. Because the buildings are duplexes, they would also build the one on the adjoining lot as a spec.
Councilman Gene Orrico asked if they have a contract to purchase or do they already own the land. Mr. Shelly replied that it is currently in escrow and is expected to close in mid July. Mr. Orrico asked when they would begin construction. Mr. Shelly replied that they would like to begin as soon as possible after closing escrow. Mr. Orrico asked about pricing. Mr. Shelly said the units would range in size from approximately 1850 square feet to 2350 square feet, and would sell from approximately $515,000 to $570,000, with additional premiums for view and upgrade options.
Councilman Vince D'Aliesio asked if there would be rules governing the behavior of renters re: noise or wild parties. Mr. Shelly assured him that, absolutely, was a paramount criteria. They will have clearly stated rules and will make sure they are understood. Their target demographics are couples or foursomes who are looking to come to Carefree for a golf weekend. 2 out of 3 of the units have 2 masters, so are perfect for 2 couples to share.
Vice Mayor John Crane asked if the infrastructure would be put in prior to starting the spec units. Mr. Shelly said all that would be finished and approved by the Town before they could sell any units to 3rd party buyers. The Vice Mayor asked if the other 20 units not in the vacation pool could rent their homes through other short term rental organizations. Mr. Shelly said they could do as they please. They are offering those 10 to buyers who are interested an opportunity to put their homes in a professionally managed rental pool that provides concierge services, as well as background, and credit checks. Typically, condo CC&Rs have limited rentals to a minimum of 30 days, but short term rentals are an emerging market. They drive more warm bodies to the downtown retail.
Vice Mayor Crane asked Mrs. Bridge-Denzak about the number of required guest parking spaces. She replied that 1 per 4 units is required, rounding it up to 8 for this project. The Vice Mayor pointed out that many residents who are downsizing tend to store belongings in their garage. He asked where they would park, on the street? Mr. Shelly said the project was designed with narrow streets to discourage street parking. Some of the buildings are turned sideways so there would not be a sea of garages along the streets. Guest parking on Easy Street encourages guests to walk around the downtown.
Councilman Stephen Hatcher asked if they were doing anything between the units to provide sound barriers. Mr. Shelly replied that the non porous block walls approximately 6' above grade will deter sound transference, but the units are relatively close together and people will have neighbors close by.
Mr. Hatcher was concerned about the ratio of short term rentals and how that would impact the value of the other units. He asked that they pay careful attention to how that's done. "It can work great or not." Mr. Shelly assured Mr. Hatcher that they are taking great pains to document it properly, and it will be public knowledge in the disclosures. Mr. Hatcher said he was referring more to the management to make sure the system is not abused and impacting the long term homeowners. Mr. Shelly said they share that concern and will take every step possible to make sure that doesn't happen.
Mayor Peterson said Mr. Shelly could tell, from the number of questions asked about short term rentals, that this is a hot button. Carefree has talked to other towns about "party houses" and he has discussed this with Gary Neiss. The Mayor asked that Mr. Shelly work with the Town on CC&Rs and Town Ordinances. Carefree wants to allow the flexibility to make the units as salable as possible, but they want to be able to stop "Super Bowl Weekend" type parties. Mr. Shelly assured the Mayor that their interests in this are absolutely aligned. They are exceptionally keyed into that issue and will take every precaution possible.
John Traynor wished to speak before a motion was considered.
John Traynor
Photo by Herbert Hitchon
He issued a word of caution, saying he had been dealing with short term rentals in his HOA for the past 2-1/2 years. The only way to prevent the party atmosphere issues that can occur is to insist that the developer put language into the CC&Rs restricting short term rentals to 30 days or greater, otherwise there is no control over it.
He said background checks mean nothing. A short term rental in his development received nothing but complaints. Foul language, drinking, smoking weed, loud music. The background check was on 2 State Senators who rented the property and turned it over to their teenage and young adult children for some kind of school break. It was a nightmare. The police will be there. Bad things will happen.
When their HOA was formed in the 1970s, they relied on the Town of Carefree's Statutes, which required a 30 day minimum. When the Governor and State Legislature did away with that protection 2-1/2 years ago, the HOA tried to amend their CC&Rs. They were unable to get enough people to agree and the amendment failed. Owners said they can do what they want with their property. Mr. Traynor maintained that if it's not in the CC&Rs upfront, you have no prayer. This was advice from experience.
Robert Jacobson also wished to speak.
Photo by Herbert Hitchon
He issued a word of caution, saying he had been dealing with short term rentals in his HOA for the past 2-1/2 years. The only way to prevent the party atmosphere issues that can occur is to insist that the developer put language into the CC&Rs restricting short term rentals to 30 days or greater, otherwise there is no control over it.
He said background checks mean nothing. A short term rental in his development received nothing but complaints. Foul language, drinking, smoking weed, loud music. The background check was on 2 State Senators who rented the property and turned it over to their teenage and young adult children for some kind of school break. It was a nightmare. The police will be there. Bad things will happen.
When their HOA was formed in the 1970s, they relied on the Town of Carefree's Statutes, which required a 30 day minimum. When the Governor and State Legislature did away with that protection 2-1/2 years ago, the HOA tried to amend their CC&Rs. They were unable to get enough people to agree and the amendment failed. Owners said they can do what they want with their property. Mr. Traynor maintained that if it's not in the CC&Rs upfront, you have no prayer. This was advice from experience.
Robert Jacobson also wished to speak.
Robert Jacobson
Photo by Herbert Hitchon
He understood that there are mortgaging problems with some of these homes, and particularly with condos. Due to concern over rental homes, people were unable to get mortgages. Mrs. Bridge-Denzak said she had was not an expert on that, but had never heard of it being a problem. Mr. Jacobson suggested that the Town look into it.
Mayor Peterson said the Town will work with Mr. Shelly on the CC&Rs and will come to something mutually acceptable. Mr. Shelly agreed that they would work with the staff during the review process for the final plat. Vice Mayor Crane asked if the CC&Rs are routinely part of the final plat approval. Mrs. Bridge-Denzak assured him that it is routine. The Vice Mayor asked who looks at that. Mrs. Bridge-Denzak replied that the staff does the review process but it will come before the Council again for the final approval.
The Council approved the preliminary plat 7-0. The Mayor thanked Mr. Shelly and said they look forward to working with him.
https://vimeo.com/341467430
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.
Photo by Herbert Hitchon
He understood that there are mortgaging problems with some of these homes, and particularly with condos. Due to concern over rental homes, people were unable to get mortgages. Mrs. Bridge-Denzak said she had was not an expert on that, but had never heard of it being a problem. Mr. Jacobson suggested that the Town look into it.
Mayor Peterson said the Town will work with Mr. Shelly on the CC&Rs and will come to something mutually acceptable. Mr. Shelly agreed that they would work with the staff during the review process for the final plat. Vice Mayor Crane asked if the CC&Rs are routinely part of the final plat approval. Mrs. Bridge-Denzak assured him that it is routine. The Vice Mayor asked who looks at that. Mrs. Bridge-Denzak replied that the staff does the review process but it will come before the Council again for the final approval.
The Council approved the preliminary plat 7-0. The Mayor thanked Mr. Shelly and said they look forward to working with him.
https://vimeo.com/341467430
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.