"Thomas Jefferson said a democracy is dependent on an informed citizenry. I don't care whether it sounds corny or not. It's the truth." -Jim Lehrer
Carefree Truth
Issue #941, August 13, 2021
Issue #941, August 13, 2021
Gary Neiss said downtowns are not just about neighborhoods, but are about what leaves a lasting impression. They define areas, like Cave Creek's whimsical western feel, that draw people.
Redevelopment areas provide a planning tool to help facilitate public/private partnerships. Change occurs in every downtown. Towns can control this or they can watch a slow deterioration. That's why government gets involved. Heritage Square in Gilbert is a good example.
Mr. Neiss explained that Arizona statute requires a "slum and blight" designation to be declared in order for cities and towns to partner with the private sector. He said Steve Prokopek did an excellent job of reaching out to many of the businesses and the property owners about this opportunity for a more successful town center, which also helps to better brand Carefree.
Mr. Prokopek explained that Carefree was unable to implement many of the revitalization suggestions in the Baker Study, and so he began exploring a redevelopment area. It is a 2 stage process. The 1st stage would be discussed at this meeting. Stage 1 involves realizing there is an issue and defining the area where it exists.
Benefits and Tools
1. The Town can buy, hold, clear, lease, and sell property in accordance with the goals of the redevelopment plan. The Town can sell land to be used for the best project, rather than be forced to sell to the highest bidder at auction.
2. The Town can create private/public partnerships and agreements and can provide public funds to private property for redevelopment or revitalization, or improvements to safety.
3. The Town can gain access to federal and state funds and grants for infrastructure, safety, and ADA programs.
4. This allows for a wide array of financing tools for redevelopment/revitalization and common infrastructure projects, including issuing bonds that do not directly affect the Town's bonding capacity or spending limits.
5. It demands a higher level of planning, with tangible costs and financing for projects.
Steps
Phase 1: Initial finding of Necessity & Boundary
1. ULI and Baker Studies
2. April 2021 Council presentation
3. May 2021 Economic Development Technical Advisory Panel (EDTAP) and Planning &Zoning Commission (P&Z) workshop
4. June outreach to property owners, businesses and residents (received overwhelming support)
5. Finalized Finding of Necessity Report
6. July 2021 official notification to property owners
7. August 2021 Council Resolution to declare Necessity and approve Boundaries
Phase 2:
1. (Optional) Create Redevelopment Commission
2. P&Z approval
3. Council approval
Phase 1: Findings and Boundary- Findings of "blight and slum" are required by State Statute in order to form a Redevelopment District. Carefree is obviously not a "slum", but the following tests fall under the category of "blight". Those highlighted in red apply in Carefree.
1. Inadequate or defective street layout
2. Faulty lot layout
3. Unsanitary/unsafe conditions
4. Diversity of ownership
5. Tax of special assessment deficiency
6. Defective conditions of title
7. Obsolete platting
8. Existence of conditions that endanger life or property by
fire or other causes
Redevelopment areas provide a planning tool to help facilitate public/private partnerships. Change occurs in every downtown. Towns can control this or they can watch a slow deterioration. That's why government gets involved. Heritage Square in Gilbert is a good example.
Mr. Neiss explained that Arizona statute requires a "slum and blight" designation to be declared in order for cities and towns to partner with the private sector. He said Steve Prokopek did an excellent job of reaching out to many of the businesses and the property owners about this opportunity for a more successful town center, which also helps to better brand Carefree.
Mr. Prokopek explained that Carefree was unable to implement many of the revitalization suggestions in the Baker Study, and so he began exploring a redevelopment area. It is a 2 stage process. The 1st stage would be discussed at this meeting. Stage 1 involves realizing there is an issue and defining the area where it exists.
Benefits and Tools
1. The Town can buy, hold, clear, lease, and sell property in accordance with the goals of the redevelopment plan. The Town can sell land to be used for the best project, rather than be forced to sell to the highest bidder at auction.
2. The Town can create private/public partnerships and agreements and can provide public funds to private property for redevelopment or revitalization, or improvements to safety.
3. The Town can gain access to federal and state funds and grants for infrastructure, safety, and ADA programs.
4. This allows for a wide array of financing tools for redevelopment/revitalization and common infrastructure projects, including issuing bonds that do not directly affect the Town's bonding capacity or spending limits.
5. It demands a higher level of planning, with tangible costs and financing for projects.
Steps
Phase 1: Initial finding of Necessity & Boundary
1. ULI and Baker Studies
2. April 2021 Council presentation
3. May 2021 Economic Development Technical Advisory Panel (EDTAP) and Planning &Zoning Commission (P&Z) workshop
4. June outreach to property owners, businesses and residents (received overwhelming support)
5. Finalized Finding of Necessity Report
6. July 2021 official notification to property owners
7. August 2021 Council Resolution to declare Necessity and approve Boundaries
Phase 2:
1. (Optional) Create Redevelopment Commission
2. P&Z approval
3. Council approval
Phase 1: Findings and Boundary- Findings of "blight and slum" are required by State Statute in order to form a Redevelopment District. Carefree is obviously not a "slum", but the following tests fall under the category of "blight". Those highlighted in red apply in Carefree.
1. Inadequate or defective street layout
2. Faulty lot layout
3. Unsanitary/unsafe conditions
4. Diversity of ownership
5. Tax of special assessment deficiency
6. Defective conditions of title
7. Obsolete platting
8. Existence of conditions that endanger life or property by
fire or other causes
This is a 10 year plan. It can include enhanced design guidelines and mixed use zoning categories. It would allow property owners to maximize the value of their properties and would allow the Town to build neighborhoods. Parking, pedestrian and vehicular traffic circulation, and signage will be part of this, and it will tie in with the crosswalks project currently underway. The Town seeks to engage participation and input from property owners, businesses, and residents.
Phase 2: Redevelopment Plan
1. Statement of boundaries
2. Existing land use map and conditions
3. Proposed land use
4. Standards for post redevelopment population density,
land coverage and building intensity
5. Proposed changes to zoning, street layout, building codes, and Ordinances
6. Statement of site improvements and additional public
utilities required to support new uses
7. Statement of estimated costs for redevelopment projects
8. Statement for redevelopment funding
Eminent Domain:
Per Arizona Revised Statute, Title 12, Chapter 8, Article 2.1
1. Does not include the public benefits of economic development, including an increase in tax base, tax revenues, employment, or general economic health
The only additional power of eminent domain the Town receives is regulated by Arizona Revised Statute, Title 12, Chapter 8, Article 2.1
1. In all economic development actions the judiciary shall comply with the State Constitution's mandate that whenever an attempt is made to take private property for a use alleged to be public, the question whether the contemplated be really public shall be a judiciary
question, and determined as such without regard to
any legislative assertion that its use is public
(#1 means that eminent domain may only be used for public uses like utilities and streets. All uses of eminent domain must go through the courts. It cannot be done legislatively, and the burden of proof is on the political body.)
2. In any eminent domain action for the purpose of slum
clearance and redevelopment, this state or a political
subdivision of this state shall establish by clear and
convincing evidence that each parcel is necessary to
eliminate a direct threat to public health or safety
caused by the property in its current condition, including
the removal of structures that are beyond repair or unfit
for human habitation or use, or to acquire abandoned
property, and that no reasonable alternative to
condemnation exists
Gary Neiss stated emphatically that eminent domain would not be used in this redevelopment process. The Town is about cultivating partnerships with our businesses and property owners.
Mayor Les Peterson noted that this has been a long and laborious cooperative process. The Town wants to work with the property owners to create something with which they are in accord and support. That is the sole objective. The Town has absolutely no interest in using eminent domain for redevelopment. The only time eminent domain was ever used by Carefree was for the public good and that was a single, isolated incident. There has been strong support for this redevelopment from the businesses and property owners, who viewed it as good for the town. It is visionary and has been collectively formed. This provides additional opportunities for financing and partnerships to help Carefree get there.
Councilman Stephen Hatcher commented that it was a nice presentation and he was excited about the project. "It is really needed."
Councilman Vince D'Aliesio said he had sat in on some of the EDTAP meetings and found the members to be true professionals. The committee included residents and successful business people who had a good finger on the pulse of where Carefree wants to be "when it grows up". This will join disjointed parts of the town together, giving it an identity, and will make it economically viable without growing too big. "Hats off to Steve and the Committee."
Vice Mayor John Crane reiterated that eminent domain is not on the agenda. Carefree doesn't even have any candidate properties that would fit that bill for anyone to even consider it. The little symbols scattered throughout the Boundary map show why the map is what it is, including the Bashas' center. It is very well thought out. He asked what would give the business and property owners pause about moving ahead.
Mr. Prokopek replied that eminent domain had concerned property owners. The only other concern was about potential infrastructure projects for which everyone would have to agree to pay. But before those types of projects would move ahead there would have to be consensus and agreement, which is why the planning process does not move fast. They will be looking at the return on investments. They must make sense, enhancing both property values and revenues to the Town. Many of the property owners have a shared vision and are ready to go on the journey to achieve that.
Councilman Tony Geiger questioned the language in the Resolution, citing "slum", "disease", and "crime". Mr. Prokopek explained that the language came directly from the State Statute and is required. He noted several cities and towns around the Valley that have declared redevelopment districts and pointed out that all were significantly improved, with no negative impacts to the communities.
Carefree will also be creating a "Central Business District" that will provide additional tools. This will be enabled one year after it is formed. The state tends to look more favorably on CBDs when deciding on funding, and they are more attractive to investors.
The motion to approve the Resolution to form a Redevelopment District in downtown Carefree was unanimously approved.
https://vimeo.com/583642465
Lyn Hitchon
Prepared by Carefree Truth
Copyrighted
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.
Phase 2: Redevelopment Plan
1. Statement of boundaries
2. Existing land use map and conditions
3. Proposed land use
4. Standards for post redevelopment population density,
land coverage and building intensity
5. Proposed changes to zoning, street layout, building codes, and Ordinances
6. Statement of site improvements and additional public
utilities required to support new uses
7. Statement of estimated costs for redevelopment projects
8. Statement for redevelopment funding
Eminent Domain:
Per Arizona Revised Statute, Title 12, Chapter 8, Article 2.1
1. Does not include the public benefits of economic development, including an increase in tax base, tax revenues, employment, or general economic health
The only additional power of eminent domain the Town receives is regulated by Arizona Revised Statute, Title 12, Chapter 8, Article 2.1
1. In all economic development actions the judiciary shall comply with the State Constitution's mandate that whenever an attempt is made to take private property for a use alleged to be public, the question whether the contemplated be really public shall be a judiciary
question, and determined as such without regard to
any legislative assertion that its use is public
(#1 means that eminent domain may only be used for public uses like utilities and streets. All uses of eminent domain must go through the courts. It cannot be done legislatively, and the burden of proof is on the political body.)
2. In any eminent domain action for the purpose of slum
clearance and redevelopment, this state or a political
subdivision of this state shall establish by clear and
convincing evidence that each parcel is necessary to
eliminate a direct threat to public health or safety
caused by the property in its current condition, including
the removal of structures that are beyond repair or unfit
for human habitation or use, or to acquire abandoned
property, and that no reasonable alternative to
condemnation exists
Gary Neiss stated emphatically that eminent domain would not be used in this redevelopment process. The Town is about cultivating partnerships with our businesses and property owners.
Mayor Les Peterson noted that this has been a long and laborious cooperative process. The Town wants to work with the property owners to create something with which they are in accord and support. That is the sole objective. The Town has absolutely no interest in using eminent domain for redevelopment. The only time eminent domain was ever used by Carefree was for the public good and that was a single, isolated incident. There has been strong support for this redevelopment from the businesses and property owners, who viewed it as good for the town. It is visionary and has been collectively formed. This provides additional opportunities for financing and partnerships to help Carefree get there.
Councilman Stephen Hatcher commented that it was a nice presentation and he was excited about the project. "It is really needed."
Councilman Vince D'Aliesio said he had sat in on some of the EDTAP meetings and found the members to be true professionals. The committee included residents and successful business people who had a good finger on the pulse of where Carefree wants to be "when it grows up". This will join disjointed parts of the town together, giving it an identity, and will make it economically viable without growing too big. "Hats off to Steve and the Committee."
Vice Mayor John Crane reiterated that eminent domain is not on the agenda. Carefree doesn't even have any candidate properties that would fit that bill for anyone to even consider it. The little symbols scattered throughout the Boundary map show why the map is what it is, including the Bashas' center. It is very well thought out. He asked what would give the business and property owners pause about moving ahead.
Mr. Prokopek replied that eminent domain had concerned property owners. The only other concern was about potential infrastructure projects for which everyone would have to agree to pay. But before those types of projects would move ahead there would have to be consensus and agreement, which is why the planning process does not move fast. They will be looking at the return on investments. They must make sense, enhancing both property values and revenues to the Town. Many of the property owners have a shared vision and are ready to go on the journey to achieve that.
Councilman Tony Geiger questioned the language in the Resolution, citing "slum", "disease", and "crime". Mr. Prokopek explained that the language came directly from the State Statute and is required. He noted several cities and towns around the Valley that have declared redevelopment districts and pointed out that all were significantly improved, with no negative impacts to the communities.
Carefree will also be creating a "Central Business District" that will provide additional tools. This will be enabled one year after it is formed. The state tends to look more favorably on CBDs when deciding on funding, and they are more attractive to investors.
The motion to approve the Resolution to form a Redevelopment District in downtown Carefree was unanimously approved.
https://vimeo.com/583642465
Lyn Hitchon
Prepared by Carefree Truth
Copyrighted
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.