"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 #972, December 20, 2021
Issue #972, December 20, 2021
Steve Prokopek noted that Gary Neiss had made several of the points he had been planning to make, so he would not repeat what Mr. Neiss had already said. He began his economic development presentation by explaining that the proposed General Plan (GP) amendment has been a long road, starting at least 14 months ago, and including extensive discussions with neighborhoods. For him, it began when he first started with the Town, during a conversation about the budget and how to solve future revenue gaps. There are ever increasing costs, and a community that is expecting more services and capital improvements.
To simplify and clarify, the property being considered was broken down into parcels numbered 1-5, starting at the north end and heading to the south and west.
To simplify and clarify, the property being considered was broken down into parcels numbered 1-5, starting at the north end and heading to the south and west.
The 21 acre property is all under one ownership. This owner also owns several of the surrounding properties. It is important to note that a natural wash runs through the property, starting at Tom Darlington Drive and running south and west to Cave Creek Road.
In December of 2020, the Town initiated a 24 month 2021 Economic Development Work Plan. They held Visioning workshops as well as Communications and Planning strategy meetings to generate the pillars that are the foundations of government, economic development being one of them. They created a long-term community sustainability plan utilizing a comprehensive and balanced mix of diversified uses that support the local economy. With neighborhood retail, which provides more sales tax, removed from the proposed amendment, this site is now anticipated to generate approximately $700,000-$800,000 in direct and indirect tax revenue. Direct revenue comes from the bed tax and any other tax associated with this proposed use, such as restaurants and resort related retail. Indirect tax comes from local discretionary spending by those who stay at the resort. Studies show that vacationers tend to spend their discretionary income in the vicinity of where they are staying.
Personal financial portfolios are not limited to 4 or 5 stocks but have a diversified stream of income to be able to ride out the highs and the lows to ensure a steady income. Carefree is trying to do the same. While most of us will not be here in 30 years, this strategy protects Carefree's future generations.
With that said, the Town also has an obligation to those most impacted. Extensive conversations have taken place with the residents within the Town Code's 500' diameter, mostly those living on Whileaway Road and on Languid Lane, surrounding the site.
With landlocked Carefree nearing build-out, there is not much land that would satisfy the needs for commercial development. The slide shows the 4 areas with that potential.
In December of 2020, the Town initiated a 24 month 2021 Economic Development Work Plan. They held Visioning workshops as well as Communications and Planning strategy meetings to generate the pillars that are the foundations of government, economic development being one of them. They created a long-term community sustainability plan utilizing a comprehensive and balanced mix of diversified uses that support the local economy. With neighborhood retail, which provides more sales tax, removed from the proposed amendment, this site is now anticipated to generate approximately $700,000-$800,000 in direct and indirect tax revenue. Direct revenue comes from the bed tax and any other tax associated with this proposed use, such as restaurants and resort related retail. Indirect tax comes from local discretionary spending by those who stay at the resort. Studies show that vacationers tend to spend their discretionary income in the vicinity of where they are staying.
Personal financial portfolios are not limited to 4 or 5 stocks but have a diversified stream of income to be able to ride out the highs and the lows to ensure a steady income. Carefree is trying to do the same. While most of us will not be here in 30 years, this strategy protects Carefree's future generations.
With that said, the Town also has an obligation to those most impacted. Extensive conversations have taken place with the residents within the Town Code's 500' diameter, mostly those living on Whileaway Road and on Languid Lane, surrounding the site.
With landlocked Carefree nearing build-out, there is not much land that would satisfy the needs for commercial development. The slide shows the 4 areas with that potential.
The N.E. corner of Carefree Highway and Cave Creek Road has already undergone a GP amendment and re-zoning for neighborhood retail that is consistent with the uses surrounding it. The N.W. corner of Carefree Highway and Tom Darlington Drive was being considered for some neighborhood retail along with a resort, but that was amended to a low density resort with some supporting resort retail when going through the process with the neighborhood and the community.
The other locations are the 45 acres of State Trust land south of the Sky Ranch airport, and the commercial downtown core. An application would have to be made to acquire the State Trust parcel, but due to it's location, it would not be as much of a retail revenue generator as the 2 corners on Carefree Highway and the downtown commercial core.
A redevelopment area was recently created for the downtown that gives access to tools needed to effect revitalization in the Town Center, which contains mostly small local businesses. This has been discussed in the Carefree Master Plan since 1988. The Town is currently working on a signage, circulation, and parking plan. Baker International, which created the Town Center Master Plan in 2015, is working on the redevelopment plan process. Carefree will be heavily engaged with the residents and businesses over the next 6-8 months to seek input, then will look to get a redevelopment plan approved, in accordance with Arizona State Law, which would have to go through a Planning & Zoning Commission (P&Z) recommendation and a Town Council vote. These are both public meetings. None of this is done in a "bubble".
Mr. Prokopek has seen a lot of confusion in the neighborhoods where people were posting, and in some of the emails he has received, between the General Plan and the zoning. The GP is the guiding principles of land use, the larger vision for a community as it evolves. Zoning is the legal entitlement that allows the execution of that specific GP. Both processes require neighborhood engagement, posting, public hearings, a P&Z recommendation for or against approval, and approval by the Town Council.
This request is for a GP amendment. Whatever gets developed on this site also has to go through the zoning process and the site planning process. This is looking at taking something that is a general concept and giving it as much focus as a GP can. Most GPs throughout the state just show bubbles with types of residential and commercial. This focuses on a specific use, which is why the Town wants to make it a Special Planning Area (SPA) that would allow customization and flexibility.
SPAs are considered under commercial standards. In talking with the neighbors, promises were made and there are expectations to be met that are being put into the public record. In looking at the zoning standards for this specific area, heights, setbacks and buffering were all discussed and taken seriously. In commercial zoning, 30' heights are allowed. There are 15' front, 25' rear, and 10' side setbacks. The current residential zoning allows 24' heights, 60' front and rear, and 30' side setbacks. In the proposed text amendment, intensity of development will be related to the adjacent uses. So, commercial development will be next to existing commercial uses and development with a more residential character will be next to residential. The intention is to be conscious of commercial standards inside the wash boundaries and everything east and south of the wash boundaries, and residential standards outside of the wash boundaries and adjacent to existing residential properties. Mr. Prokopek felt this use fits in well with this type of neighborhood, as has been demonstrated around the state.
Carefree started out as a "destination" in 1963, when the Carefree Inn and the Desert Forest golf course were built. Only a few hundred people lived here at the time. The idea was that Carefree would be the next Palm Springs.
A resort is one of the least intense commercial uses. People are not in and out constantly like they are with a grocery store or shops. Most who stay at a resort leave once or twice a day.
Increased traffic was an expressed concern from some who live in the vicinity. People must understand that this is an arterial intersection. Scottsdale plans to widen Carefree Highway to address the traffic issue. Carefree is supported by visitors who are staying in Scottsdale and Phoenix, and who are already creating the traffic. With a resort here, Carefree can capture some of that revenue and at the same time create a nice Carefree experience where people can come, stay, shop and dine while supporting our local businesses and Town Center with its unique shops, an identifier that the Town wants to maintain.
Resorts that have been integrated into high end communities, like the 4 Seasons in Troon North, and the resorts in Paradise Valley where the home values are the highest per square foot in the state, have proven to be successful. And many are adjacent to residential communities. The Boulders Resort is a local example of this successful relationship between residential and resort uses.
Neighborhood type retail was included in the original request but was eliminated both because it was unwanted by the neighbors and also because it was felt that being in such close proximity, it would have a negative impact on the businesses in the Town Center. So that component was removed.
Plans for the SPA would feature a Hermosa Inn style resort with limited ancillary retail that supports the resort. Hermosa Inn is a casita style resort with 48 rooms on 6 acres. While there is no project in hand, and the Town is not talking to specific developers at this time, the slide shows anticipated room counts and a comparison with some other resorts and the hotel in downtown Carefree. The wash and some of the natural rock formations on the site could limit the area that would be developed. Mr. Prokopek felt this was a good way to diversify the hospitality type uses in Carefree between Civana, a casita style resort on the N.W. corner, the Hilton in the downtown, and a potential boutique resort on the 45 acres of State land. For an additional area comparison, The Boulders Resort has 225 rooms and the downtown Hilton has 97.
The other locations are the 45 acres of State Trust land south of the Sky Ranch airport, and the commercial downtown core. An application would have to be made to acquire the State Trust parcel, but due to it's location, it would not be as much of a retail revenue generator as the 2 corners on Carefree Highway and the downtown commercial core.
A redevelopment area was recently created for the downtown that gives access to tools needed to effect revitalization in the Town Center, which contains mostly small local businesses. This has been discussed in the Carefree Master Plan since 1988. The Town is currently working on a signage, circulation, and parking plan. Baker International, which created the Town Center Master Plan in 2015, is working on the redevelopment plan process. Carefree will be heavily engaged with the residents and businesses over the next 6-8 months to seek input, then will look to get a redevelopment plan approved, in accordance with Arizona State Law, which would have to go through a Planning & Zoning Commission (P&Z) recommendation and a Town Council vote. These are both public meetings. None of this is done in a "bubble".
Mr. Prokopek has seen a lot of confusion in the neighborhoods where people were posting, and in some of the emails he has received, between the General Plan and the zoning. The GP is the guiding principles of land use, the larger vision for a community as it evolves. Zoning is the legal entitlement that allows the execution of that specific GP. Both processes require neighborhood engagement, posting, public hearings, a P&Z recommendation for or against approval, and approval by the Town Council.
This request is for a GP amendment. Whatever gets developed on this site also has to go through the zoning process and the site planning process. This is looking at taking something that is a general concept and giving it as much focus as a GP can. Most GPs throughout the state just show bubbles with types of residential and commercial. This focuses on a specific use, which is why the Town wants to make it a Special Planning Area (SPA) that would allow customization and flexibility.
SPAs are considered under commercial standards. In talking with the neighbors, promises were made and there are expectations to be met that are being put into the public record. In looking at the zoning standards for this specific area, heights, setbacks and buffering were all discussed and taken seriously. In commercial zoning, 30' heights are allowed. There are 15' front, 25' rear, and 10' side setbacks. The current residential zoning allows 24' heights, 60' front and rear, and 30' side setbacks. In the proposed text amendment, intensity of development will be related to the adjacent uses. So, commercial development will be next to existing commercial uses and development with a more residential character will be next to residential. The intention is to be conscious of commercial standards inside the wash boundaries and everything east and south of the wash boundaries, and residential standards outside of the wash boundaries and adjacent to existing residential properties. Mr. Prokopek felt this use fits in well with this type of neighborhood, as has been demonstrated around the state.
Carefree started out as a "destination" in 1963, when the Carefree Inn and the Desert Forest golf course were built. Only a few hundred people lived here at the time. The idea was that Carefree would be the next Palm Springs.
A resort is one of the least intense commercial uses. People are not in and out constantly like they are with a grocery store or shops. Most who stay at a resort leave once or twice a day.
Increased traffic was an expressed concern from some who live in the vicinity. People must understand that this is an arterial intersection. Scottsdale plans to widen Carefree Highway to address the traffic issue. Carefree is supported by visitors who are staying in Scottsdale and Phoenix, and who are already creating the traffic. With a resort here, Carefree can capture some of that revenue and at the same time create a nice Carefree experience where people can come, stay, shop and dine while supporting our local businesses and Town Center with its unique shops, an identifier that the Town wants to maintain.
Resorts that have been integrated into high end communities, like the 4 Seasons in Troon North, and the resorts in Paradise Valley where the home values are the highest per square foot in the state, have proven to be successful. And many are adjacent to residential communities. The Boulders Resort is a local example of this successful relationship between residential and resort uses.
Neighborhood type retail was included in the original request but was eliminated both because it was unwanted by the neighbors and also because it was felt that being in such close proximity, it would have a negative impact on the businesses in the Town Center. So that component was removed.
Plans for the SPA would feature a Hermosa Inn style resort with limited ancillary retail that supports the resort. Hermosa Inn is a casita style resort with 48 rooms on 6 acres. While there is no project in hand, and the Town is not talking to specific developers at this time, the slide shows anticipated room counts and a comparison with some other resorts and the hotel in downtown Carefree. The wash and some of the natural rock formations on the site could limit the area that would be developed. Mr. Prokopek felt this was a good way to diversify the hospitality type uses in Carefree between Civana, a casita style resort on the N.W. corner, the Hilton in the downtown, and a potential boutique resort on the 45 acres of State land. For an additional area comparison, The Boulders Resort has 225 rooms and the downtown Hilton has 97.
As noted by Gary Neiss, the engagement process was extensive. The outside jurisdictions to whom the finalized text amendment and map drafts were sent for a 60 day review period included Scottsdale and the utility companies supplying water, gas, electricity, and sewer that would provide services to the site. When a specific project is proposed, it will have to repeat this entire process.
This was the area of notification:
One issue that was raised at the citizen meetings was who pays for the infrastructure. Scottsdale owns the adjacent roads, so they pay for any road improvements required. The utilities are private companies, and the developer pays for those improvements.
Mr. Prokopek has been asked questions regarding incentives to developers several times, so he wanted to explain on the record how that works. Incentives are extremely difficult to implement in Arizona. Public infrastructure costs for retail can be offset for other benefits, typically sales tax generated in a community. Many municipalities own some of their infrastructure. The Town of Carefree does not own the infrastructure. The streets belong to Scottsdale and the utility providers are private companies, so they gain no benefit from sales tax that goes to Carefree. It was decided in a recent court case in Peoria that incentives provided must directly benefit the providers. There is an existing water line adjacent to the site at Languid Lane and Tom Darlington Drive into which this site will hook, so any water infrastructure would only benefit this site, not the entire community. The Town can't provide incentives to a developer when the improvements would only benefit a single site. So, incentives are not an option. Since Carefree doesn't have a local property tax, Mr. Prokopek opined that's the best "incentive" anyone could offer.
The next slide shows the aerial view and the wash and flood plain. It is clearly stated in the text amendment that no development can take place on the wash or the flood plain, These run through the southwestern portion of Lot #1. All the commercial development must take place in the interior of lot #1, away from the residential homes and towards the arterial roads. Setbacks will be considered important when considering development on Lot #2, which is adjacent to an existing home. Setbacks will severely limit development on Lot #3 due to the wash and floodplain. The Town must be conscious of these existing homes and how they are impacted when development is being planned. The property owner of the proposed SPA owns the houses on Whileaway Road surrounding Lots #4 and 5.
Mr. Prokopek has been asked questions regarding incentives to developers several times, so he wanted to explain on the record how that works. Incentives are extremely difficult to implement in Arizona. Public infrastructure costs for retail can be offset for other benefits, typically sales tax generated in a community. Many municipalities own some of their infrastructure. The Town of Carefree does not own the infrastructure. The streets belong to Scottsdale and the utility providers are private companies, so they gain no benefit from sales tax that goes to Carefree. It was decided in a recent court case in Peoria that incentives provided must directly benefit the providers. There is an existing water line adjacent to the site at Languid Lane and Tom Darlington Drive into which this site will hook, so any water infrastructure would only benefit this site, not the entire community. The Town can't provide incentives to a developer when the improvements would only benefit a single site. So, incentives are not an option. Since Carefree doesn't have a local property tax, Mr. Prokopek opined that's the best "incentive" anyone could offer.
The next slide shows the aerial view and the wash and flood plain. It is clearly stated in the text amendment that no development can take place on the wash or the flood plain, These run through the southwestern portion of Lot #1. All the commercial development must take place in the interior of lot #1, away from the residential homes and towards the arterial roads. Setbacks will be considered important when considering development on Lot #2, which is adjacent to an existing home. Setbacks will severely limit development on Lot #3 due to the wash and floodplain. The Town must be conscious of these existing homes and how they are impacted when development is being planned. The property owner of the proposed SPA owns the houses on Whileaway Road surrounding Lots #4 and 5.
Mr. Prokopek took photos of the views from the most impacted homes. He pointed out that there is a lot of vegetation, which provides an excellent natural buffer between the residential and what's across the wash. Included in the document is that as much preservation of that open space and vegetation as can be done will be done.
Considering heights and view corridors, and how they would impact nearby homes, the photos in this slide were taken looking from a home on Languid Lane towards the boulder stack. The building in the slide is the Boulders Resort Spa, which is approximately 12,000 square feet in size and is 30' tall. The arrow in the photo above it points to where it is located on Tom Darlington Drive across from Languid Lane. The top is beneath the boulder stack. There are significant rock features that would probably concentrate development, and any development north of the wash would have more of a residential character. A SPA also allows the flexibility, if a resort developer decides not to use Lots #1 & 2, to leave the current zoning in place and develop those as low density residential. If that were the case, those lots would be allowed access to Languid Lane.
When Carefree was founded in 1963, the sundial was erected to attract tourists and the downtown was the first area to be laid out, graded, and built. Mr. Prokopek pulled these photos from the archives in his office. Commercial has always been considered a significant component to the fabric of this community. Carefree was designed and built to be a destination, and the commercial component was meant to help fund the required services provided to the residents.
Carefree has been a fiscally conservative and well managed town. The Town has eek-ed out every dollar, mostly gotten through one-time construction sales tax and put the money into a rainy day fund or funds to operate the town and to maintain and replace the critical infrastructure. But it is important to understand and to be honest with the community about where future potential shortfalls might fall because the commercial base has not kept up with the residential growth. Mr. Prokopek finds it refreshing that this community can engage this way and so deeply as a community to be able to have these types of conversations.
He can't stress enough how hard the business owners, your neighbors, work. They depend on people coming in from other areas to support them. It is absolutely crucial for them to have that.
He has lived in Arizona since 1978, mostly in north Phoenix, and has raised his kids in this area for 16 years, 7 minutes away from Town Hall. He has seen Carefree since before Bashas even existed. He has stayed at the Carefree Inn, been to multiple events, and enjoyed Bartlett Lake for many years. He came to work here because he loves this area and loves this community. He believes there is such an opportunity to do very very good quality development moving forward in order for this town to have long term sustainability.
The amendment text comes down to how it will fit into the community and the neighborhood. It has been significantly altered by input received from both the neighborhood and the community. It truly was put together in concert with a lot of different folks' input and ideas from as recently as a couple of weeks ago, and further looked at to define how access to Whileaway Road and Languid Lane would exist.
The existing property owner will not be precluded to access the subject property from his adjacent particular residential property even if it is developed as a resort. Access will continue to be an option.
He can't stress enough how hard the business owners, your neighbors, work. They depend on people coming in from other areas to support them. It is absolutely crucial for them to have that.
He has lived in Arizona since 1978, mostly in north Phoenix, and has raised his kids in this area for 16 years, 7 minutes away from Town Hall. He has seen Carefree since before Bashas even existed. He has stayed at the Carefree Inn, been to multiple events, and enjoyed Bartlett Lake for many years. He came to work here because he loves this area and loves this community. He believes there is such an opportunity to do very very good quality development moving forward in order for this town to have long term sustainability.
The amendment text comes down to how it will fit into the community and the neighborhood. It has been significantly altered by input received from both the neighborhood and the community. It truly was put together in concert with a lot of different folks' input and ideas from as recently as a couple of weeks ago, and further looked at to define how access to Whileaway Road and Languid Lane would exist.
The existing property owner will not be precluded to access the subject property from his adjacent particular residential property even if it is developed as a resort. Access will continue to be an option.
The presentation was concluded with this slide showing the maps and an invitation to the Council to comment or to ask questions.
Lyn Hitchon
Prepared by Carefree Truth
Copyrighted
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Visit www.carefreeazbusinesses.com to see more info about businesses in Carefree. Please support our merchants.
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.