Carefree Truth

Issue #269, July 23, 2013

 

 

 

An agenda item on a zoning text amendment that would allow residential use on the 2nd floor above office and retail spaces in certain existing buildings within the commercial zoning districts was discussed.  D.J. Stapley explained that there are many vacant 2nd floor office spaces in downtown Carefree which are difficult to rent due to visibility issues and their less convenient upstairs locations.  During the General Plan update, an excess of the office space to retail space ratio was noted.  This change would offer landlords an additional tool to rent these spaces, and it would bring more people into the Town Center. 

 

 

 

Current zoning allows mixed use in new construction, up to 3 stories, and only along Easy Street.  The amendment applies to existing buildings that could accommodate 2 parking spaces onsite per unit, meaning behind the buildings on their private property.  No parking in public spaces would be allowed, "public" defined as spaces on the street in front of retail establishments and offices.  Conversions would have to comply with utilities and structural aspects of the building code standards, the American Disabilities Act (ADA), and the Fair Housing Act.  To ensure that all specifications are met, permission must be obtained from the Zoning Administrator before a permit is issued, and the Building Inspector will perform regular inspections during the conversion.  Law requires that ADA criteria be met for any conversions of 5 or more units per building, the definition for multi-family housing.

 

 

 

Councilman John Crane said this applied to existing buildings and asked about the standards for new construction.  Mr. Stapley replied that new mixed use buildings require a conditional use permit.  If underground parking were included, a development agreement, a 4-6 month process scrutinized by the Zoning Department and the Planning & Zoning Commission, would need to be ratified by the Council before a building permit was issued.  

 

 

 

Councilman Marty Saltzman asked what physical standards apply.  Gary Neiss said the standard legal requirements are applied in accordance with the building codes.  He went on to say that construction of underground parking is quite expensive, and that new buildings on at least one acre are granted two stories of residential over one story of retail to create an incentive for the developer, as space for above ground parking is limited.  

 

 

 

Councilwoman Melissa Price asked for confirmation of her understanding that the text amendment would allow 2nd story residential throughout the commercial district, not just along Easy Street, and that it could apply to places like the Galleria building.  She was told she was correct.

 

 

 

Vice Mayor Les Peterson asked how the 1,200 square foot minimum size in the zoning was determined.  Mr. Stapley explained that it only applies to new projects, and is the development standard throughout most of the Valley.  While some allow smaller residential spaces, this was felt to be an appropriate standard for Carefree.

 

 

 

Mayor David Schwan asked if garage enclosures would be required for the 2 onsite parking spaces and was told they would not be.  The Mayor clarified for the record that Pima Norte is not located in a commercially zoned district, and would be ineligible for 2nd story residential use.

 

 

 

During public comment, ex Councilman Arthur Gimson said during his long career in the hospitality industry in many locations, he noticed that, "Nothing is better for a community than 24/7 activity, and if that includes residential over retail, I support it 100%." 

 

 

 

The Council voted unanimously to approve the text amendment.                

 

https://www.youtube.com/watch?v=JedddgDiY8g

 

 

 

This agenda item was covered in an article in the AZ Republic, written by Sonja Haller.  Ms. Haller made some interesting points, which I am including with permission. 

"Currently, there are close to 40 storefront vacancies, about a 20 percent vacancy rate.

Part of the new strategy is filling the vacancies by creating a more vibrant, things-are-happening-here town center, which serves as its cultural and economic hub.

'We’re trying to put in events and amenities that bring people into town,' said Mayor David Schwan. 'It’s a lot easier to sell someone on opening a new business if they come and see our parking lots full and people walking around.' "  To read the entire article, click on the link below.  http://www.azcentral.com/community/scottsdale/articles/20130716carefree-serious-about-enticing-shoppers-diners.html

 

Lyn Hitchon

 

 

 

Prepared by Carefree Truth

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