Carefree Truth

Issue #385, March 23, 2015

 

 

 

Gary Neiss said the Urban Land Institute (ULI) presented a full day Arizona Technical Advisory Panel (AZTAP) workshop in December of 2013.  Afterwards they recommended the creation of a common vision for the Town Center which would include roles, partnerships, and the definition of an implementation plan and funding strategies, in an overall Master Plan. Several multidisciplinary consulting firms were interviewed. Michael Baker International was awarded the contract to conduct a revitalization plan.  They began their study late last summer.

 

 

 

Project manager Kevin Kugler pointed out the Carefree has a head start over many communities in terms of design.   He said there has been much input from the community via 3 council members on the steering committee, a community survey, and stakeholder workshops.  Based on that, Baker completed the Assessment Reports and developed preliminary recommendations which included both easier and less costly improvements, as well as long term, more expensive possibilities.  Slides were presented, shown in the videos, centered around the 4 major points of the Project Overview: Organization, Design, Economic Restructuring, and Promotion.  He said a cultural facility was important, but was just one component of the overall equation.

 

 

 

Key Findings were that the Market Trade Area is one of the most affluent in the Valley.  53% eat out at least 2 times a week, but only 20% patronize restaurants in downtown Carefree.  41% would consider living in the Village Center.  The most desired businesses are restaurants, specialty food stores, and a movie theater.  The most desired community activities would include shows in the Sanderson/Lincoln Pavilion, culinary festivals, and performing arts.  A museum was relatively low on the list.  There is significant "leakage" on all but lawn and garden supplies, and liquor sales.  A surplus of retail and office space exists in the downtown.  

 

 

 

Downtown Carefree is eclectic with visually appealing character, but lacks an identifiable gateway, has limited pedestrian connectivity, lacks a clearly defined street hierarchy, retail diversity, and residential development.  Great potential exists to re-purpose underutilized buildings and vacant spaces, and to utilize the Carefree Desert Garden more fully.  Baker felt that the parking problem is more a perception than a reality.  

 

 

 

There is a robust calendar of events but a gap exists during the summer months.  M any respondents felt that there is an overabundance of art focused events.  No one entity is responsible for all aspects of the Village Center.  The hiring of an Event/Public Relations staff person was a great step in the right direction.  

 

 

 

The Village Center should be a gathering place, a cultural hub with iconic /unique/whimsical elements.  Baker recommended more diverse shops, a better balance of festivals, family friendly elements, sidewalks, a nighttime audience, town center high density residential buildings, improved signage, diagonal parking, reduced vehicular access points, a standard palette, and facade improvements. 

 

 

 

Councilman Glenn Miller pointed out that diagonal parking would reduce the number of parking spaces.  Mr. Kugler said diagonal parking had been a comment from the community.  Acting Mayor Les Peterson believed the concern centered around safety and maneuverability.  Councilman Mike Farrar asked about the level of survey participation.  Mr. Kugler explained that the survey was conducted online, making that hard to quantify.  He said it is just one tool used to get the word out and to receive input.

 

https://vimeo.com/user18676056/review/121573936/314b4844f3

 

 

 

Mr. Kugler introduced Matt Klyzeiko who expanded on the presentation.  He stressed that it was a preliminary presentation framed around the 4 points mentioned by Mr. Kugler.  Carefree is encouraged to embrace it's history by means of art, festivals, and businesses in order to stand out from other communities.  People are looking for authenticity.  Create a business retention and expansion program for existing businesses.  Recruit targeted restaurants and retail to fill empty spaces.  Collaborate with building owners and encourage them to agree on a leasing plan that utilizes a single leasing agent.  Encourage those with vacant space to consider temporary "pop-up" retail tenants.  Add higher density housing.  Cater to the desires of the larger trade area in order to gain a broader customer base.  Mr. Farrar, who has been a commercial broker for 15 years, said it is not feasible to ask building owners in Carefree to use a single leasing agent.  Many have relationships with trusted brokers, and there are many different types of leases.  Mr. Klyzeiko agreed this could be problematic, and that it tends to be utilized more in small improvement districts of towns, rather than town-wide.

 

 

 

Identify existing space suitable for redevelopment.  Consider providing incentives like reduced permit fees and expedited permit wait times for a facade improvement program.  Consider purchasing available properties to seed and direct redevelopment.  Identify key anchor projects that could be a catalyst for economic change.  Continue to negotiate with ASU and Butte, and to gauge the interest of a performing arts group, to determine viability.  Create a better vision for the 100 Easy Street building where the Post Office is located.  Conduct a feasibility study for siting a boutique hotel.  There is no "silver bullet"; the solution must be holistic.  ASU and Butte alone are not enough.  Many elements are needed to create a vibrant downtown.

 

 

 

Create not a plan, but a "place", focusing on Carefree's whimsical history to get people who come here to return.  Enhance the gateways into the Village Center.  The inward facing nature of the downtown presents stronger challenges.  Better define street hierarchy and pedestrian connections between activity centers.  Utilize pedestrian friendly amenities like misters, shade trees, and arcades.  In Carefree, these opportunities are limited due to zero lot lines that extend to the street.  In most cities and towns, private property ends before the sidewalks, and areas for improvement fall into the municipality's Right of Way.  The Town should attempt to acquire the pedestrian ways.  

 

 

 

Public art should be added to create landmarks, playing off of the sundial.  Possibly hold a contest and have artists submit entries.  Some cities and towns have rotated artwork and solicited public voting, then have purchased the most popular pieces.  Entrance points should lead to the art "nodes".  The nodes should be spaced out to encourage walking.

 

 

 

Underutilized buildings provide an opportunity for use by start-up or niche businesses that want a small space and a short term lease.  The Los Portales Mall has much potential for that application, and its indoor location would make it usable year round.  A downtown business association should be developed to champion projects such as this. 

 

 

 

Acting Mayor Peterson interjected that the owner of Los Portales had recently approached him, Councilmen Mike Farrar and John Crane, and Gary Neiss.  The bottom part of the Mall is 11,000 square feet.  He is willing to make it available to ASU for at least 5 years rent free.  ASU would pay tenant improvements and utilities.  He believed it could be done within a year and for approximately $1 million dollars.  He said there are opportunities out there. 

 

 

 

Mr. Miller asked who would pay for that, stating that many of the building owners are unwilling to refurbish their properties.  He said the Mall is loaded with asbestos, and he estimated it would cost at least $1.5 million to make the legally required improvements to host a cultural center.  Mr. Farrar said that incubators are typically subsidized through a community facility district, or taxpayer dollars if town owned, and are placed within increasingly vacant distressed properties.  There is a high risk factor for landlords who perform tenant improvements for start-ups.  Mr. Klyzeiko responded that he would report the feedback and Baker will address the concerns.

 

https://vimeo.com/user18676056/review/121544953/b0eac7d6ed

 

 

 

Carefree should activate the Garden with the addition of retail kiosks (for instance one selling coffee), fireplaces with seating for the cooler weather, splash pads,  and informal entertainment.  The elements should be placed in clusters to create synergy during non event periods.  Trim the vegetation to created a view corridor to the businesses and to other elements within the Garden.  

 

 

 

Develop a more robust sign package.  The current signs are tasteful but are not effective for vehicular traffic.  Move the  signs listing the businesses out of the medians and to the side of the street, rather than having them compete with the sundial signs for eye contact.  Move the sundial signs farther from the intersections, giving drivers more time to see where to turn.  Mr. Miller asked about color.  Mr. Klyzeiko replied that more color is needed, but the steering committee gravitated towards earth tones rather than brighter colors.  Mr. Miller commented that the previous signs were bright colors and were disliked by many residents, but that they worked.  He didn't feel that earth tones would work.  Mr. Klyzeiko said they value peoples' input but people have to understand how the market works.  Mr. Miller agreed that a balance must be found.

 

 

 

Promotion and Organization start with developing a logo and a slogan to strengthen the brand.  Create ongoing promotions.  Develop a strong downtown network organizational alliance. Implement a Village Center Master Plan and a coordination position.  Expand the calendar of events.  Businesses must be open year round.  

 

 

 

Acting Mayor Peterson said that ASU maintains its interest in coming to Carefree.  Ed Lewis is exploring new options for his land including selling it, building high density residential condos without the retail component or a cultural center, and using part of it for a boutique hotel.  Mr. Miller said that wouldn't produce sales tax revenue.  Mr. Neiss reminded the Council that the experts have said what's needed in the town center is high density residential units to promote foot traffic.  Ed Lewis feels that the project he originally envisioned is not viable.  Mr. Crane was pleased that one more public workshop is planned for March 26th.  Mr. Miller asked when they would see the final report.  Mr. Klyzeiko responded that it would be presented in April.  Mr. Miller requested that summaries like the one presented be placed in the Council packets in the future so Council members had time to read them before meetings.  Acting Mayor Peterson agreed that would be a good idea.  He thanked Mr. Kugler and Mr. Klyzeiko for their presentation.

 

https://vimeo.com/user18676056/review/121563244/a646ee958f

  

 

 

Lyn Hitchon

 

 

 

Prepared by Carefree Truth

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