Carefree DRB approves final site plan for Parcel A neighborhood commercial center

The Development Review Board on June 9 approved the final site plan for case no. 24‑12‑SP, Parcel A of the project the applicant referred to as “Carefree Quarter,” allowing the developer to move toward building permits for a neighborhood commercial center on about 10.5 acres at the northeast corner of Carefree Highway and Cave Creek Road.

The board’s approval follows a lengthy staff presentation and public comment focused on materials, signage, shade and on-site parking. Stacy, a town planning staff member, told the board the review is limited to “objective standards adopted previously by the town” and pointed the group to the 2018 rezoning ordinance and the town’s commercial design guidelines that govern site layout, parking and landscaping. “We’re here this afternoon to discuss, potentially make an action on case number 24 12 SP, which is, Parcel A for Carefree Quarter,” Stacy said during the presentation.

Why it matters: parcel A is the first of three parcels in a Special Planning Area rezoned in 2018; its development is tied to a developer agreement that links certain reimbursements to sales tax performance. The project is expected to generate sales tax revenue for the town and to set a visual precedent for the remaining parcels in the planning area, a point several board members and members of the public emphasized.

Key facts and conditions - Site size and buildings: about 10.5 acres; total proposed building area for Parcel A reported as a little over 70,000 square feet. (Stacy) - Parking: ordinance required 380 spaces; the plan provides 447 spaces. (Stacy) - Height and setbacks: 30‑foot maximum building height (including roof screening); Carefree Highway and Cave Creek Road setbacks shown at roughly 25 feet for the proposed buildings; town code requires a 25‑foot buffer to adjacent residential uses which the wash realignment is intended to accomplish. (Stacy) - Lot coverage: zoning limit 60%; Parcel A proposed lot coverage about 15.5%. (Stacy) - Signage: the applicant sought a comprehensive sign plan that would allow larger and more numerous monument and tenant signs than typical; the DRB discussed a comprehensive sign plan (CSP) that generally specifies reverse pan channel lettering and consistent monument fonts and colors. (staff and applicant)

Developer comments and conditions Scott Hensy of Diversified Partners, the applicant, said the team is refining the project name and will continue tenant recruitment. "We're in discussions both internally and externally to figure out what that name is. It's important to us that Carefree be in the name," Hensy said. He asked the board to avoid overly rigid stipulations that could prevent potential tenants from adapting a pad or a building to their branding, while acknowledging each tenant will return with building elevations for final approval.

Owner Sherry Kochel of Empire Group described the status of off‑site approvals: Cave Creek Road paving plans are in review, City of Scottsdale review of Carefree Highway off‑site improvements was nearing final comments, off‑site water extension has approval from Carefree Water Company, and Liberty Utilities and flood control are working on sewer/lift‑station and drainage matters tied to the wash realignment. Kochel said Liberty expects lift‑station work to be complete in early 2026.

Public comment and board concerns Four members of the public spoke. Councilwoman Diane Roth and residents raised similar concerns about design quality, inward‑facing storefronts, and shade. Multiple commenters said they wanted more shade in parking and pedestrian areas and expressed disappointment that renderings appear to show white roof surfaces visible from Black Mountain. John Trainor and Janet Vives urged the DRB to preserve quality materials and to limit design deviations that would diminish the town’s character.

Board action and next steps A motion to approve the final site plan, including the staff report and stipulations, was made and seconded. After discussion, the board voted in favor; the chair declared the motion adopted. The approval allows the applicant to proceed with construction documents and permit submittals for Parcel A. The developer said it expected to prepare construction documents in the next 2–3 months and estimated a permitting timeline of roughly six months, subject to off‑site clearance and the development agreement schedule.

The board and staff discussed how future tenant‑specific elevations and minor material substitutions will be reviewed. Staff indicated that major deviations from the approved materials palette and stipulations would return to the DRB, while “substantially similar” adjustments could be reviewed and approved by staff under the CSP process.

Votes at a glance - Motion: Approve final site plan for case 24‑12‑SP (Parcel A, Carefree Quarter) with staff stipulations and comprehensive sign plan to govern monument and tenant signage. Mover: not specified in the transcript. Second: not specified. Outcome: approved by voice vote (members answered “Aye”).

What remains open: final tenant leases and tenant‑level elevations, the final art piece for the corner (to be reviewed by Town Council), the timing of off‑site improvements (right‑of‑way, sewer lift‑station) and potential requests for extensions to development agreement deadlines from the developer, which would require council action. The DRB directed staff to advise the board if any future tenant change “substantially changes” the approved design so the board can determine whether further review is required.