Carefree council rejects text amendment and special‑use permit for 14‑unit Aena Carefree project after debate over conserving commercial land

The Town Council declined two related requests that would have cleared the way for a 14‑unit condominium project in the town center.

Staff introduced two cases: a text amendment to Section 502 of the zoning ordinance to allow residential‑only development by special use permit within the Town Center commercial district, and a companion special use permit for the project — described in staff materials as Aena Carefree. Planning staff said the parcel is about an acre, was identified in the town’s redevelopment plan as a candidate for residential reuse, and that the project proposes seven two‑story buildings with a total of 14 condominium units, onsite garages and shared parking totaling 33 spaces.

Applicant Alex Hayes, representing property owner Scott Whan, said the proposal preserves the site’s desert wash and boulders, provides one‑ and two‑bedroom units (roughly 910 sq ft and a little over 1,500 sq ft), and would add residents to the town center to support local businesses. Hayes and planning staff emphasized that the redevelopment plan and the site’s mid‑block location — bisected by a wash — reduce the parcel’s retail viability and supported the case for residential use.

Opponents on council urged caution, saying the town has very limited commercially zoned parcels in the town center and warned that converting commercial land to residential is effectively permanent and could foreclose future opportunities to capture sales‑tax‑generating uses. Several council members said they would be more receptive to a true mixed‑use design (ground‑floor commercial, residential above) if that approach proved financially viable for the developer.

The planning commission had recommended approval; a planning commissioner who spoke at the council hearing reiterated that body’s unanimous recommendation and cited the site’s practical challenges for retail. The public record at the council hearing included a mix of resident views; several speakers who are active in planning or retail locally said the site is difficult to develop for commercial uses and supported residential reuse, while others urged the council to preserve commercial capacity for the town’s long‑term fiscal health.

Council took roll‑call votes on both measures. After recorded votes the presiding official announced that the text amendment and the special use permit did not carry.

Because council denied the requested ordinance changes and the companion permit, the Aena Carefree application will not proceed under the requested approvals; the applicant indicated willingness to revise the proposal and return to council if desired.