Attachment B - Staff Report - Z-86-22-8.pdf

City of Phoenix — Formal (2023-05-03)

Extracted text (via pymupdf) 37604 characters

**REVISED
Staff Report: Z-86-22-8
March 14, 2023
Central City Village Planning
Committee Hearing Date:
March 13, 2023
Planning Commission Hearing Date:
April 13, 2023
Request From:
A-1 TOD-2 (Light Industrial District, Interim
Transit-Oriented Zoning Overlay District
Two) (1.59 acres)
R-4 TOD-2 (Multifamily Residence District,
Interim Transit-Oriented Zoning Overlay
District Two) (0.80 acres)
Request To:
WU Code T5:5 GW (Walkable Urban Code,
Transect 5:5 District, Transit Gateway
Character Area) (1.59 acres)
WU Code T4:3 GW (Walkable Urban Code,
Transect 4:3 District, Transit Gateway
Character Area) (0.80 acres)
Proposed Use:
Multifamily residential
Location:
Approximately 250 feet east of the northeast
corner of 25th Street and Washington Street
Owner:
Walter Strazzara, et al.
Applicant:
Michael S Buschbacher, Earl & Curley, PC
Representative:
Taylor Earl, Earl & Curley, PC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 10 to 15 dwelling units
per acre
Street Map Classification
Washington Street
Arterial (Light
Rail Transit)
50-foot north half
street
Adams Street
Local Street
30-foot south half
street
ATTACHMENT B

Staff Report: Z-86-22-8
March 14, 2023
Page 2 of 13

General Plan Conformity
CONNECT PEOPLE AND PLACES CORE VALUE; TRANSIT ORIENTED
DEVELOPMENT; LAND USE PRINCIPLE: Encourage high-density housing and
high intensity employment uses to locate adjacent or close to transit stations
per adopted transit district plans.

The site is located within the Gateway Transit Oriented Development (TOD) District
and is within quarter mile of the 24th Street / Washington Street / Jefferson Street light
rail transit stations. The proposed multifamily residential is appropriate at this location
given that the site is near a high-capacity transit corridor.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a mix of
housing types and densities where appropriate within each village that support
a broad range of lifestyles.

The proposed development will provide new higher-density multifamily housing
opportunities in close proximity to the major employment centers of Downtown
Phoenix and Sky Harbor Airport. The proposal will broaden the range of housing
types and densities available in this high opportunity neighborhood.

BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.

The proposed development provides trees and shade on Washington Street and
Adams Street which will reduce the urban heat island effect while also improving
thermal comfort to site users and the surrounding neighborhood.

Applicable Plans, Overlays and Initiatives
Transit Oriented Development Strategic Policy Framework – See Background
Item No. 3.

Gateway Transit Oriented Development Policy Plan – See Background Item No. 4.

Housing Phoenix Plan – See Background Item No. 7.

Comprehensive Bicycle Master Plan – See Background Item No. 8.

Complete Streets Guiding Principles – See Background Item No. 9.

Tree and Shade Master Plan – See Background Item No. 10.

Zero Waste PHX – See Background Item No. 11.

Staff Report: Z-86-22-8
March 14, 2023
Page 3 of 13

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Multifamily residential and
vacant land
R-4 TOD-2 and A-1
TOD-2
North (across Adams
Street)
Multifamily residential and
educational facility
R-4 TOD-2 and C-3
TOD-2
South (across Washington
Street)
School
A-1 TOD-2
East
Industrial and multifamily
residential
A-1 and R-4 TOD-2
West
Multifamily residential and
medical office
R-4 TOD-2 and A-1
TOD-2

Walkable Urban Code
T5:5 GW and T4:3 GW

Standards
Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
N/A
2.39
Total Number of Units
No Maximum
96
Density
No Maximum
40.17 dwelling units
per acre
Building Height
T5:5 portion: 56-foot maximum

T4:3 portion: 40-foot maximum
40 feet (Met)
Minimum Parking
• As per Section 702.
Additional 25%
reduction when the
off-street parking
area is located within
1,320 feet from a light
rail station
15 one- and two-bedroom
units: 23 spaces

81 studio and 1-bedroom
(<600 square feet): 81 spaces

104 spaces (-25% reduction) =
78 spaces
85 spaces (Met)
Bicycle Parking – Per
Section 1307.H.6.d
• Minimum 0.25 per
residential unit, with a
maximum of 50
required spaces
24 spaces

20 spaces (Not Met)

Staff Report: Z-86-22-8
March 14, 2023
Page 4 of 13

Walkable Urban Code
T5:5 GW and T4:3 GW
(Continued)

Standards
Requirements
Provisions on the
Proposed Site Plan
Streetscape Standards (Section 1312.A)
Arterial Street – Light Rail
Corridor (Washington
Street)
8-foot sidewalk minimum

5-foot landscape minimum
Sidewalk: 10 feet
(Met)**

Landscape: 8 feet
(Met)
Local Street (Adams Street)
5-foot sidewalk minimum

5-foot landscape minimum
Sidewalk: 5 feet (Met)

Landscape: 5 (Met)**
Main Building Setbacks
Washington Street (Primary
Frontage)
12 feet maximum
2 feet 6 inches (Met)**
Adams Street (Primary
Frontage)
20 feet maximum
20 feet (Met)
Side (East and West)
0 feet minimum
Not specified
Rear (North Interior)
0 feet minimum
Not specified
Parking Setbacks
Washington Street (Primary
Frontage)
30-foot minimum or behind
building
Behind building and
30 feet (Met)
Adams Street (Primary
Frontage)
30-foot minimum or behind
building
30 feet (Met)
Side (East and West)
0 feet minimum
Behind building (Met)
Rear (North Interior)
0 feet minimum
Not specified
Lot Requirements
Lot Coverage
T5:5 portion: 80 percent
maximum

T4:3 portion: 70 percent
maximum
Overall: 27 percent
(Met)
Primary Building Frontage
(Washington Street)
70 percent minimum
70 percent (Met)
Primary Building Frontage
(Adams Street)
60 percent minimum
48 percent (Not
Met)**
Open Space
5 percent minimum
5 percent (Met)

Staff Report: Z-86-22-8
March 14, 2023
Page 5 of 13

Walkable Urban Code
T5:5 GW and T4:3 GW
(Continued)

Standards
Requirements
Provisions on the
Proposed Site Plan
Frontage Types Allowed
Primary Building Frontage
(Washington Street)
All frontages or alternative
frontages per Section
1305.B.1.c
Patio (Met)
Primary Building Frontage
(Adams Street)
Porch, patio, stoop, forecourt
or alternative frontages as per
Section 1305.B.1.c
Patio (Met)
*Variance or design alternative required
** Revised dimension

Background/Issues/Analysis

SUBJECT SITE
1. This request is to rezone a 2.39-acre site located approximately 250 feet east of
the northeast corner of 25th Street and Washington Street from A-1 TOD-2
(Light Industrial District, Interim Transit-Oriented Zoning Overlay District Two)
and R-4 TOD-2 (Multifamily Residence District, Interim Transit-Oriented Zoning
Overlay District Two) to WU Code T5:5 GW (Walkable Urban Code, Transect 5:5
District, Transit Gateway Character Area) and WU Code T4:3 GW (Walkable
Urban Code, Transect 4:3 District, Transit Gateway Character Area) to allow
multifamily residential.

The subject site is within one-quarter mile of the 24th Street / Washington Street
/ Jefferson Street light rail stations with frontage on Washington Street, which is
an arterial light rail corridor, and Adams Street, which is a local street.

2. The General Plan Land Use Map
designation for this site is
Residential 10 to 15 dwelling units
per acre. The proposal is not
consistent with the designation;
however, a General Plan
Amendment is not required, as the
site is less than 10 acres. The
General Plan Land Use Map
designations to the north, east, and
west are Residential 10 to 15
dwelling units per acre. The General

General Plan Land Use Map, Source:
Planning and Development Department

Staff Report: Z-86-22-8
March 14, 2023
Page 6 of 13

Plan Land Use Map designation to
the south is Commercial.

3. Transit Oriented Development Strategic Policy Framework
The Transit Oriented Development
Strategic Policy Framework is part
of the Phoenix General Plan which
identified planning typologies to
describe urban environments. The
subject site is within one-quarter
mile of the 24th Street / Washington
Street / Jefferson Street light rail
stations. The identified environment
for the station is Minor Urban
Center. Minor Urban Center is a
Place Type characterized by
medium to low intensity with building
heights typically from two to five
stories with incentive heights of up
to seven stories. Land uses may
include supportive retail, mid-rise
living and low-rise office
employment. The proposed three-
story multifamily residential
development is consistent with the
Minor Urban Center Place Type.

TOD Strategic Policy Framework Placetypes,
Source: Planning and Development
Department

4. Gateway Transit Oriented Development District Policy Plan
The site is located within the Gateway TOD (Transit Oriented Development)
District, the boundaries for which are State Route 143 or the Hohokam
Expressway to the east, Interstate 10 to the west, the Loop 202 to the north, and
Air Lane to the south. The policy plan adopted for the Gateway TOD District
provides a blueprint for fully achieving the transformative potential of light rail in a
sustainable manner. Changes advocated in the plan can lower transportation
costs for residents, create new business opportunities, encourage active, healthy
lifestyles, ensure Phoenix increases its competitive advantage in the global
marketplace, and improve prosperity by growing the economy in locations with
existing infrastructure and public services.

Staff Report: Z-86-22-8
March 14, 2023
Page 7 of 13

In order to realize the
implementation of the Vision and
Master Plan for the Gateway TOD
District, one key recommendation is
the implementation of a form-based
zoning code. The proposal to
Walkable Urban Code furthers that
vision. The proposed T5:5 and T4:3
transects are consistent with the
conceptual zoning map in the
Gateway TOD District Plan.

Gateway TOD Policy Plan, Conceptual
Zoning Plan, Source: Planning and
Development Department

The Gateway TOD Policy Plan indicates that the subject site is suitable for
retrofit with a portion identified for redevelopment. The plan also identifies the
subject site for mixed-use residential development in the master plan. The
proposal to redevelop the site with multifamily residential development is
consistent with those designations.

Gateway TOD Policy Plan, Land Use
Element Map, Source: Planning and
Development Department

Gateway TOD Policy Plan, Master Plan Infill
and Land Use Map, Source: Planning and
Development Department

Staff Report: Z-86-22-8
March 14, 2023
Page 8 of 13

Although the proposed development does not incorporate a commercial
component, the T5:5 portion fronting on Washington is a mixed-use transect that
would allow commercial uses and vertical mixed-use development, which is
consistent with the vision of the TOD Policy Plan.

EXISTING CONDITIONS AND SURROUNDING ZONING
5. The subject site is zoned R-4 TOD-2 and A-1 TOD-2 and contains vacant land
and a multifamily community consisting of a series of small, detached units and
mobile homes. To the east are industrial and multifamily uses zoned A-1 and R-4
TOD-2. To the west are multifamily residential and medical office uses in R-4
TOD-2 and A-1 TOD-2 districts. Across Washington Street to the south is a
school zoned A-1 TOD-2. Across Adams Street to the north are multifamily
residential uses and an educational facility zoned R-4 TOD-2 and C-3 TOD-2.

PROPOSAL
6. The proposed T5:5 District is described as a medium-high-intensity mixed-use
fabric characterized by a broad mix of buildings that integrate retail, offices, live-
work and residential units adjacent to the Light Rail Corridor, up to 56 feet in
height. The proposed T4:3 District is described as a low-intensity urban
residential fabric characterized by single-family homes, duplexes, single-family
attached and small multifamily developments, up to 40 feet in height. As shown
on the conceptual site plan attached as an exhibit, the proposed development
will be two new multifamily residential buildings with a total of 96 units. The
applicant states units will be affordable. The two buildings will have frontage on
Washington Street and Adams Street with parking generally behind the buildings
and driveways located at each street frontage.

The conceptual elevations, attached as an exhibit, demonstrate three-story
buildings with patio frontage types and four-sided architecture with architectural
detailing. Staff recommends Stipulation No. 1 which would require a common
entry for each building fronting a street. This will allow residents direct access to
the sidewalk from the interior corridors of the building.

The proposal will provide bicycle infrastructure and enhance the streetscape
along Washington Street and Adams Street. Staff recommends Stipulation No. 1
which requires the development to provide a mix of secure and guest bicycle
parking per Section 1307.H. Furthermore, Stipulation No. 2 requires that a
bicycle repair station will be provided on site. Section 1312 of the Zoning
Ordinance requires a detached sidewalk along Adams Street with a five-foot-
wide landscape strip. Furthermore, staff recommends Stipulation No. 3 that
would require an eight-foot-wide detached sidewalk with a 10-foot-wide
landscape strip along Washington Street. All public sidewalks will be shaded to a
minimum of 75 percent at tree maturity, per Section 1304.F of the Zoning
Ordinance.

Staff Report: Z-86-22-8
March 14, 2023
Page 9 of 13

AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
7. Housing Phoenix Plan
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan.
This Plan contains policy initiatives for the development and preservation of
housing with a vision of creating a stronger and more vibrant Phoenix through
increased housing options for residents at all income levels and family sizes.
Phoenix’s rapid population growth and housing underproduction has led to a
need for over 163,000 new housing units. Current shortages of housing supply
relative to demand are a primary reason why housing costs are increasing. The
proposed development supports the Plan’s goal of preserving or creating 50,000
housing units by 2030 by constructing additional affordable housing, contributing
to the mix of housing types in the area and helping address the housing shortage
in Phoenix.

8. Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its Bikeway System and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-
term bicycle parking as a means of promoting bicyclist traffic to a variety of
destinations. To create a bike-supportive environment for residents, bicycle
infrastructure is incorporated into the proposed project. Staff recommends
Stipulation No. 2 which will require guest and residential bicycle parking and a
bicycle repair station to be provided on site in addition to the bicycle parking
requirements of the Walkable Urban Code.

9. Complete Streets Guiding Principles
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. The proposal includes shaded,
detached sidewalks along Washington Street and Adams Street, which will
increase the thermal comfort and usability for those walking to and from nearby
transit and those patronizing local businesses, per Stipulation No. 3. The
proposal also includes bicycle parking spaces for visitors and residents as
required in Stipulation No. 2. Additionally, building frontages are designed,
pursuant to Walkable Urban Code requirements, to improve the quality of the
public realm adjacent to the site.

10. Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontages should be detached
from the curbs to allow trees to be planted on both sides of the sidewalk to
provide thermal comfort for pedestrians and to reduce the urban heat island
effect. Stipulation No. 3 requires that the development will provide shaded

Staff Report: Z-86-22-8
March 14, 2023
Page 10 of 13

detached sidewalks on Washington Street. Additionally, other shade elements
are required by the Walkable Urban Code.

11. Zero Waste PHX
The City of Phoenix is committed to its waste diversion efforts and has set a goal
to become a zero-waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs. Section 716 of the
Phoenix Zoning Ordinance establishes standards to encourage the provision of
recycling containers for multifamily, commercial and mixed-use developments
meeting certain criteria. The proposed development will provide recycling
services for residents.

COMMUNITY INPUT SUMMARY
12. At the time this staff report was written, staff has received one letter of opposition
to this rezoning application. The stated concerns are the high rates of crime and
risk of property damage to adjacent properties.

INTERDEPARTMENTAL COMMENTS
13. The Street Transportation Department requested that all streets be constructed
with the required improvements and comply with current ADA standards and that
the proposal provide an eight-foot-wide detached sidewalk with a 10-foot-wide
landscape strip along Washington Street. Construction of a five-foot-wide
detached sidewalk along Adams Street will also be required per the Walkable
Urban Code. These are addressed in Stipulation Nos. 3 and 4.

14. The City of Phoenix Water Services Department has noted the property has
existing water and sewer mains that can potentially serve the proposed
development; however, water capacity is a dynamic condition that can change
over time due to a variety of factors.

15. The Aviation Department requires that the property owner record a Notice to
Prospective Purchasers of Proximity to Airport in order to disclose the existence,
and operational characteristics of City of Phoenix Sky Harbor International
Airport (PHX) to future owners or tenants of the property. This is addressed in
Stipulation No. 5.

16. The Public Transit Department noted that a bus stop pad is proposed for the site
and no stipulations are required for this case.

OTHER
17. The site is located in a larger area identified as being archaeologically sensitive.
If further review by the City of Phoenix Archaeology Office determines the site
and immediate area to be archaeologically sensitive, and if no previous
archaeological projects have been conducted within this project area, it is

Staff Report: Z-86-22-8
March 14, 2023
Page 11 of 13

recommended that archaeological Phase I data testing of this area be
conducted. Phase II archaeological data recovery excavations may be
necessary based upon the results of the testing. A qualified archaeologist must
make this determination in consultation with the City of Phoenix Archaeologist. In
the event archaeological materials are encountered during construction, all
ground disturbing activities must cease within a 33-foot radius of the discovery
and the City of Phoenix Archaeology Office must be notified immediately and
allowed time to properly assess the materials. This is addressed in Stipulation
Nos. 6 through 8.

18. Staff has not received a completed form for the Waiver of Claims for Diminution
in Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required
by the rezoning application process. Therefore, a stipulation has been added to
require the form be completed and submitted prior to preliminary site plan
approval. This is addressed in Stipulation No. 9.

19. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.
Zoning adjustments, abandonments or other formal actions may also be
required.

Findings

1.
The proposal is consistent with the Gateway TOD Policy Plan vision for the site
and with the character of the surrounding area.

2.
The proposal will develop new affordable housing, provide a new housing
option to contribute to the mix of housing types in the area, and will help
alleviate the housing shortage in Phoenix.

3.
As stipulated, the proposal provides enhanced pedestrian and bicycle
amenities consistent with the Gateway TOD Policy Plan, Comprehensive
Bicycle Master Plan, Tree and Shade Master Plan, and the Complete Streets
Guiding Principles.

Stipulations

1.
A minimum of one common entry shall be provided for each street frontage,
except for buildings where every unit has private entry directly to the street, as
approved by the Planning and Development Department.

2.
The development shall incorporate bicycle infrastructure as described below
and as approved by the Planning and Development Department.

Staff Report: Z-86-22-8
March 14, 2023
Page 12 of 13

a. A minimum of half of all required bicycle parking for multifamily use, per
Section 1307.H.6.d of the Phoenix Zoning Ordinance, shall be secured
parking.

b. Guest bicycle parking for multifamily residential use shall be provided at a
minimum of 0.05 spaces per unit with a maximum of 50 spaces near
entrances of buildings and installed per the requirements of Section
1307.H. of the Phoenix Zoning Ordinance.

c. A bicycle repair station (“fix it station”) shall be provided on the site. The
station shall include but not limited to: standard repair tools affixed to the
station; a tire gauge and pump; and a bicycle repair stand which allows
pedals and wheels to spin freely while making adjustments to the bike, as
approved by the Planning and Development Department.

3.
The public sidewalk along Washington Street shall be constructed to a
minimum width of 8 feet and detached from the back of curb by a minimum 10-
foot-wide landscape area, as approved by the Planning and Development
Department.

4.
The developer shall construct all streets within and adjacent to the
development with paving, curb, gutter, sidewalk, curb ramps, streetlights,
median islands, landscaping and other incidentals, as per plans approved by
the Planning and Development Department. All improvements shall comply
with all ADA accessibility standards.

5.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor Airport to future owners or
tenants of the property. The form and content of such documents shall be
according to the templates and instructions provided which have been
reviewed and approved by the City Attorney.

6.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.

7.
If Phase I data testing is required, and if, upon review of the results from the
Phase I data testing, the City Archaeologist, in consultation with a qualified
archaeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.

8.
In the event archaeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-

Staff Report: Z-86-22-8
March 14, 2023
Page 13 of 13

foot radius of the discovery, notify the City Archaeologist, and allow time for
the Archaeology Office to properly assess the materials.

9.
Prior to preliminary site plan approval, the landowner shall execute a
Proposition 207 waiver of claims form. The waiver shall be recorded with the
Maricopa County Recorder's Office and delivered to the City to be included in
the rezoning application file for record.

Writer
Anthony Grande and Nayeli Sanchez Luna
March 14, 2023

Team Leader
Racelle Escolar

Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan Date Stamped February 21, 2023
Conceptual Elevations Date Stamped December 2, 2022 (4 pages)
Community Correspondence

WASHINGTON ST
ADAMS ST
26TH ST
25TH ST
JEFFERSON ST
Transit Overlay
District (TOD-2)
VAN BUREN ST
MC DOWELL RD
JEFFERSON ST
BUCKEYE RD
LOWER BUCKEYE RD
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
32ND ST
40TH ST
I - 10
I - 17
CENTRAL CITY VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-86-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.39 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R-4 TOD-2, A-1 TOD-2
WU Code T4:3 GW, WU Code T5:5 GW
CONVENTIONAL OPTION
23, N/A
No Maximum, No Maximum
* UNITS P.R.D. OPTION
28, N/A
N/A, N/A
Micheal S Buschbacher, Earl and Curley
DATE:
2/02/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 10-33
ZONING MAP
F-9
REQUESTED CHANGE:
FROM: R-4 TOD-2 ( 0.80 a.c.)
A-1 TOD-2 ( 1.59 a.c.)
TO:
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-86-22.mxd
Z-86-22
0.03
0
0.03
0.015
Miles
WU Code T4:3 GW ( 0.80 a.c.)
WU Code T5:5 GW ( 1.59 a.c.)

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Nayeli Sanchez Luna
Subject:
FW: App # Z-86-22
Attachments:
Central Planning Complaint.odt
From: azindisat <azindisat@gmail.com>
Sent: Sunday, February 26, 2023 1:46 PM
To: Nayeli Sanchez Luna <nayeli.sanchez.luna@phoenix.gov>
Subject: App # Z‐86‐22
Central City Village Planning Committee
ATTN: Nayeli Sanchez Luna
nayeli.sanchez.luna@phoenix.gov

2‐26‐2023

To Whom It May Concern:
I have been a resident of the project property or living on my current property since 1955. I own the 64.5’ R4 lot on the
North/East corner of the proposed project.
1. This area according to Phoenix Police has more crime and assaults than any other part of the city. It has been this way
since the 1950’s. Phoenix City for my entire life has failed to protect responsible citizens from this out of control crime.
Business’s have consistently failed and left the area because of this fact. The empty lots speak to this truth.
2. The City encouraged a low cost housing project on 25th St and Van Buren a few years ago. The property quickly
devolved into a drug crime zombie land and was destroyed by the inhabitants. It still sits empty.
3. The subject property had a 1.6M sales price that is suspect. The previous owners were ACE Properties and there is no
reason to expect that new owners will interfere with their residents in this drug selling and manufacturing
neighborhood.
4. For decades responsible citizens have been required to impose tight security systems to stop theft and assault. Visible
damage to business properties shows the security is not always successful. This situation will not change with 100 low
income renters piled on top of each other like sardines. The anarchy is built in with this proposal.
5. Looking at plans and regarding my property corners it appears a 6’ set back is required on the South and West sides of
my property line and only parking will be allowed. I insist that these setbacks not be changed and are designed to
protect my property from damage and assault. Trees can not be allowed on the property line as the leaf garbage will fill
my property.
6. The city has completely failed in developing this area for 50 years. It has remained a high crime area because of the
prison on 24th St and Van Buren and a large illegal alien presence. Currently after 10PM, the area to the East of me
remains full of drug addict and prostitution Zombies. I worked with Sheriff Joe Aripio decades ago in an attempt to clean
the area but crime has remained prevalent. The proposed project will remain the center of crime and degradation for
the area.
7. I vote against the high density proposal.

Stephen Letson
azindisat@gmail.com