Attachment B - 69th & Thomas_Redevelopment Area Report.pdf
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DESERT SKY APARTMENTS REDEVELOPMENT REPORT February 2025 Prepared By: ABLA 310 E. Rio Salado Pkwy. Tempe, AZ 85281 ATTACHMENT B 1. REDEVELOPMENT REPORT 3 1.1 INTRODUCTION 3 1.2 BACKGROUND 3 1.3 LAND USE & PROPOSED DEVELOPMENT 6 1.4 CURRENT SITE CONDITION 9 1.5 APPLICABILITY OF STATE STATUES 11 1.5.1 REDEVELOPMENT STATUE ARS 36-1471 ET SEQ. (THE “ACT”) 11 1.6 BLIGHTED CONDITIONS FINDINGS 13 1.6.1 INADEQUATE STREET LAYOUT (ARS 36-1471.2.A) 13 1.6.2 FAULTY LOT LAYOUT IN RELATION TO SIZE, ADEQUACY, ACCESSIBILITY OR USEFULNESS (ARS 36-1471.2.B) 13 1.6.3 UNSANITARY OR UNSAFE CONDITIONS (ARS 36-1471.2.C) 15 1.6.4 DETERIORATION OF SITE OR OTHER IMPROVEMENTS (ARS 36-1471.2.D) 18 1.6.5 IMPROPER OR OBSOLETE SUBDIVISION PLATTING (ARS 36-1471.2.H) 21 1.6.6 THE EXISTENCE OF CONDITIONS THAT ENDANGER LIFE OR PROPERTY BY FIRE AND OTHER CAUSES (ARS 36-1471.2.I) 21 1.7 REDEVELOPMENT PROJECT/PLAN FINDINGS 24 1.8 SLUM CONDITIONS FINDINGS 24 1.8.1 PREDOMINANCE OF RESIDENTIAL AND NON-RESIDENTIAL BUILDINGS OR IMPROVEMENTS ON SITE WHICH ARE DILAPIDATED, DETERIORATED, AGING OR OBSOLESCENT (ARS 36-1471.2.A) 24 1.8.2 PUBLIC SAFETY AND WELFARE ARE THREATENED BECAUSE OF THE DILAPIDATED, DETERIORATED, AGING OR OBSOLESCENT IMPROVEMENTS ON THE PROPERTY (ARS 36-1471.2.B) 25 1.9 ADDITIONAL BENEFIT 27 1.10 CONCLUSIONS 28 Table of Contents Desert Sky Apartments 3 1. REDEVELOPMENT REPORT 1.1 Introduction The NRP Group (the “Developer”) is in escrow to acquire approximately 9.94 acres (the “Site”) located Phoenix, Arizona (the “City”). The Site faces numerous physical and public safety challenges that have hindered its redevelopment. The surrounding areas included in this report are characterized by inadequate street right-of-way and poorly maintained pedestrian sidewalks adjacent to the Site, along with prevalent crime and a noticeable homeless presence. As it stands, the Site is not suitable for development without substantial financial investment to address these significant issues. The third-party analysis of existing conditions (the “Report”) prepared by ABLA, LLC (“ABLA”) aims to identify the presence of “Blighted” or “Slum Conditions” as defined by Arizona’s Redevelopment Statue; Arizona Revised Statue (“ARS”) 36-1471 et seq. (the “Act”). This analysis is crucial in determining whether the proposed Site, can be designated a “Redevelopment Area”. 1.2 Background The Site is approximately 9.94 acres and is located on the southwest corner of North 69th Avenue and West Thomas Road, see Exhibit 1.2: Vicinity Map. It is bordered to the north by West Thomas Road, to the east by North 69th Avenue, and to the south and west by an existing single-family residential subdivisions. The northern boundary of the Site includes a portion of the right-of-way along West Thomas Road, while the eastern boundary includes a portion of the right-of-way along North 69th Avenue. These roadways provide essential public infrastructure, including sidewalks, landscape area, and pavement for vehicular access. However, both rights-of-way have experienced significant neglect over the years, with visible deterioration that poses challenges for pedestrians and vehicles alike. Historical records indicate that West Thomas Road has existed since at least 1997, but its current condition reflects a lack of upkeep and functionality. In the early 1900’s, the Site was established as a farmstead in what was then a predominantly agricultural land in Phoenix. By 1936, the Site included a residence but was primarily composed of agriculture fields with an irrigation ditch along the northern boundary, extending to the eastern boundary in 1954. Historical aerial photographs show that by 1979 the southern portion of the Site began to be overrun with trees and brush. By 2002, the growth continued to spread northward, and starting in 2005, trees began to grow on the west portion of the Site. This vegetative growth has persisted up to the present day, resulting in the Site being overgrown with trees, shrubs and grasses, with the existing structures now in a state of deterioration. Desert Sky Apartments 4 During the 1970s and 1980s, the surrounding area developed and modernized along with the City, leaving the infill property too small for single-family development and too isolated for commercial development. Most of the area now consists of single-family residential neighborhoods. The last multi-development in the area was constructed in the past fifteen (15) years; prior to that, the multi-family developments within proximity to the Site date back to the 1980s. 5 N Disclaimer: The graphic shows conceptual information and is subject to change. Actual locations and configurations to be defined at the time of subdivision plat or site plan submittal. Exhibit 1.2: VICINITY MAP Desert Sky Apartments 6 1.3 Land Use & Proposed Development The Site, or subject property, was designated Residential 3.5 to 5 du/ac through the City of Phoenix General Plan Land Use Designation. However, due to the Site’s irregular shape and limited size, the subject property is not suitable for single-family development, despite its long-term zoning of R1-6 (Single-Family Residential). Recognizing the potential for a more effective land use, the Developer has submitted an application to amend the General Plan and rezone the Site to R-4, enabling the development of a three (3) story garden-style multi-family residential community. This request was approved on January 15, 2025 (Case GPA-MV-1-24-7 and Z-53-24-7). With limited availability of multi-family housing in the area, the Site presents a unique opportunity to introduce new, modern, high-quality apartments that will expand housing options and revitalize the neighborhood. Desert Sky Apartments is envisioned as a multi-family residential development consisting of two hundred eighty-eight (288) residential units distributed across nine (9) three-story buildings. This project aims to provide attainable rental options compared to competitors along the Loop 101 corridor, with rental rates designed to offer exceptional value and address any potential challenges posed by the Blight and Slum Condition surrounding the Site. The redevelopment of the Site is particularly significant given the broader conditions of neglect in the area, including deteriorating infrastructure and minimal vegetation along nearby roadways. The redevelopment will include a significant portion of workforce housing, catering to the needs of moderate-income households. The new modern construction will meet the demand for contemporary rental units, which are limited in the immediate area. Beyond addressing the housing demand, the development has the opportunity to revitalize the neighborhood by enhancing the local housing market and addressing broader economic and aesthetic challenges in the community. Please see the Redevelopment Plan for additional details. The Site is surrounded by federally designated Qualified Census Tracts (“QCT”), indicating the area faces economic challenges as detailed in Exhibit 1.3: Federally Qualified Census Tract. This designation highlights the necessity for redevelopment to address the Slum Conditions that affect both the Site and its surrounding community. As of 2021, the median household income for the Site is $48,000, and only eight percent (8%) of the surrounding population has attained a bachelor's degree. The redevelopment of the Site has the potential to contribute to the increased education levels and household income in the area, addressing some of the challenges tied to the surrounding area QCT designation. Desert Sky Apartments 7 A residential market analysis conducted by Noell Consulting Group identified the Site as being located within a high crime area, where property crime is more prevalent than violent crime. These conditions contribute to the Blight and Slum Conditions of the area, necessitating extra security precautions. To mitigate these issues, the development will incorporate comprehensive safety measures, including a gated community, security cameras, and potential on-site security personnel. As the Loop 101 corridor (west of the Site) continues to experience growth in affluence due to the new developments, this trend is extending eastward into the Maryvale Village area. Desert Sky Apartments presents a timely and attractive option for prospective renters in this evolving market. Future residents will benefit from access to major employment centers such as Downtown Phoenix and Tempe, as well as local hubs like Glendale and Estrella Village/ Tolleson. This strategic location near major highways ensures easy commutes and accessibility, enhancing the overall appeal and practicality of the development. 8 N Disclaimer: The graphic shows conceptual information and is subject to change. Actual locations and configurations to be defined at the time of subdivision plat or site plan submittal. Exhibit 1.3: FEDERALLY QUALIFIED CENSUS TRACT Desert Sky Apartments 9 1.4 Current Site Condition ABLA conducted a visual assessment of the subject property on August 8th, 2024. Formerly agricultural land, a majority of the Site is undeveloped and predominantly overgrown with mesquite trees surrounding a deteriorating single-family residence, barns, animal pens, and outbuildings. The Site is enclosed by a six (6) foot tall chain link fence with locked gates providing access from West Thomas Road and North 69th Avenue. The gate on West Thomas Road allows entry to the private residence via a dirt drive. Due to the overgrown mesquite trees, scattered weeds and grasses, there are few and limited walkways on the Site. Septic systems are located near the northwest and southwest corners of the Site. The northeast corner contains two (2) irrigation control boxes, with deteriorating concrete-lined irrigation ditches and soil berms directing irrigation water around the residence and across the remaining areas of the subject property. A possible hand-pump water well location, identified by a concrete slab with an apparent well cover, was observed on the western exterior of the pump house. Six (6) fifty-five (55) gallon drums of heating oil, nearly empty, were found within the structures, reportedly used for heating. The subject property has significant trash and dumping around its exterior, negatively impacting both the Site and the adjacent neighborhood. The fence line is strewn with liquor and beer bottles, trash, debris, clothing, and tires. Single-family homes adjacent to the Site have fallen victim to graffiti, trash, broken glass and vandalism. Additionally, there is a strong stench from the dead animals and trash surrounding the Site, contributing to the unsanitary and unsafe conditions. The deteriorating infrastructure along West Thomas Road, which borders the Site to the north, and North 69th Avenue, which borders the Site to the east, exacerbates these issues. The roadways are cracked and in poor condition, with sidewalks that are broken, uneven, and in some places, missing entirely. These conditions create hazards for pedestrians and make the area less accessible. The existing sidewalk along North 69th Avenue abuts the walls of adjacent homes, which are marked by graffiti, neglect, and poorly executed repairs, further contributing to the unsightly appearance of the area. Trash and debris frequently overflow from the Site onto the sidewalk, and minimal landscaping along the roadway has resulted in large dirt patches that attract more debris. Desert Sky Apartments 10 From the visual assessment on August 8th and the prevalent trash, debris, and overall condition of the Site, it has been documented that homeless and transient individuals frequently loiter along West Thomas Road and North 69th Avenue, moving between nearby properties, including the Site. Alcove conditions along the adjacent residential walls create areas that encourage the accumulation of trash and debris and provide temporary spaces for loitering or encampments. This activity not only contributes to the unsanitary and unsafe environment but also negatively impacts the surrounding neighborhoods. These combined issues—the condition of the Site itself, the surrounding roadway infrastructure, and the transient activity along Thomas Road—underscore a broader pattern of neglect and deterioration that poses challenges to public safety and highlights the urgent need for redevelopment, see Figures A-D for current conditions of the Site and surrounding area. Figure A: TRASH & DUMPING Figure B: OVERGROWN MESQUITE TREES Figure D: DETERIORATING SIDEWALKS Figure C: NORTH 69TH AVENUE ROW Desert Sky Apartments 11 1.5 Applicability of State Statues 1.5.1 Redevelopment Statue ARS 36-1471 et seq. (the “Act”) The Act provides Arizona municipalities with the authority to declare a property of an area a “Redevelopment Area”. Typically, the powers granted to a municipality by this statue are multi-faceted and provide guidance to condemn and dispose of Slum and Blight properties over large sections of land consisting of multiple property owners and land uses. In this case, however, the objective of this declaration is to create a single purpose Redevelopment Area, subject to a single property and a mix of land uses. The establishment of a Redevelopment Area may assist in mitigating the costs of remediation to the Slum or Blighted conditions. Prior to establishing a Redevelopment Area, the statue provides that a jurisdiction must make a legislative “Finding of Necessity” demonstrating that a Slum and/or Blighted area exists, per the definitions included in the Act. In order to identify areas of “Blight” or “Slum”, the Act includes criteria for what constitutes a finding of Blight or Slum. For the record, the property owner is aware of this request and has expressed support for the redevelopment effort. 1.5.1.1 ARS 36-1473. Finding of necessity by local governing body A. A municipality shall not exercise any of the powers conferred on municipalities by this article until its local governing body adopts a resolution by two-thirds vote finding both of the following: 1. One (1) or more Slum or Blighted Areas exist in the municipality. 2. The redevelopment of that area or areas is necessary in the interest of the public health, safety, morals, or welfare of the residents of the municipality. B. A municipality must notify the owner of real property that is within the boundaries of a proposed Redevelopment Area of the time, date and location of a public meeting concerning the findings. The municipality must provide this notice by first-class mail to the address stated on the most recent records of the County Assessor. Desert Sky Apartments 12 1.5.1.2 ARS 36-1471 Definitions 1. “Blighted Area” means an area, other than a Slum Area, where sound municipal growth and the provision of housing accommodations is substantially retarded or arrested in a predominance of the properties by any of the following: a. A dominance of defective or inadequate street layout. b. Faulty lot layout in relation to size, adequacy, accessibility or usefulness. c. Unsanitary or unsafe conditions. d. Deterioration of site or other improvements. e. Diversity of ownership. f. Tax or special assessment delinquency exceeding the fair value of the land. g. Defective or unusual conditions of title. h. Improper or obsolete subdivision platting. i. The existence of conditions that endanger life or property by fire and other causes. 2. “Slum Area” means an area in which both of the following are true: a. There is a predominance of buildings or improvements, whether residential or non-residential. b. The public health, safety, or welfare is threated because of any of the following: i. Dilapidated, deteriorated, aging or obsolescent buildings or improvements. ii. The inadequate provision for ventilation, light, air, sanitation or open spaces. iii. Overcrowding. iv. The existence of conditions that endanger life or property by fire and other causes. Desert Sky Apartments 13 Figure E: THOMAS ROAD ACCESS GATE 1.6 Blighted Conditions Findings 1.6.1 Inadequate Street Layout (ARS 36-1471.2.a) The current street layout is inadequate as there is no existing paved (all weather) access to the Site, as shown in Figures E and F. To facilitate development, substantial improvements will be necessary, including curb cuts, sidewalk repair/installation, and overall roadway improvements. These improvements are essential to create safe and efficient access into the Site, ensuring it meets modern urban standards and provides the necessary infrastructure for the proposed development. The lack of these basic elements underscores the need for significant upgrades to support the project’s success and integration into the surrounding community. 1.6.2 Faulty lot layout in relation to size, adequacy, accessibility or usefulness (ARS 36-1471.2.b) As shown in Figures G-I, the Site’s irregular shape severely restricts the layout options for single-family homes. The configuration and size of the parcels make it challenging to design a functional and aesthetically pleasing residential neighborhood with adequate street access and utility placements. Forcing a single-family residential neighborhood within the Site’s 9.94 acres would limit the necessary infrastructure and amenities needed to attract homeowners. The constrained space would not support essential community features such as parks and recreational facilities, which are critical for creating a desirable and vibrant neighborhood. The limitations contribute to the Site’s Blight and Slum Conditions, as the lack of proper development planning results in an underutilized and neglected area. The inefficient land use and absence of community amenities deter investment and development, perpetuating the cycle of decay and disrepair. Figure F: 69TH AVENUE ACCESS GATE Desert Sky Apartments 14 Figure I: AERIAL PERSPECTIVE OF THE SITE FACING NORTHEAST Figure G: AERIAL PERSPECTIVE OF THE SITE FACING NORTHWEST Figure H: AERIAL PERSPECTIVE OF THE SITE FACING SOUTHWEST The Developer intends to integrate the multi-family development with minimal impacts to the surrounding single-family homes. By pushing the buildings toward the public street frontages, significant buffers will be created to preserve the privacy of adjacent residences. The strategic placement will also enhance the streetscape and facilitate pedestrian-friendly environments. Desert Sky Apartments 15 1.6.3 Unsanitary or Unsafe Conditions (ARS 36-1471.2.c) The Site has become an eye-sore and dumping ground within the community. As illustrated in Figures J–U, the community, and/or homeless and transient individuals, have resorted to discarding items such as couches, tires, clothing, children’s toys, and various other trash items both outside and inside the Site’s chain link fence. Additionally, the chain link fence has been patched in multiple locations where previous damage along North 69th Avenue created easy access points for the nearby homeless and transient population. These conditions not only contribute to the Site’s unsightly appearance but also pose serious health and safety hazards for the community. The accumulation of debris and presence of discarded items create breeding grounds for pests and vermin, which can lead to infestations and the spread of diseases. Numerous dead animals were found surrounding the Site, causing a terrible odor the affects both the Site and adjacent homes. Defection, soiled clothing, beer bottles, and spoiled or half-eaten food litter the area, further contributing to the unsanitary conditions. The presence of broken glass, rusted metal, and exposed electrical components pose serious injury risks. These issues are exacerbated by the deteriorating conditions along West Thomas Road and North 69th Avenue. The pavement across West Thomas Road is cracked and sidewalks are broken, uneven, or in some areas entirely missing, creating hazards for pedestrians. North 69th Avenue, in its current state, is only developed as a half right-of-way. This inadequate roadway development has left pavement cracked and crumbling along its edge adjacent to the Site. Furthermore, due to the incomplete development of the right-of-way, there is one (1) sidewalk on the east side of North 69th Avenue. Residents to the east of the Site are not only forced to contend with the unsanitary and unsightly conditions of the area but also experience these issues encroaching onto the sidewalk and their homes. Trash and debris continue to accumulate in landscape areas, sidewalks, and the streets both along West Thomas Road and North 69th Avenue, further degrading the environment and intensifying the need for intervention. Inside of the Site, trash, beer bottles, tires, and other debris are scattered throughout, along with fallen trees adding to the general disarray. The damaged fencing allows for unauthorized entry, increasing the risk of vandalism, theft, and illegal activities on the Site. These conditions are exacerbated by the unsanitary and unsafe environment created by defecation, dead animals, and soiled clothing surrounding the Site. Desert Sky Apartments 16 In response to escalating safety concerns, neighbors adjacent to the Site have taken to adding additional security measures. These measures include the installation of security cameras and the extension of backyard walls with chain link fencing to increase height and deter unauthorized access. These heightened security efforts underscore the perceived and real threats posed by the deteriorating and unsecured condition of the Site, which has become a magnet for trespassing, vandalism, and other illegal activities. The fact that residents feel compelled to fortify their homes indicates the severity of the unsafe conditions surrounding the Site, further highlighting the need for intervention and remediation. The unsanitary and unsafe conditions, both within the Site and in the surrounding area, underscore the Blight and Slum Conditions of the subject property and emphasize the urgent need for redevelopment. Redeveloping the Site would not only remove the existing hazards but also transform the surrounding area into a safe, clean, and vibrant community. Addressing these issues is crucial to improving public health and safety, as well as enhancing the overall quality of life for the surrounding residents. Figure J: TRASH AND DEBRIS Figure M: ILLEGAL DUMPING - COUCH Figure K: SOILED CLOTHING Figure L: ILLEGAL DUMPING - FURNITURE Desert Sky Apartments 17 Figure N: BROKEN BEER BOTTLE Figure O: EXPOSED ELECTRICAL Figure P: DEAD ANIMAL Figure Q: NEIGHBORING WALLS Figure R: ADJACENT ELECTRICAL BOX Figure S: ADDITIONAL SECURITY FENCING Figure T: NORTH 69TH AVENUE Figure U: WEST THOMAS ROAD Desert Sky Apartments 18 1.6.4 Deterioration of site or other improvements (ARS 36-1471.2.d) The existing residence and structures on the Site are in a state of deterioration, as shown in Figures V-AA. Figure V depicts a dilapidated residence surrounded by overgrown vegetation. The house shows significant signs of wear and neglect, with peeling paint, damaged and boarded up windows, and a visibly damaged roof with poorly patched sections, which can lead to water infiltration and further structural damage. Various items, such as an old washing machine and a dog house, are strewn around the exterior, adding to the unsightly appearance. The general area around the house appears untidy, with scattered debris and unmaintained pathways, contributing to the overall sense of neglect. Figure W shows a portion of the Site with multiple structures. The older wooden shed shows signs of significant wear and possible rot. Like much of the Site, the area surrounding the buildings are overgrown with unkempt vegetation. Visible debris are scattered throughout the Site. Further back in the image there is a structure with a falling, rusted roof being overcome by the vegetation. Figure V: DILAPIDATED RESIDENCE Figure W: UNOCCUPIED STRUCTURES Desert Sky Apartments 19 In addition to the isolated areas above, Figure X shows are broader portion of the Site where numerous buildings, including sheds and barns, are in sever disrepair. Roofs are rusted, walls are dilapidated, and the overall condition suggests long-term neglect and lack of maintenance. Various items of debris, such as old, rusted troughs contribute to the overall appearance of neglect and unsanitary conditions. Figure X: AERIAL PERSPECTIVE UNOCCUPIED STRUCTURES The exterior portion of the Site, identified in Figures Y-AA, exhibit further signs of deterioration. The chain link fence has been tampered with at multiple locations, compromising its integrity. Along North 69th Avenue, the pavement edge adjacent to the Site is crumbing, resulting in the formation of potholes and the encroachment of dirt and debris from the Site onto the road. The Site property lines are overwhelmingly covered in trash and debris, highlighting the lack of maintenance and care. Additionally, the irrigation ditch lining Site is damaged and would require significant repairs to restore its functionality. Similarly, West Thomas Road, which borders the Site to the north, suffers from cracked pavement and broken, uneven sidewalks. These deteriorated conditions create hazards for pedestrians, particularly those with mobility issues, and reinforce the unsanitary and unsafe appearance of the surrounding area. The lack of a landscape buffer along both roadways exacerbates the visual and physical hazards, as sparse vegetation and dirt patches become collection points for trash and debris. Desert Sky Apartments 20 Figure Z: DETERIORATING PAVEMENT EDGE Figure AA: DETERIORATING CONCRETE IRRIGATION DITCH Figure Y: TAMPTERED CHAIN LINK FENCE Desert Sky Apartments 21 The pervasive and deterioration of infrastructure and the encroachment of dirt and debris from the Site into the adjacent streets and homes highlight a broader pattern of neglect. This neglect discourages investment and development, trapping the Site and surrounding area in a cycle of decline. The extensive disrepair, combined with the dilapidated buildings and accumulated debris, creates a hazardous environment, posing risks of injury from collapsing structures and exposure to unsanitary conditions. The overgrown vegetation further exacerbates the problem by providing a habitat for pests and making the area look abandoned and unkempt. These deteriorating conditions underscore the urgent need for redevelopment. Revitalizing the Site would not only eliminate the existing hazards but also transform the area into a clean, safe, and appealing community, fostering renewed investment and improving the quality of life for nearby residents. 1.6.5 Improper or obsolete subdivision platting (ARS 36-1471.2.h) The subject property consists of five (5) separate parcels, which will need to be consolidated into a single parcel to facilitate proper plotting and development. This lack of cohesive plotting presents significant challenges for effective land use and development planning, hindering the potential for creating a well-structured and functional residential area. The existing conditions, characterized by the disjointed land division, contribute to the Blight and Slum Conditions of the Site. The fragmented parcels lead to inefficient land use, attracting illegal dumping and general neglect. The absence of a unified development plan exacerbates these issues, creating an environment that is unsafe and unattractive. Consolidating these parcels is essential to rectify the disjointed land division, streamline development processes, and optimize the use of the Site, ultimately addressing the Blight and Slum Conditions. 1.6.6 The existence of conditions that endanger life or property by fire and other causes (ARS 36-1471.2.i) The Site is predominantly overgrown with mesquite trees, shrubs, and grasses. This uncontrolled vegetation increases the risk of fire, providing ample fuel that could lead to rapid fire spread, potentially impacting the surrounding single-family homes. The overgrown state also harbors pests and poses a general safety hazard. In addition to the vegetation, the presence of six (6) 55-gallon drums of heating oil within structures, although nearly empty, still poses a significant fire hazard. The Site also contains old, rusted metal and wooden structures, further adding to the combustible materials on the Site, heightening the fire risk. Desert Sky Apartments 22 Figure BB: OVERGROWN VEGETATION As noted in Section 1.6.4, several buildings are in severe disrepair. This deterioration compromises their structural integrity, increasing the risk of collapse and injury. Damaged roofs, in particular, can lead to water infiltration, which can create potential hazards such as mold growth. The unmaintained pathways and general clutter exacerbate the risk of trips, falls and other accidents. Additionally, the inadequate and damaged fencing surrounding the Site allows for unauthorized access, increasing the likelihood of fire and other safety hazards. These conditions not only create an immediate danger to life and property but also contribute to the Blight and Slum Conditions of the subject property. The high fire risk due to overgrown vegetation and combustible materials makes the area unsafe for current and potential future residents on and surrounding the Site. The deteriorating structures pose risks of collapse, which can result in serious injuries or fatalities. Moreover, the presence of hazardous materials like heating oil drums further amplifies the potential for catastrophic events. Inadequate maintenance and the over dilapidation of the Site fosters a hazardous and unsightly environment, discouraging investment and continuing a cycle of neglect and deterioration. The compromised fencing increases the risk of unauthorized access, which not only raises the chance of accidents but also promotes illegal activities, exacerbating unsafe conditions. Desert Sky Apartments 23 Figure CC: INADEQUATE AND DAMAGED FENCING Figure DD: DETERIORATING STRUCTURES Figure EE: DETERIORATING STRUCTURES, HEATING OIL DRUMS, AND ELECTRICAL POLE Desert Sky Apartments 24 1.7 Redevelopment Project/Plan Findings The proposed redevelopment for the Site meets the criteria for a “Redevelopment Area” as outline in ARS 36.1471.17(a). This project involves the acquisition of Slum or Blighted Areas with the intent to redevelop the Site into a stable and sustainable community, effectively preventing the reoccurrence of Blighted conditions in the area (ARS 36.1471.17(a)i). The redevelopment will involve the removal of deteriorated infrastructure on the Site, addressing multiple public health and safety threats while reconstructing functional infrastructure and utilities that will benefit both the public and surrounding neighborhood (ARS 36.1471.17(a)ii). Moreover, the redevelopment will provide public benefits by making land available for residential and recreational uses (ARS 36.1471.17(a)iii). Incidental planning, survey engineering and design work has already begun in order to prepare a suitable Redevelopment Plan for the area. 1.8 Slum Conditions Findings 1.8.1 Predominance of residential and non-residential buildings or improvements on site which are dilapidated, deteriorated, aging or obsolescent (ARS 36-1471.2.a) The Site is characterized by a predominance of residential and unoccupied buildings that are in various states of disrepair, significantly contributing to the overall Slum Conditions of the area. The structures on the Site, many of where were constructed in the 1930s, have not been updated or properly maintained over time, resulting in a severely dilapidated state. The residential buildings, in particular, exhibit numerous signs of neglect, with damaged and boarded-up windows, a visible deteriorating roof with poorly patched sections, and peeling paint that exposes the underlying materials to further decay. The broken roof gutters, cracked pathways, and dirt driveway all point to a lack of maintenance, while the electrical box and exposed wires present significant safety hazards. The broken and bent chain link fencing surrounding the Site further emphasizes the neglect and contributes to the overall sense of decay. The unoccupied buildings on the Site are in similarly poor condition. The structures, constructed from materials that have not withstood the test of time, are now visibly rotting and crumbling. Many of the roofs are rusted and weathered, having lost their protective coatings and becoming increasingly vulnerable to the elements. The walls, weathered and peeling, indicate a severe lack of structural integrity, making these buildings particularly hazardous. Overgrown vegetation surrounds these dilapidated structures, further highlighting the Site's neglect and contributing to the area’s Blight. Desert Sky Apartments 25 These conditions collectively reflect a broader issue of Slum Conditions on the Site, where the predominance of aging, dilapidated, and obsolete structures poses a significant challenge to the Site's viability and potential for development. The deteriorating state of these buildings not only detracts from the visual appeal of the area but also poses serious safety hazards, reinforcing the urgent need for redevelopment or substantial restoration efforts. Without profound remediation, the Site will continue to decline, posing a threat to public safety and the overall welfare of the community, and perpetuating the cycle of neglect and decay that characterizes the Site. 1.8.2 Public safety and welfare are threatened because of the dilapidated, deteriorated, aging or obsolescent improvements on the property (ARS 36-1471.2.b) The Site is extremely unsanitary and unsafe, littered with trash, debris, discarded furniture, children’s toys, old tires, broken glass, and more. These conditions create a hazardous environment, exacerbated by the presence of dead animals and soiled clothing scattered throughout the area. The overgrown plant material further increases the risk of fire, particularly given the presence of six (6) fifty-five (55) gallon drums, previously containing heating oil, stored on the Site. These drums, combined with the dry vegetation and state of deterioration of the buildings, provide ample fuel for a potential fire, significantly heightening the threat to the surrounding community. The cracked and uneven sidewalks and pavement along the edges of the Site create additional safety hazards for pedestrians, significantly increasing the risk of trips and falls. Furthermore, tampered electrical boxes and deteriorating infrastructure near the Site pose additional safety risks, including the threat of electrical shock or fire. Aging wooden electrical poles show visible signs or wear and lack of maintenance, creating unsafe conditions increasing the potential for fire hazards. The damaged chain link fence surrounding the Site has been compromised, allowing homeless and transient individuals easy access into the subject property. These individuals frequently occupy alcoves and hidden spaces near the Site, using them for loitering, illegal dumping, and make shift encampments. This activity exacerbates the unsafe environment and contributes to the Blighted appearance of the area. The presence of illegal dumping, including soiled clothing, spoiled food, and other hazardous waste, further highlights the unsanitary and unsafe conditions surrounding the Site. Desert Sky Apartments 26 The structural integrity of the buildings on the Site is also a major concern, with the risk of collapse posing a direct danger to public safety and anyone illegally trespassing. The homeless and transient individuals surrounding the Site have prompted surrounding homeowners to implement enhanced security measures, including the installation of cameras, additional fencing, and gated windows and doors, as they attempt to protect themselves from the threats emanating from the Site. These defensive actions by neighboring residents underscore the widespread fear and insecurity caused by the deteriorating conditions, which have initiated a cycle of neglect and decay in the community. The pervasive neglect of the Site and its surrounding infrastructure poses ongoing threats to public safety and welfare. Without immediate intervention, these hazardous conditions will continue to worsen, reinforcing the Blight and Slum Conditions of the area. Redeveloping the Site is critical to restoring safety, addressing the current risks, and improving the quality of life for the surrounding community. Desert Sky Apartments 27 1.9 Additional Benefit The proposed redevelopment project, Desert Sky Apartments, will greatly benefit its community through a continual increase in education, income, and safety levels. The development includes widening North 69th Avenue to a full street, enhancing local infrastructure and accessibility. Desert Sky Apartments is anticipated to attract young professionals working in the Downtown core, Westgate District, Luke Air Force Base, Dignity Health, Banner Health and the nearby Amazon facility. The central location of the development offers a convenient midpoint for households with split commutes, making it an attractive option for diverse working professionals. Since 2011, there has been a notable increase in education and income levels on the western side of Phoenix. As the area grows, this trend is expected to extend eastward, attracting people seeking proximity to the Westgate District and Downtown Phoenix. Desert Sky Apartments will cater to this growing demand by introducing a mix of housing types and densities to the area, addressing a significant gap in the current housing market. Furthermore, the development will incorporate comprehensive safety measures, including a gated community, security cameras and the potential on-site security personnel. These measures will enhance the area’s safety and security, discourage criminal activity and foster a more secure and stable environment. By reducing crime and improving safety, the development will benefit both its residents and the surrounding community, contributing to the overall revitalization and economic growth of the area. Desert Sky Apartments 28 1.10 Conclusions Blight and Slum Conditions create constraints that are prohibitive to development. Desert Sky Apartments represents a crucial step toward revitalizing a Blighted Area. After analyzing the Site in terms of inadequate size, unsanitary and unsafe condition, site deterioration, and conditions that endanger life and property by fire and other causes, we find that the Site meets the criteria set forth in the Act in establishment of a “Blighted” Area. Additionally, the Site generally aligns with the intent of the Act regarding the establishment of a “Slum” Area. This visual assessment highlights the urgent need for redevelopment to address these significant issues and transform the Site into a valuable asset for the community. Transforming this 9.94-acre property into a modern, high-quality multi-family residential development, will address the current challenges and provide numerous benefits to the community. By addressing hazardous conditions, improving infrastructure, and introducing commercial opportunities, a redevelopment plan would enhance public safety, elevate the quality of life for residents, and stimulate economic growth. This comprehensive approach to revitalizing the Site will transform the subject property into thriving community asset, paving the way for sustainable development and long-term prosperity.