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Public Hearing and Resolution adopting Legal Finding for the 69th & Thomas
Redevelopment Area (Resolution 22282) - District 7

Public Hearing and adoption of Resolution 22282 finding the existence of a
Redevelopment Area in the City of Phoenix and declaring the necessity of such
area. The area is located at the southwest corner of 69th Avenue and Thomas
Road.

Summary
In February 2025, a third-party analysis of existing conditions, 69th & Thomas
Redevelopment Report (the "Report") (Attachment B) prepared by ABLA, LLC
(ABLA) was submitted to the Planning and Development Department. The Report
proposes the creation of the 69th & Thomas Redevelopment Area for 9.94 acres of
property near 69th Avenue and Thomas Road.

A Redevelopment Area designation 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 as a “Redevelopment Area.” The
Redevelopment Area (subject site) consists of 5 parcels that will be combined into
one approximately 10-acre parcel for redevelopment as part of a single project.

The NRP Group (the “Developer”) is in escrow to acquire the subject site and
proposes to develop it with an affordable housing multi-family project pursuant to
GPA-MV-1-24-7 and rezoning case Z-53-24-7. The subject site faces numerous
physical and public safety challenges that have hindered its redevelopment. ABLA's
Report states that the street right-of-way and adjacent sidewalks are inadequate
and the subject site attracts crime and other unwanted activities. The Report
concludes that the subject site is not suitable for development as envisioned without
substantial financial investment to address these significant issues.

Creation of the 69th & Thomas Redevelopment Area will assist the Developer to
create a new affordable housing development that will address the slum and blight
conditions on the subject site and the adjacent street and sidewalk infrastructure.

Designation as a "Redevelopment Area" allows for the City to continue working with
the Developer to facilitate a variety of revitalization measures, which include blight
elimination, special development funding mechanisms, and to work on a
Redevelopment Area Plan for the subject site to provide for future revitalization
efforts when the Developer builds the affordable housing project. A Redevelopment
Area Plan adopted by City Council is required prior to condemnation of any private
property for economic development purposes pursuant to state law; however, no
condemnation action is proposed as part of this Redevelopment Area for the
subject site.

In order to assess current conditions on the subject site, data was collected on the
current land use, building and site conditions, neighborhood maintenance
ordinance, and incidence of crime and fire for the subject site and larger area. After
analysis of the Report, the Planning and Development Department concurs with the
Report's conclusions that the following applies to the subject site:

1) There is defective or inadequate street layout;
2) There is faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
3) There is obsolete subdivision platting;
4) There is deterioration of the site and its improvements;
5) There are unsafe and unsanitary conditions that relate to the condition of the
property; and,
6) There are conditions that endanger life or property by fire, criminal activity and
other causes.

These factors impede the provision of affordable housing accommodations,
constitute an economic and social liability, and negatively impact the public health,
safety, morals, or welfare as present on the subject site. Individually or in
combination, these conditions substantially impair or arrest the redevelopment of
the subject site and sound growth of the City of Phoenix. These factors support the
findings that one or more blighted conditions exist on the subject site and the
redevelopment is in the interest of the public health, safety, morals, or welfare of the
City.

The Planning and Development Department recommends that the City Council
approve a resolution for the 69th & Thomas Redevelopment Area as proposed:
declaring the findings as necessary for the Planning and Development Department
to assist the Developer in writing a Redevelopment Area Plan to address
development of the subject site. The planning process for the Redevelopment Area

will include a public hearing as required by state law. All property owners within the
Redevelopment Area will be notified of the hearing. After Council adoption of the
Plan, the City may request authorization to issue a request for development
proposals for the area.

Location
The area is located at the southwest corner of 69th Avenue and Thomas Road
Council District: 7

Responsible Department
This item is submitted by Deputy City Manager Alan Stephenson and the Planning
and Development Department.

ATTACHMENT A
THIS IS A DRAFT COPY ONLY AND IS NOT AN OFFICIAL COPY OF THE FINAL,
ADOPTED RESOLUTION

RESOLUTION

A RESOLUTION FINDING THE EXISTENCE OF A BLIGHTED
AREA IN THE CITY OF PHOENIX AND DECLARING THE
NECESSITY FOR THE 69TH & THOMAS REDEVELOPMENT
AREA.

WHEREAS, the provisions of Arizona Revised Statutes § 36-1471 et seq.,
provide for redevelopment of areas within municipalities; and

WHEREAS, such statutes require certain findings be made by the
governing body of a municipality prior to the exercise of the powers granted hereby; and

WHEREAS, at the southwest corner of 69th Avenue and Thomas Road a
comprehensive study of the site’s current land use, building and neighborhood
maintenance ordinance, and incidence of fire and crime was conducted and compiled in
the 69th & Thomas Redevelopment Study Area report

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE
CITY OF PHOENIX as follows:

SECTION 1. The Council finds that the following blight conditions are

present, either singly or in combination, on a predominance of the site:

a. There are unsafe and unsanitary conditions that relate to the

condition of the property on the site;

b. There is a dominance of defective or inadequate street layout within

the site;

-1- Resolution

c. There is a faulty lot layout in relation to size, adequacy, accessibility

or usefulness;

d. There are improper or obsolete subdivision platting; and,

e. There are conditions, that endanger life or property by fire, criminal

activity and other causes;

f. That there is deterioration of sites and other improvements.

These factors retard the provision of housing accommodations, constitute an

economic and social liability, and are a menace to the public health, safety, morals or

welfare in their present state and use. Individually or in combination, these conditions

substantially impair or arrest the redevelopment of the site and impact sound growth of

the City of Phoenix.

SECTON 2. The Council finds that the redevelopment of the site is

necessary in the interest of public health, safety morals or welfare of the residents of

the City of Phoenix.

PASSED by the Council of the City of Phoenix this 5th day of March 2025.

MAYOR

ATTEST:

____________________________
Denise Archibald, City Clerk

-2- Resolution

APPROVED AS TO FORM:
Julie M. Kriegh, City Attorney

By:___________________________
___________________________

REVIEWED BY:

______________________________
Jeffrey Barton, City Manager

-3- Resolution

ATTACHMENT B

DESERT SKY
APARTMENTS

REDEVELOPMENT REPORT

February 2025 Prepared By:
ABLA
310 E. Rio Salado Pkwy.
Tempe, AZ 85281
Table of Contents
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

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.

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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.

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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.

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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.

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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.

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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 C: NORTH 69TH AVENUE ROW Figure D: DETERIORATING SIDEWALKS

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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.

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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.

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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.

Figure E: THOMAS ROAD ACCESS GATE Figure F: 69TH AVENUE ACCESS GATE

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.

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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.

Figure G: AERIAL PERSPECTIVE OF THE SITE FACING NORTHWEST

Figure H: AERIAL PERSPECTIVE OF THE SITE FACING SOUTHWEST

Figure I: AERIAL PERSPECTIVE OF THE SITE FACING NORTHEAST

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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.

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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 K: SOILED CLOTHING

Figure L: ILLEGAL DUMPING - FURNITURE Figure M: ILLEGAL DUMPING - COUCH

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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

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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 V: DILAPIDATED RESIDENCE

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 W: UNOCCUPIED STRUCTURES

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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.

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Figure Y: TAMPTERED CHAIN LINK FENCE

Figure Z: DETERIORATING PAVEMENT EDGE

Figure AA: DETERIORATING CONCRETE IRRIGATION DITCH

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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.

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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.

Figure BB: OVERGROWN VEGETATION

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Figure CC: INADEQUATE AND DAMAGED FENCING

Figure DD: DETERIORATING STRUCTURES

Figure EE: DETERIORATING STRUCTURES, HEATING OIL DRUMS, AND ELECTRICAL POLE

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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.

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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.

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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.

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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.

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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.

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Meeting City Council Formal Meeting-3/5/2025 complete

1. ¶ (CONTINUED FROM FEBRUARY 19, 2025) - For Approval or Correction, the

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2. ¶ For Approval or Correction, the Minutes of the Formal Meeting on October 16,

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3. ¶ For Approval or Correction, the Minutes of the Formal Meeting on October 30,

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4. ¶ Summary

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5. ¶ Liquor License - Homeland Brew Co. - District 1

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6. ¶ Liquor License - Special Event - Phoenix Children's Hospital Foundation -

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7. ¶ Liquor License - Special Event - Tepeyac Leadership, Inc. - District 2

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8. ¶ Liquor License - M Catering Main Course - District 2

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9. ¶ Liquor License - Special Event - Phoenix Harley Owners Group Charities, Inc. -

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10. ¶ Liquor License - Brian's Discount Market - District 3

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11. ¶ Liquor License - One Stop Store - District 3

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12. ¶ Liquor License - Thomas Liquor - District 4

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13. ¶ Liquor License - Special Event - Knights of Columbus Cathedral Council 12708 -

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14. ¶ Liquor License - M2J Beer Wine & Mart - District 5

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15. ¶ Liquor License - LA Crab Shack - District 6

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16. ¶ Liquor License - Special Event - Cowtown S.K.A.T.E. - District 7

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17. ¶ Liquor License - Special Event - St. Patrick's Day Parade Committee and Irish

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18. ¶ Liquor License - Special Event - Evans Churchill Community Association -

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19. ¶ Liquor License - Special Event - Forty Eight Foundation - District 8

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20. ¶ LinkedIn Corporation

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21. ¶ Rounds Consulting Group, Inc.

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22. ¶ MG Trust Investments, LLC dba American Bindery & Mailing

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23. ¶ UKG, Inc.

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24. ¶ Voyager Fleet Systems, Inc. Fuel Cards

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25. ¶ Settlement of Claim(s) Diosdado v. City of Phoenix

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26. ¶ Employee Group Life, Accidental Death and Dismemberment and Occupational

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27. ¶ Fence Supply and Services - RFQu 23-0170 - Amendment (Ordinance S-51685) -