Eloy City Council Work Session — September 15, 2025

This work session focused on abandoned and blighted residential properties and vacant commercial storefronts along Main Street. The council heard extensive public testimony, discussed legal tools to hold property owners accountable, and directed staff to strengthen ordinances. No formal votes were taken; the session was intended to gather public input and guide future action.

Public Comments & Testimony

• Don Comer (resident) asked what incentives the city offers to help businesses improve properties on Frontier Street.
• Richard Perez (resident, 4 years) described his own home renovation and expressed frustration that neighboring abandoned houses lower property values and make him question if moving to Eloy was worthwhile.
• Chivelle Guno (resident, 3 years) stated she has invested nearly $200,000 demolishing eight dilapidated buildings downtown to build affordable housing. She asked if the city could waive impact fees to reduce costs for tenants and noted that a proposed Little Caesars franchise was rejected because the chain considered Eloy too small.
• Keith Castarena (lifelong resident) supported beautification but worried about losing small-town character and seeing only cookie-cutter housing. He also expressed a desire for local employment so he does not have to commute to Phoenix.
• Former council member (name not given, served since 2012) noted that past councils had increased demolition budgets from $50,000 to $100,000 and encouraged clustering demolitions. He urged holding property owners accountable and increasing the budget further.
• Kylie Mammon (educator at Eloy Junior High) pointed out that youth lack places to go and noted that her own home (built by Century Complete) nearly burned down due to an electrical issue. She suggested partnering with schools to use student volunteers for revitalization and called for more youth-focused community spaces.
• Michelle Reeg (North Toltec area resident) described years of unsuccessful attempts to get code enforcement to act on a nearby property where drug dealing, prostitution, and transient squatting occurred. She stated that despite some progress (removal of a school bus used for prostitution), the situation persists and she is considering selling her home.
• Thesi Ortega (realtor) explained that many abandoned properties are listed at prices far above market value, making them unattractive to buyers who might rehabilitate or demolish them. She noted that reasonable prices (e.g., $40,000 for lots) can attract investors, but owners often refuse to sell at a loss.
• Andrew Rodriguez (Chamber of Commerce) reported that the old Circle K and other vacant buildings are held by owners who refuse to sell or lease at reasonable rates. He stated the chamber now requires business plans from prospective entrepreneurs and directs them to SBA and other resources.

Discussion Items

Blighted Residential Properties

• City Attorney Steve (first name not given) outlined the legal process: the city can abate nuisances, record liens (subordinate to property taxes), and issue citations through magistrate court. Compliance typically takes 60–90 days. State law (2023) prevents the city from maintaining a list of rental property owners. Approximately 300 code enforcement cases are in the system.
• Community Development Director Dan Simer noted that many homes are on mud foundations and cannot be saved; 50 homes were assessed last year. He emphasized that condemnation requires a health/safety finding and triggers a 30-day appeal period, but the city lacks a functioning Building Board of Appeals (BABA). The board needs five members with construction experience; only one person has volunteered. Council member Joanne Curtis reported that former board member Bill Carnell has expressed renewed interest.
• Council discussion centered on taking a staged approach, starting with Frontier Street as the city’s main gateway. Several members advocated for stronger code enforcement ordinances and clearer rules for boarding up properties (e.g., “clear boarding” with plexiglass). The mayor suggested requiring windows (not boards) and lights in vacant commercial buildings to create a sense of activity.

Main Street Revitalization

• The mayor proposed a vacancy fee or tax on long-term vacant commercial properties. The city attorney explained that Arizona law does not allow a special tax on abandoned properties, but a Downtown Improvement District could capture tax increment and fund improvements. He also mentioned buying delinquent property tax liens as a potential tool.
• Council member Dan noted past attempts at a facade improvement loan program failed because businesses could not front the money. Andrew Rodriguez added that many new businesses lack experience and fail within 18 months due to high rents or poor planning.
• The mayor directed staff to review and strengthen ordinances for commercial vacancies, including requirements for windows, lighting, and regular maintenance on Main Street.

Key Outcomes

• Staff was directed to review and propose updates to the city’s code enforcement and property maintenance ordinances, focusing on commercial vacancies (windows, lights) and stronger penalties for owners who leave properties boarded for extended periods.
• The council will continue efforts to recruit members for the Building Board of Appeals (BABA). Council member Curtis will follow up with former board member Bill Carnell.
• City staff will examine the feasibility of a Downtown Improvement District or other mechanisms to fund facade improvements and attract tenants.
• No formal votes were taken; the session was exploratory. The council plans a separate code enforcement meeting next month. The next regular council meeting is scheduled for the following Monday.