Executive Summary - bernco.gov€¦ · Executive Summary Santolina is a ... This Level B Plan is...

Executive Summary

Santolina is a master planned community designed on the mesa west of Albuquerque in Bernalillo County New Mexico. A Level A Master Plan and Zone Map Amendment to the

Planned Communities Zone was approved by the Bernalillo County Board of Commissioners on June 16, 2015. The associated Santolina Level A Development Agreement was approved

by the Board on June 24, 2015 and recorded in Bernalillo County on August 21, 2015.This Level B Plan is the initial Level B Plan of Santolina and encompasses 4,243.1 acres. The

Santolina Level B Plan continues to refine the community vision for Santolina.

SANTOLINA will be a community where:

Opportunities for jobs and education are plentiful and locally accessible

Desirable housing responds to current demographic and market preferences

Open space and quality of life is preserved and enhanced

A true “live, work, learn and play” community is created for residents.

SANTOLINA LEVEL B PLAN

TABLE OF CONTENTSCHAPTER 1 INTRODUCTION

1.1 OVERVIEW  2

1.2 RECAPTURINGTHESANTOLINALEVELAMASTERPLANVISION  2

1.3 CONTEXT  4

1.4 INFRASTRUCTUREANDRESOURCES  5

1.5TRANSPORTATION  7

CHAPTER 2 LAND USE2.1 OVERVIEW  12

2.2 PROPOSEDLANDUSEDISTRICTS  12

CHAPTER 3 ZONING

CHAPTER 4 TRANSPORTATION4.1 OVERVIEW  56

4.2 PROPOSEDSTREETNETWORK  57

4.3 TRAFFICANALYSIS  61

4.4 ACCESS  63

4.5 TRANSIT  67

4.6PEDESTRIANANDBICYCLEFACILITIES  69

4.7 TRANSPORTATIONDEMANDMANAGEMENT  70

CHAPTER 5 ENVIRONMENT AND OPEN SPACE 5.1 OVERVIEW  74

5.2 BIOLOGICALRESOURCES  74

5.3 ARCHEOLOGY  75

5.4 AIRQUALITY  75

5.5 STORMWATERSYSTEMDESIGNAPPROACH  77

5.6 ENERGYEFFICIENCYANDALTERNATIVEENERGYSOURCES  80

Page

5.7 TERRAINMANAGEMENTPLAN  81

5.8 SOILS  85

CHAPTER 6 UTILITY INFRASTRUCTURE AND SERVICES 6.1 WATERSYSTEM  88

6.2 SANITARYSEWER  92

6.3 DRYUTILITIES  96

CHAPTER 7 GOVERNMENT AND PUBLIC SERVICES 7.1 OVERVIEW  100

7.2 POLICEFACILITIES  100

7.3 FIREPROTECTION  101

7.4 SOLIDWASTEANDRECYCLING  101

7.5 TRANSPORTATIONSERVICES  102

7.6 SCHOOLS  102

7.7 EXISTINGSERVICES  103

CHAPTER 8 APPROVAL PROCESS8.1 OVERVIEW  106

8.2 DEVELOPMENTPHASING  106

8.3 LEVELBDEVELOPMENTAGREEMENT  112

8.4 LEVELCAPPROVALPROCESS  113

8.5 PROJECTANDSYSTEMPUBLICINFRASTRUCTUREFUNDINGSTRATEGY  113

PageTABLE OF CONTENTS (CONTINUED)


TABLES AND EXHIBITS CHAPTERTable1: JobstoHouseholds 1Table2: SantolinaLevelBLandUsePlan 2Table3: LevelBLandUseSummary 2Table4: ResidentialUnits 2Table5: ResidentialLandUseAreas 2Table6: PROSPlanLevel-of-Service 2Table7: LevelBFacilityRequirements 2Table8: LevelBLevel-of-Service 2Table9: 2060WaterUsageRateandWaterDemand(Usage)Projections 6Table10: Sequencing 8

Exhibit1: SantolinaContextMap 1Exhibit2: LandUsePlan 1Exhibit3: LevelBZoningDistrictsMap 3Exhibit4: AutoTransitCirculation,FullBuildoutNetwork 4Exhibit5: AutoTransitCirculation,LevelBNetwork 4Exhibit6: RoadwayPhasing,RoadsRequiredby2025 4Exhibit7: RoadwayPhasing,RoadsRequiredby2040 4Exhibit8: Roadways–6LanePrincipalArterial,PrincipalArterial 4Exhibit9: Roadways–4LaneMinorArterial,4LaneCollectorwithParking 4Exhibit10: Roadways–4LaneCollectorwithoutParking,2LaneCollectorwithParking 4Exhibit11: Roadways–LocalStreets 4Exhibit12: Roadways–LevelBMulti-WayBoulevards 4Exhibit13: PedestrianandBikeCirculationMap 4Exhibit14: StormwaterMasterPlan,2025 5Exhibit15: StormwaterMasterPlan,FullBuild 5Exhibit16: SoilSurveyMap 5Exhibit17: WaterSystem,2025 6Exhibit18: WaterSystem,FullBuild 6Exhibit19: ABCWUAWestSideWaterSystemTrunkZones 6Exhibit20: SanitarySewer,2025 6Exhibit21: SanitarySewer,FullBuild 6Exhibit22: DryUtilitiesPlan 6Exhibit23: ServiceFacilitiesandDispatchBoundaries 7Exhibit24: ExistingPublicSchoolLocations 7Exhibit25: LevelBPlanSequencingMap 8

CHAPTER 1INTRODUCTION


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1.1 OVERVIEW

Santolina is a 13,851 acre master plannedcommunity located on the Southwest Mesa inBernalillo County, west of Albuquerque, NewMexico. The property is currently undevelopedranchlandona largemesaframedbytwoescarp-ments. Themesa offers panoramic views of theSandia and Mazano Mountains and immediateviews of the City of Albuquerque and BernalilloCounty’s South Valley. The property is generallyboundbyapproximatelysixmilesofexposurealongInterstate40(I-40)onthenorth,118thStreettotheeast,thePajaritoMesagrantboundarytothesouthandtheRioPuertoValleytothewest.

Santolina isownedbyWesternAlbuquerqueLandHoldings LLC (WALH). WALH assembled a teamof development experts tasked with the missionto create a master plan for a vibrant mixed usecommunity. The community vision as describedin the Santolina Level A Master Plan approvals(definedbelow)setsthestageforavibrantmixedusedcommunityencompassingamixofresidential,commercial,industrial,institutional,parksandopenspaceusesinconformancewithBernalilloCounty’sPlannedCommunitiesCriteria(PCC).

The Bernalillo County Board of Commissioners(Board)approvedtheSantolinaLevelAMasterPlan

andaZoneMapAmendmenttothePlannedCommu-nities (PC)Zoneon June16,2015.TheassociatedSantolinaLevelADevelopmentAgreement(Devel-opment Agreement) was approved by the BoardonJune24,2015andrecordedinBernalilloCounty(County)onAugust21,2015.MasterPlan,Zoningand Development Agreement are defined collec-tivelytheSantolinaLevelAApprovals.

TheSantolinaLevelAMasterPlan is thefirststepintheapprovalprocessestablishedintheBernalilloCountyPCC.TheprocessstatesthatfutureLevelB

PlansandsubsequentorconcurrentLevelCPlansarepreparedforsub-areasoftheSantolinaLevelAPlanArea.Eachstepintheprocessfurtherrefineslanduses,zoningdetails,infrastructureplans,trans-portationanalysesandpublicfacilities.

PerthePCC,thisLevelBPlanencompassingapprox-imately4,243acres isthefirstLevelBPlanwithintheApprovedSantolinaLevelAMasterPlanArea.ThisLevelBPlanadoptsthephaseddevelopmentapproachestablishedintheSantolinaLevelAMasterPlan by defining boundaries, land uses, transpor-tation systems and vision for thedevelopment ofSantolina.SubsequentLevelBPlansubmittalswillfollowforotherlandswithintheSantolinaLevelAMasterPlanArea.

Nothing within this Level B Plan or subsequentLevelBPlansubmittalsshallbeconstruedtorequirestricterobligationsonanyownerand/ordeveloperwithinSantolinathantherequirementsdetailedinthe Level AMaster Plan entitlements and Devel-opmentAgreement.Ifthereisaconflictbetweenthe Level B Plan entitlements or DevelopmentAgreement for Santolina and the Level A MasterPlanentitlementsorDevelopmentAgreement forSantolina,theLevelAMasterPlanentitlementsor DevelopmentAgreementshallcontrol.

1.2 RECAPTURING THE SANTOLINA LEVEL A MASTER PLAN VISION

The Santolina Level A Master Plan establisheda vision for a mixed use community developedovera40-50yeartimeframe. Santolinawillbeacommunitywhere:

• Opportunitiesforjobsandeducationareplentifulandlocallyaccessible

• Desirable housing responds to currentdemographicandmarketpreferences

• Openspaceandqualityoflifeispreservedandenhanced

• A true “live, work, learn and play”communityiscreatedforresidents.

1.2.1 Market Demand

The Santolina Level A Master Plan anticipatesa 40-50 year development timeframe based on

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CHAPTER 1: INTRODUCTION

marketdemandandtheStateandregion’sabilitytosupportandattractnewjobsandeconomicoppor-tunities. The Approved Santolina Level A MasterPlan and this subsequent Level B Plan have beendeveloped within the context of the Mid-RegionCouncilofGovernmentsofNewMexico (MRCOG)2040MetropolitanTransportationPlan(MTP)andthe Geospatial and Population Studies (GPS) attheUniversityofNewMexicoprojections.MRCOGand GPS projections identify significant regionalpopulation growth during the next twenty years.Additionally, MRCOG’s projections identify highvolumes of east-west commutes. The projectionssuggest that by 2040, approximately 44% of theAlbuquerquemetropolitanareahousingunitswillbelocatedontheareawestoftheRioGrandeRiver(West Side). Yet, employment distribution for theWestSideisprojectedtorepresent27%ofthejobswithin theAlbuquerquemetropolitanarea. In theSantolinaDevelopmentTeam’sopinion,theantici-patedgrowthhighlightsthelongstandingneedforemployment centerson theWest Side toprovideemploymentoptionsforWestSideresidents.Suchemployment center will reduce vehicular river

crossingsandenablemoreefficientuseofexistingtransportationinfrastructure.

Duetothelackoflargetractsoflandundersingleownershipandlandsthatareamendabletomasterplanningduetosingleownership,theDevelopmentTeambelievestherearelimitedareasoftheregionthat can accommodate the forecasted populationgrowth without substantial redevelopment anddensification of existing developed areas. Densi-ficationofexistingdevelopedareasoftenplacesastrain on existing infrastructure, increases devel-opmentcosts,reducesaffordabilityandencounterspublicopposition.Entitledland,suchasSantolina,adjacenttoexistingdevelopmentandinfrastructureis the ideal location to serve forecasted growth.Santolinaprovidesaplannedapproachtosuccess-fullyaccommodatefuturegrowth.ThePlansadopta holistic, market driven vision for a “live, work,learnandplay”community.

The West Side has traditionally focused onresidential development and limited commercialdevelopment.Asaresult,theWestSidehaslackedemployment, retail and commercial opportu-nities.Thisdevelopmentpatternhascreatedtrafficcongestion at the limited river crossings as thepopulationtravelstoemploymentandcommercialcenterslocatedontheeastsideonadailybasis.

The Santolina Level A Master Plan outlines thecreation of job opportunities and benefits withintheSantolinaLevelAMasterPlanAreaandantic-ipatedWestSide,viaamixofnon-residentiallanduses. The non-residential land uses within theApproved Santolina Level A Master Plan rangefromindustrialtocorporateofficetoneighborhood

scale employment options. This LevelB Plan adopts this framework in itsvision. The current jobs to housingratioup theWestSide is .56 jobsperhousehold. The Approved SantolinaLevel A Master Plan commits to twojobsperhouseholdatfullbuild-outofSantolina.

The Santolina development shallachieveareasonablebalancebetweenresidentialusesandemploymentusessuch that it maintains the character-isticsofaself-sustainingcommunity.AsstatedintheSantolinaLevelAMasterPlan, an approximate jobs to-housingratioof2-1shallbeachievedassuming

Exhibit1:SantolinaContextMap


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at least 34,000 dwelling units at the time of fullbuild-outofSantolina.AplanforattainingtheratioshallbeprovidedinsubsequentLevelBPlans,suchthattheanticipatedjobdevelopmentshalloccurinrelationtoresidentialdevelopment.

ThisLevelBPlanAreaencompassesapproximately4,243 acres as illustrated on Exhibit 1: SantolinaContext Map. Based on the Land Use Plan, the

LevelBPlanAreamayinclude9,444housingunitswith a projected population of 23,178 residents.Per section 4.4 of the approved DevelopmentAgreement,theprojectshallhaveajobstohousingratioof1.25jobsperdwellingunitsuponcompletedevelopment of this Level B Plan Area. The largequantityof jobproducing landwithin this LevelBPlanwillservethisLevelBPlanandfutureLevelBPlans.

The Level B Plan sets the stage for achieving thejobstohousingratiosetoutbytheLevelADevel-opment Agreement per the following Table fromtheLevelADevelopmentAgreement:

We are anticipating over 9,000 dwelling unitsfor the first LevelBPlan,whichwould commitusto 1.25 jobs per dwelling unit. To the extent thisLevel B Plan exceeds the jobs to household ratiorequirement,thesurplusshallbeappliedtosubse-quent Level B Plans provided the overall Level Ajobstohousingratiorequirementsaremet.

Meeting the needs of America’s changingdemographics, Santolina isdesigned to appeal to thechanging dynamics of thenational population. Over thepast three census periods,the largest segment of thepopulation has been the 65+age brackets. Beginning January

1,2011,thefirstbabyboomersbeganturning65.Duringthenext19years,boomerswillbeturningage 65 at a rate of 10,000 people a day (source:AARP, Social Security Administration and PewResearch).At thesametime, thegenerationbornbetween1983and2000,knownas theMillennialgeneration, is “community shopping”. This younggenerationisbeginningtoraisefamiliesanddecidewheretheywill liveandwork. AcohesivemasterplanlikeSantolinaisdesignedtoservethesemarketsegments.

Both generations desire services, retail, jobs,education and recreation in close proximity totheir residences. TheMaster Plan seeks the flexi-bilitytoprovideavarietyofresidentialoptionsandwalkableuseswithin closeproximity tomeet thisdemand. The Santolina Planned Community Zoneis formulated to accommodate these anticipateddemographicandhousingtrends.

1.3 CONTEXT

1.3.1 Open Space

The twoescarpmentsalongwith theother signif-icant environmental areas, are designated openspaceareaswithintheApprovedSantolinaLevelAMasterPlan.Within the Santolina LevelAMasterPlanopenspaceareasareclassifiedas:

• MajorPublicOpenSpace

• RegionalParks

• OpenSpace

These lands represent approximately 23% of theSantolina Level A Plan Area. Consistent with theSantolina Level AMaster Plan, thisLevel B Plan includesall three categoriesof open space anddesignates 23% ofthe Level B PlanArea as Open Space.In addition to theabove, an extensiveneighborhood scaledopen space andtrails system shall

TABLE 1: Jobs to HouseholdsJobs to Household

Dwelling Units Thresholds Jobs2,000 3002,500 7003,000 2,0003,500 3,5004,000 4,5004,001 to 12,540 1.25 Jobs per Dwelling Unit12,541 to 25,080 1.30 Jobs per Dwelling Unit25,081 to 34,000 1.59 Jobs per Dwelling Unit34,001 to Full Buildout 2.0 Jobs per Dwelling Unit at Full Buildout

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be incorporated into the Santolina developmentdistricts. The neighborhood open space systemprovides connections between residential neigh-borhoodsandretail,employmentandcivicfacilities.Thedevelopmentofparksandopenspacewillbephased with surrounding development to ensureresidentsaccesstorecreationalamenitiesthroughtheLevelBPlanArea.

1.3.2 Land Use

The Level B Plan includes 9,444 residential unitslocated within three of the Residential Villagesdefined intheApprovedSantolinaLevelAMasterPlan.

Theseinclude:

• VillageAmarillo

• VillageOro

• VillageVerde

Alargequantityofnon-residentialcomponentsareincludedwithin the LevelBPlanArea.AsdefinedintheSantolinaLevelAMasterPlan,theseinclude:

• AportionoftheIndustrialandBusinessPark

• AportionoftheUrbanCenter

• AportionoftheBusinessPark

• TheentireTownCenter

ThelocationandmixoflanduseswithinthisLevelB Plan is designed to concentrate a diversity ofcommunityactivitiesatappropriatelocationswhilesafely guarding single family residential neighbor-hoodsfromhigherintensityuses.

1.4 INFRASTRUCTURE AND RESOURCES

1.4.1 Infrastructure Planning

Infrastructure planning for the Level B Plan isbasedonasystemsthinkingapproach.Acompre-hensiveinfrastructureplanhasbeenestablishedtoappropriately size requiredutilities suchaswater,wastewater,stormwaterdrainage,dryutilitiesandsolidwasteinordertoservetheLevelBPlanAreaandavoidfutureretrofits.

1.4.2 Water

The Albuquerque Bernalillo County Water UtilityAuthority(ABCWUA)hasprovideda40YearWaterPlan to the StateofNewMexico. Thewater planaddresses regional population growth and thewater needs of the current and future BernalilloCounty/Albuquerque service area. Water needsbased on projected population growth, of whichSantolina’s future population was included, wereidentifiedwithin the study.On July 29, 2014, theABCWUA provided a letter to Bernalillo Countyindicating the ABCWUA has the capability andcapacitytoservetheSantolinaLevelAMasterPlanas currently approved. Santolinawill complywithalladoptedwaterconsumptionandusagepoliciesof the ABCWUA and the County. Additionally,WALHwillpaytheABCWUAaWaterSupplyCharge(WSC).TheABCWUAwillusetheWSCtodevelopadditional/newwatersources.

The Santolina Level A Plan provides specificenforcement language necessary to support allapplicable water conservation codes. As part oftheresearchconductedfortheApprovedSantolinaLevel A Master Plan and this subsequent LevelB Plan, a Santolina Water Master Plan TechnicalReport was developed. The report outlined theanalysis and data related to how the proposedwatersystemcanprovidewaterservicetothisLevelBPlanAreaaswellastheentireSantolinaLevelAPlanArea.

1.4.3 Water Conservation and Landscape Design

Future development within the Santolina MasterPlanareawilladheretoxeriscapeandLowImpactDevelopment (LID) landscaping principles thatincorporate the following water conservation


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techniques.Imperviousareasandroofdrainsshallbe carefully located so that they drain to naturalsystems,vegetatedbuffers,naturalresourceareasorperviouszonesandsoils.

ProposedLandscapePlansforfuturedevelopmentshalllimitturftopedestrianareas.Turfshallnotbeplantedonslopesgreaterthan3:1.TurfshallnotbeallowedinanystreetmedianswithinthePlanArea.Ifturfistobeusedinnon-pedestrianareas,itshallbe one or a combination of the drought tolerantgrassspecies.

U.S.EnvironmentalProtectionAgency(EPA)Water-Senseprogramlabeledproductswillbeconsideredforindoorandoutdooruse.Watermetersforeachhousingunitinamulti-familyhousingdevelopmentshallbeinstalledusingABCWUAincentiveprogramrather than master meters where practical.Additional Santolina area specific LID practicescan be found in Chapter 5, Section 5.7 TerrainManagement Plan. For additional landscape andbufferingregulationsseeBernalilloCountyCodeofOrdinancesAppendixASection19. Foradditionalwater conservation requirements see Berna-lilloCountyCodeofOrdinancesArticleVII:WaterConservationRequirementswith special attentionto Section 30-249. - Design and ConstructionRegulationsforNewDevelopment.

1.4.4 Wastewater

Santolina will receive service from the ABCWUAfor sanitary sewer collection and treatment. Aconceptual level Wastewater Master Plan wasdeveloped in support of the Santolina Level AMasterPlan.TheWastewaterPlanidentifiesnearbywastewater systems that can serve Santolina. AspartofthisLevelBPlan,atechnicalreporthasbeendeveloped. The report outlinesmethods to servetheSantolinaLevelAMasterPlanAreaaswellasthe Level B Plan Area wastewater treatment andcollectionrequirements.

1.4.5 Stormwater

It is anticipated that the County will own andoperate the majority of public stormwater infra-structure within Santolina. These systems will belocatedwithinpublicrightofwaytoaccommodatepublic ownership, operation andmaintenance. InaccordancewithgeneralAlbuquerqueMetropolitanArroyo Flood Control Authority (AMAFCA) policy,AMAFCAwillown,operateandmaintainthemajordrainagechannelsandponds(ordams)requiredinthose drainage basins discharging stormwater tothesouthandeastofSantolina.ThesesystemsshallbesubjecttoAMAFCAapprovalofconcept,design,andconstruction.

1.4.6 Dry Utilities

TheLevelBPlanidentifiesthelocationofexistingdryutilitiesalongwithschematicdesignsforimprovedmajorsystems.Dryutilitieswillbeinstalledincoordi-nationwiththephaseddevelopedofSantolina.ThisLevel B Plan establishes the general planning forrequired utility service. Additional developmentspecificservicestudiesanddesignwilloccurwithintheutilitiesasdevelopmentprogresses.

1.4.7 Electric

PublicServiceCompanyofNewMexico(PNM®)istheelectricservicesproviderfortheAlbuquerque/Bernalillo County area. The utility provider has

Example of water harvesting techniques in parking areas and street design.

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electricfacilitieslocatedneartheLevelBPlanArea.The routing of electric transmission lines and thelocationofassociatedstationsrequiredtoprovideelectricpowerat Santolinawill bedeterminedbyPNM® andWALH. Additional substation locationswillbeidentifiedbasedonSantolina’sbuildoutloaddemand.

1.4.8 Natural Gas

The New Mexico Gas Company (NMGCO) is thelocal natural gas distribution utility company.NaturalgaslinescurrentlyexistwithintheSantolinaLevelAPlanArea.AconceptualnaturalgassupplysystemhasbeenpreparedtosupporttheApprovedSantolinaLevelAMasterPlan.

1.4.9 Telecommunications

CenturyLinkTM (Qwest) and XFINITY® (Comcast)provide telecommunication services within theMaster Plan Area. It is anticipated that telecom-munication lineswillpiggybackonthedesignandexpansion of dry utility serviceswithin Santolina.XFINITY® is considering extending fiber opticservice to serve Santolina. This utility will likelylocate service lines underground within a publicutility easement or public right of way. Telecom-munication linesmay also co-locate on overheadpowerpoleswhereproposed.

1.4.10 Solid Waste

Santolina will comply with County solid wastemanagementregulations,asoutlinedinChapter70oftheBernalilloCountyCode.Asstated,theCounty’sreasonforprovidingsolidwastemanagementrulesis to preserve and protect the health, safety andquality of life of County residents. These regula-tionsrequirethatsolidwastecollectionservicesbeprovidedbytheCountyoranauthorizedcontractor.At this time, solid waste collection services aresuppliedbyWasteManagement,Inc.

1.5 TRANSPORTATION

Themixof landuseswithin Santolina isdesignedtoprovideresidents,workersandvisitors,avibrantcommunity. Key to this goal is the transportationsystem. The Santolina Master Plan Area, whileprimarily undeveloped range land, is accessed byan existing road network including Atrisco VistaBoulevard,DennisChavezBoulevard,118thStreet,Central Avenue and Shelly Road. Additionally,Santolina enjoys approximately six miles ofexposure along I-40with access from the AtriscoVistaBoulevard/WestCentralAvenueinterchange.

AspartoftheSantolinaLevelAMasterPlan,atrans-portation analysis was conducted. The SantolinaLevel A transportation analysiswas based on the


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2035MetropolitanTransportationPlan(MTP).The2035MTPwaspolicyat thetimeof theSantolinasubmittal. The Santolina Level A transportationanalysis outline proposed projects that wouldimprove access to the Santolina Level A PlanningArea.

TheSantolinaTransportationMasterPlanprovidedwith the Santolina Level A Master Plan wasdesignedandmodeledasamulti-modaltranspor-tation system with adequate space for vehicularmovement as well as transit and pedestrian andbicycle trails. The roadways within the SantolinaLevelATransportationMasterPlanareshownfourtosixlanearterialroadways.

The Applicant will submit a proposed Level BTransportation Plan consistent with the Level ATransportation Master Plan, as revised with theSantolinaLevelAMasterPlan. TheLevelBTrans-portationPlan shall be submittedprior toa LevelB Plan approval or future development activitiessuchasbuildingpermits,thatgenerate500ormorecumulativepeakhourtrips,oratatimewhentheBernalillo County Public Works Division (BCPWD)andDeveloperdeemitnecessary.

AspartofthisLevelBPlan,theSantolinaroadwaynetwork has been further refined to addresscomments received during the Santolina LevelA approval process. The Level B transportationanalysis,documentedintheLevelBTransportationTechnical Report, added additional minor arterialand collector roadways to the roadway network.ThenecessaryrightofwayasdefinedintheLevelB transportation analysis will be dedicated as apart of the Level C review and approval process.Constructionofroadways, intersectionsandotherelementswillbephasedasnecessarytoservethedevelopment.

The Santolina transportation system will provideamixoftransportationoptionsincludingroadsideandoff-roadtrailsdesignedtoconnectResidentialVillages with amenities and retail/employmentcenters. Additionally, the trails system will alsoprovidelinkstotheregionalparksandopenspacesystem. The trails system will accommodate abikeway network to provide a community widesystem for both recreational and commutingpurposes. The trails system will be designed tolink with future bus service stops located withinreasonablewalkingdistancesofresidences.Transitcenters are envisioned within the Urban Center,

CommunityCenters,TownCenterandemploymentcenterslinkingtheseareastoResidentialVillages.

TheLevelBTransportationPlancreatesatranspor-tationandcirculationsystemthatprovides strongconnectivity throughout the community with anemphasisonwalkabilityandtrails.Additionally,thejobs-housingratiotargetsestablishedintheDevel-opmentAgreementwill reducecongestionontheexisting transportation systemby drawing jobs totheWestSide.

1.5.1 Approach and Implementation

ThisLevelBPlaniscomprisedoftwophaseswithadevelopmenttimeframeof2025and2040.Exhibit2:LandUsePlanoutlinestheLevelBdevelopmentprogram. The specific LandUseDistricts and theallocation of said districts with the Level B PlanAreaareconsistentwiththeLandUseDistrictsandland allocations established within the ApprovedSantolinaLevelAMasterPlan.

TheLevelBPlanLandUseDistrictsshallbefurtherdelineatedandrefinedinChapterTwoofthisLevelBPlan. TheLandUseDistrictswithinthisLevelBPlaninclude:

• Residential Villages (including ResidentialVillageCenters)

• IndustrialandBusinessPark

• MajorPublicOpenSpace

• RegionalParks

• OpenSpace

• UrbanCenters

• BusinessPark

• TownCenter

This Santolina Level B Land Use Plan proposesa variety of land uses that are compatible withthe property’s regional importance and strategiclocation on Albuquerque’s growing West Side.A variety of housing densities, commercial andemployment centers and innovative open spacescreatetheframeworkforacohesivecommunity.Inorderto furtherarticulatethevision for thisLandUse Plan, the Development Team has providedZoning Regulations and Design Standards as part

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of this Level B Plan. This Level B Plan includesinnovative standards for allowed uses, grossdensities, lot coverage, floor area ratios, majorlandscapingfeatures,buildingmassing,floodwatermanagement and provisions for transportationper the Albuquerque/Bernalillo County Compre-hensivePlan(ComprehensivePlan)goals.ThisLevelBLandUsePlanhasbeendesignedtoappropriatelycollocate compatibleusesand transition features.Forexample,parksandinternalopenspacetransi-tions between low and high density residentialuses.Theproposedroadwaynetworkisutilizedasa buffer between institutional and/or commercialuses and residential uses. The proposed BusinessPark and Industrial Park have been intentionallysitedon thewest sideof PaseoDelVolcan, awayfromtheresidentialandneighborhoodcommercialmixofuses.

TheLevelBLandUsePlanoffersamixofusesthatprovide the opportunity for future residents ofSantolina to live,work, play, and shop in a singlelocation. Specifically, the Land Use Plan calls forhorizontalmixed-useblocksthatcancombinesingleusebuildingswithindistinctparcelswitharangeoflanduseson ablock. This design approachoffersopportunities forsharedutilitiesandamenitiesaswell as amore efficient and cohesive design andentitlement for a mix of uses within a walkableblockcircumscribedbythoroughfares.

Verticalmixed-usebuildings arepermissive in theTown Center and Urban Center zones. Verticalmixed-use buildings allow street level and lowerfloors toofferpublicuseswithmoreprivateusesarereservedfortheupperfloors.Forexample,thegroundfloormayofferretailandserviceswhilethesecondandupperfloorsprovideprofessionalofficespace.Theuppermostfloorsofferonlyresidentialsuch as a condominium or hotel. This mixing ofuses is a catalyst for creating complete, compact,complex and lively neighborhoods, town centersandurbancenters.

The LandUsePlan and ZoningCodeproposedbythisLevelBPlanallowsformixed-usetowncenters,neighborhood centers and everyday neighbor-hoods,allbyright.

ThisLevelBPlanencompasses4,243acres,approx-imate 31% of the Santolina Level A Master PlanArea.Asnotedearlier,thePCCprovidesabuilt-inframeworkforphasingacommunity.ThePlannedCommunities (PC) Zone Regulations for a Master

PlanAreaincludeaSantolinaLevelAPlan,LevelBPlansandLevelCPlans.ThePCzoningestablishedwithintheSantolinaLevelAMasterPlanisfurtherrefinedanddesignguidelinesareestablishedwithinthis Level B Plan. In addition to the permissiveuses,thisLevelBPlanprovidesdetailedregulationsrelatedtoparking,setbacksandlandscape.Thesitecharacteristics and design standards establishedin thisLevelBPlancreateamorerefined levelofdevelopmenttailoredtoeachdevelopmentdistrictwithin the Plan Area. This process creates theopportunity to create distinct places with uniquecharacter to appeal tomultiplemarket segmentsandpopulations.

The requirements for Santolina Level A, B and CPlansarebasedonphasedframeworkforSantolina.This Level B Plan and subsequent Level C Plansshall outline development standards for a phaseofSantolinaconsistentwiththeoverallcommunityvisionaspresentedintheApprovedSantolinaLevelAMasterPlan.DevelopmentwithintheLevelBPlanAreawilldevelopinsuchorderandatsuchrateandtimeasthemarketdictates.


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Exhibit2:LandUsePlan

CHAPTER 2LAND USE


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2.1 OVERVIEW

Significant growth is anticipated within the WestSide and greater region over the next twentyyears.Atthesametime,theregionhasthegoaltoincreasethejobs/housingratioontheWestSidetoreducetrafficcongestionandprovideemploymentopportunitiesclosertowhereresidentsreside.ThisSantolinaLevelBPlanhasbeendesignedtomeetthegrowthdemandandjobstohousingobjective.As the future home of approximately 23,178residentsandanestimated31,457jobs,thisLevelB Plan is designed to function as a self-sufficientcommunityuntoitself.

TheApprovedLevelAMasterPlanidentifieseightLandUseDistrictswithin the LevelAMasterPlanArea. This Level B Plan has been configured toprovideanofferingfromalleightLandUseDistrictswithin Santolina. Consistent with the SantolinaCommunityVision,thisLevelBPlanwillassure:

• Numerous jobs and educational opportu-nitiesarelocallyaccessible

• Desirable housing responds to currentdemographicandmarketpreferences

• Openspaceandqualityof life ispreservedandenhanced

• Atrue“live,work,learnandplay”communityiscreatedforresidents.

2.2 PROPOSED LAND USE DISTRICTS

TABLE 3: Level B Land Use Summary provides abreakdownofthelanduseswithinthisLevelBPlanalong with anticipated dwelling units, populationandjobs.TheaverageresidentialdensityisaresultofofferingavarietyofhousingoptionswithinthisLevelBPlan tomeetanticipatedmarketdemand.Residential,commercialandciviccenterswillserveresidents of Santolina and the greaterWest Side.Largequantitiesofemploymentlanduseopportu-nitieshavebeen includedwithin thisLevelBPlantoservethisLevelBPlanaswellasfutureLevelBPlans.

2.2.1 Residential Village

AsidentifiedintheSantolinaLevelAMasterPlan,thecommunityshallhave fiveResidentialVillagesupon completion. Each Residential Village shall

TABLE 2: Santolina Level B Land Use PlanSantolina Level B Land Use

LDR Low Density Residential 914.0 acres 21.5%MDR Medium Density Residential 422.4 acres 10.0%HDR High Density Residential 48.4 acres 1.1%ES Elementary School 43.3 acres 1.0%

UC/PE Urban Center/Primary Education Campus 91.3 acres 2.2%UC/SE Urban Center/Secondary Education Campus 86.6 acres 2.0%

PS Public Safety Facility 10.8 acres 0.3%C Commercial 131.6 acres 3.1%

TC Town Center 570.4 acres 13.4%UC/HDR Urban Center/High Density Residential 26.3 acres 0.6%

UC/C Urban Center/Commercial 66.7 acres 1.6%O Office 20.6 acres 0.5%BP Business Park 194.8 acres 4.6%IP Industrial and Business Park 670.9 acres 15.8%

P/OS Parks and Internal Open Space 183.6 acres 4.3%OS Open Space (Escarpment) 761.4 acres 17.9%

Level B Total Area 4,243.1 acres

Total Area Land Use TypePercent of

Level B Area

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CHAPTER 2: LAND USE

provideawiderangeofresidentialhousingoppor-tunitiestoservetheregion’sneedsfordecadestocome. Each Residential Village may be designedand developed as a single, cohesive village orseparated into a seriesof neighborhoodsofferinga range of distinct housing types and character-istics. Consistent with residential phasing withintheApprovedLevelAMasterPlan,thisLevelBPlanincludesaportionofthreeResidentialVillages:1)VillageAmarillo,2)VillageOroand3)VillageVerde.

The residential housing offering within thesethreeResidentialVillageswillincludeamixoflow,mediumandhighdensityresidential.Lowdensityresidential includes a variety of single familydetached lot sizes. Medium density residentialincludes a mix of detached/attached residentialproductsincludingcluster,zerolotline,townhomeandduplex.Highdensityresidentialincludesmulti-familyapartmentstylehousing. Themediumandhigh density residential have been located alongmajor arterials adjacent to non-residential usessuchasneighborhoodcommercial,civicandparkstocreatewalkable,activedestinations.

Chapter 3, Zoning of this Level B Plan establishesmaximum densities for low, medium and highdensityresidentialuses.WhilemaximumdensitiesareprovidedaspartoftheLevelBZoningCode,itis anticipated that all future development withintheLevelBPlanAreawillnotbedevelopedtothe

establishedmaximumdensities. ThisLevelBPlanprovides thedensitybenchmarksbywhich futureLevelCPlansareregulated.CountyPlanningstaffshall utilize these benchmarks to ensure futureLevelCPlansdonotexceedtheresidentialunitcapestablishedwithinthisLevelBPlan.

This LevelBPlanencompasses4,243acresof theapproved Level A Master Plan. Approximately1,000acresofthisLevelBPlanislocatedwithintheRuralAreadesignationontheComprehensivePlan.

BasedonthesizeofthisLevelBPlanAreaandtheunderlying Comprehensive Plan designations, themaximum residential cap for this Level B Plan is10,729residentialunits.

TABLE 5: Residential Land Use Areas providesa summary of the residential land use areas,maximumdensitiesandresidentialunitcapsestab-lishedwithin this Level B Plan. The table ensuresdevelopmentremainsbelowtheallowable10,729units. As noted in Section 1.3.2 LandUse, 9,444residentialunitarelocatedwithinthisLevelBPlan’sthree Residential Villages. The remaining 1,285unitscreatetheresidentialcomponentoftheTownCenterandUrbanCenterlocatedwithinthisLevelBPlan.

Parks and open space are instrumental to theSantolina community vision. Approximately 139acres of neighborhood parks, open space andtrails havebeen incorporated into theResidentialVillages.Theopenspacesystemwillprovidepedes-trianandbicycleconnectivitywhilealsoprovidingdefinitionforandbufferbetweenneighborhoods.

TABLE 3: Level B Land Use SummaryLevel B Land Use Summary

Land Use

Village 1,572.5 acres 21,054 residents

Open Space 183.6 acres

Major Public Open Space 759.4 acres

Industrial & Energy Park 670.9 acres

Town Center 570.4 acres

Business Park 194.8 acres

Urban Center 237.8 acres 1,294 residents

Village Center 53.7 acres 830 residents

Level B Area Total 4,243.1 acres 23,178 residents

N/A

N/A

N/A

Total AreasPopulation (Residents)

N/A

N/A

TABLE 4: Residential Units

Comp Plan Designation Area Density UnitsReserve Area 3,243 acres 3.0/du/acre 9,729 unitsRural Area 1,000 acres 1.0/du/acre 1,000 units

Total: 4,243 acres 4.0/du/acre 10,729 units

TABLE 5: Residential Land Use Areas

ResidentialZone

MaximumDensity Land Area

MaximumLimits

Low Density 5.0 du/ac 914.0 acres 4,570 unitsMedium Density 9.0 du/ac 422.5 acres 3,803 unitsHigh Density 50.0 du/ac 74.7 acres 2,247 units

Total: 7.5 du/ac 1,411.2 acres 10,620 units


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Civic service facilities are an important elementwithinacommunity.Theycreateasenseofplaceand offer safety and services to the community.ThefollowingcivicfacilitieswillbeaccommodatedwithintheResidentialVillages:

• OneFireStationwithinVillageVerde

• OneSheriffStationwithinVillageVerde

• ThreeElementarySchools(onewithineachResidentialVillage)

At this time the fire station is locatedwithin theVillage Center while the sheriff station is locatedsouth of the Village Center. Each elementaryschoolislocatedtoprovideadequatecoverageforthe residentswithin each Residential Village. Thelocationsofthesecivicfacilitiesissubjecttochange.

2.2.2 Residential Village Centers

Asoutlined in theApproved LevelAMasterPlan,Residential Village Centers will be located within

each Residential Village. They are envisioned toincludeavarietyofusesincluding,butnotlimitedto, higher density residential, neighborhoodcommercialandlocalofficeorhealthcareuses.TheResidentialVillageCentersareenvisionedasareaslocated and sized to provide convenient neigh-borhoodscaledservices,supportedbymoredenseresidentiallifestyles.

The first of the Residential Village Centers isincludedwithinthisLevelBPlan.TheVillageVerdeResidentialVillageCenterisapproximately54acreswith a concentration of high intensity uses alongGibson Boulevard. Uses within the ResidentialVillage Center include high density residential,

office,neighborhoodcommercialandpublicserviceareas. Additionally, the western escarpmentopenspace isadjacenttotheVillageCenter. Thisrelationshipprovidesrecreationalopportunitiesaswell aspedestrianandbicycle connections to theVillageCenter.

WhilethisLevelBPlanhasidentifiedanddescribedthe Village Center within Village Verde, it isimportanttonotethatamixofusesisenvisionedwithin each Residential Village included in thisPlan Area. Exhibit 2: Land Use Plan illustrates amixofcommercial, institutionalschoolsandparksdistributedthroughouttheResidentialVillages.Thedistributionoftheseusesensuresawiderangeofresidentialoptionsarelocatedincloseproximitytoemployment,commercialandeducationalofferingswiththisLevelBPlan.

2.2.3 Urban Center

The Urban Center is centrally located within theoverallSantolinacommunity.TheUrbanCenterisenvisioned as a destination with a concentrationofcommunityactivitiestodrawlocalandregionalresidents. Approximately 238 acres of theUrbanCenteriswithinthisLevelBPlan.Theboundariesof the Level B Plan Urban Center are defined byAtriscoVistaBoulevardtotheeast,DennisChavezBoulevardtothesouthandGibsonBoulevardtothenorth.Alloftheseroadwaysareexistingorfutureprincipalarterials.

Land uses within the Urban Center includeeducation campuses, commercial, high densityresidentialandacentralpark.Thismixoflanduseswillcreateadynamic,highdensitycommunitycorewhereresidentscan“live,work,learnandplay.”

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CHAPTER 2: LAND USE

ThegoaloftheUrbanCenteristocreateavibrantdestination within Santolina. Following is asummary of the land uses designed within theUrbanCentertocreatethissetting:

Educational. Two educational campuses arelocatedwithintheUrbanCenter. Thefirst isa91acreparcel is anticipated tobe allocated towardsanAlbuquerquePublicSchools(APS)kindergartenthrough12thgrade campus. The secondparcel isan 87 acre tract allocated towards a CentralNewMexico community college (CNM) campus. Botheducation campuses enjoy frontage along AtriscoVista and Gibson Boulevards, providing excellentaccessandpublictransituse.ThisaccesswillenablethosetravelingwithinSantolina,theWestSideandthemetropolitanarea,toenjoythecampuses.

Commercial.Approximately17acresoftheUrbanCenter has been allocated to commercial. Thecommercial tract is located along Dennis ChavezBoulevardtocreatestrongaccessfortheWestSide.

Residential. High density residential is locatedwithintheUrbanCentertocreatelive/workoppor-tunitiesandanactivehubwithinSantolina.Addinga mix of residential to the Urban Center createseveningandweekendactivityandenergy.

Parkland. A central park is incorporated into theUrban Center. The 44 acre park will complete

the Urban Center by providing a recreationaland gathering area within the urban setting.Additionally, the parkwill provide pedestrian andbicycleaccessforresidentsofthecommunity.

2.2.4 Town Center

The Town Center, approximately 570 acres, islocated between two I-40 interchanges (AtriscoVista Boulevard at the future Paseo del Volcan).These interchanges conveniently connect the sitetoexistingregionalroadways.TheTownCenterhasthepotentialtoprovideseveralmillionsquarefeetofretail,lodging,hotelsandrelatedservicesaswellasmediumtohighdensity,multi-familyresidentialliving. The site is expected to attract large retailstores, power centers, lifestyle centers,malls, cardealership clusters and other highGross ReceiptsTax(GRT)generatorsandserviceprovidersfortheregion.

2.2.5 Business Park

Critical to achieving the jobs/employment goalsestablishedintheDevelopmentAgreementarethe

twoBusinessParks locatedwithin Santolina. TheBusinessParklocatedadjacenttoI-40westofPaseodelVolcanisincludedwithinthisLevelBPlan.The194acreBusinessParkwill behome toemergingtechnologies, research and development opera-tions, healthcare industries and corporate users.The Business Park is designed to concentrate jobgenerationinacluster,campus-likesettingwitheasyaccesstoI-40andexistingroadways.Additionally,theBusinessParkisstrategicallylocatedadjacenttotheTownCenter,providingemployeeswithconve-nientaccesstocommercialusesandneedssuchasrestaurantsandotherservices.


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2.2.6 Industrial and Business Park

A671acre IndustrialandBusinessPark is locatedonthewesternedgeoftheLevelBPlanArea.TheIndustrial and Business Park is intended for largemanufacturing, warehouse, distribution, energyproduction and large individual uses. The areaalsoprovidesopportunitiesforasolarenergyfarmand/or other alternative fuel powered facilities.Furthermore, the large acreage provides uniqueopportunities for industrialsymbiosisoran indus-trial ecology where businesses share resourcesandmake use of the waste/by-products of otherbusinesses.

While theendusersdescribedabove create jobs,tax revenue and excitement for a region, theyarealso intensiveuses. Asaresult, the Industrialand Business Park is ideally located remote fromresidentialandhighvisibilitynon-residentialareas.TheSantolinaLevelBPlan IndustrialandBusinessParkaddressesthisconcernbylocatingtheIndus-trial and Business Park remotely and buffering itwithawideregionalopenspace.

2.2.7 Open Space

Public Open Space as identified by this Level BPlanistheareathatcorrespondswithOpenSpaceidentifiedinthe:

• Albuquerque Bernalillo County Compre-hensivePlan

• City of Albuquerque Major Public OpenSpaceFacilitiesPlan

• Bernalillo County Parks, Open Space andTrailsMasterPlan

• SouthwestAreaPlan

Theseareas,asidentifiedbytheabovereferencedplans,are referredtoas theEasternCejaandtheWesternCeja,and/ortheRioPuercoortheeasternandwesternescarpments.Theeasternandwesternescarpment areas are identified as open space inthisLevelBPlan.TheopenspaceinthisLevelBPlanAreamakesupapproximately701acres,or17.9%ofthetotalLevelBPlanAreaandwillservetomeettheopenspacerequirementsforalllandusesandparcelswithinthisLevelBPlan.OpenspacelocatedonthewestsideoftheLevelBPlanAreaadjacent

to IndustrialandBusinessParkmakesupapproxi-mately167acres,whiletheopenspaceontheeastsideoftheLevelBPlanAreaadjacenttotheVillagesencompasses the remaining estimated 593 acres.Thisareaisappropriateforrecreationalandeduca-tional uses as well as appropriate public utilitiesandinfrastructure.Usesintheseopenspaceareasinclude trails, visitor centers, water storage anddrainage facilities, roadway and transportation,utilityrights-of-wayandeasementcorridors.

ThislanduseisincludedaspartofthisLevelBPlantoensurethatresidentsareprovidedaccesstotrailsandopenspaceearlyintheSantolinaconstructionschedule. TheLevelBPlanAreaopenspacesarelinkedtoadjacentlanduses,suchastheIndustrialandBusinessParkonthewestandtheResidentialVillageon theeast, throughroadwaysandpedes-trianaccess.PreservingthisamenitywillprovideaqualityoflifeforfutureresidentsofSantolina,theWestSideandBernalilloCounty.

Open Space areas will be platted in phases viathe final plat process of adjacent residential,commercial, industrial areas, etc. Based on thelevel of service standards required to serve thesequencing as described in Section 8.2. ThededicationordeedingofOpenSpacetotheCountyshall occur pursuant to the terms of SantolinaLevelADevelopmentAgreementincluding,butnotlimitedto,Section6.2.4.

TheBoardadoptedtheParks,RecreationandOpenSpaceFacilitiesMasterPlanfor2015-2030(PROS)inOctober2015.TheSantolinaLevelAMasterPlanwasadoptedbytheBoardpriortotheadoptionofthePROSMasterPlaninJune2015.ThePROSPlanprovides a needs assessment of parks, recreationandopenspacefacilitiesbasedonprojectedCountypopulation growth through 2030. The Santolina

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CHAPTER 2: LAND USE

LevelAMasterPlanAreahasbeenidentifiedinblueontheexhibit.

ThePROSPlancallsforadequatefacilitiesplanningin future high-growth areas. Planning for futureparks,open space, and recreation facilitieswithinBernalillo County is basedon the Level-of-Service(LOS)standardsidentifiedinTABLE 6: PROS PLAN LEVEL-OF-SERVICE:

BasedonthesePROSPlanLOSandfacilitybench-marks, an analysis of standards for the Level AMaster and Level B Plan Areas been conducted.ThefindingsareillustratedinTables7and8.

*Regional Parks are identified in the Level A Master Plan and shall be developed with future Level B Plans.

**Future Level B Plans will identify/accommodate Aquatic Facilities, Community Centers, and Fully-In-clusive Playgrounds.

Note: It is anticipated that additional private/pocket parks will be located within residential neighborhoods. Such parks have not been identified at this time.

Per the PROS Plan LOS standards, this SantolinaLevelBPlan isexpected toprovidea totalof603acresofParksandOpenSpace.BasedontheLevelBLandUsePlanandpopulationprojection,theLandUsePlanprovidesatotalof945acresofParksandOpenSpace.PROSPlanstandardsalsorecommendprovidingonecommunitycenterandoneaquaticsbasedonprojectedpopulationcountsfortheLevelB Plan Area. A community center and aquaticsfacility isanticipatedaspartoftheLevelBVillageCenter,asidentifiedbytheLandUseMap.Overall,thisLevelBPlanmeetstheintentofthePROSPlanandsignificantlyexceedstheLOSstandards.

2.2.8 ParksandRecreationImplementation Strategy

Neighborhood Parks. ThefirstLevelCresidentialsubdivision shall designate land for a 3 to 5 acreneighborhoodpark.ThefinalplatforsaidLevelCPlanshalldedicatetotheCountythe landfor theneighborhoodpark.AsthefirstLevelCresidentialneighborhood is developed, the Developershall coordinate the programming, design andconstruction of the park with County Parks staff.The park will be designed and built as “ProjectInfrastructure” pursuant to the definition in theLevel A Development Agreement. Future neigh-borhoodparksshallbedesignatedviatheLevelCprocessanddedicated to theCountyvia the finalplatprocessasthepopulationthresholdsforneigh-borhoodparksdefined intheLevelAMasterPlanare reached. This process ensures neighborhoodparks aredesignedand constructedas residentialdevelopmentoccurs.

Community and Regional Parks. As these facil-ities serve amuch largerpopulation and typicallycontainmoreextensiveimprovements,thesefacil-ities will be developed over time as residentialdevelopment takes place. This timing will be

TABLE 6: PROS Plan Level-of-Service

Open Space 20.00 acres / 1,000 peopleRegional Park 3.00 acres / 1,000 peopleCommunity Park 2.00 acres / 1,000 peopleNeighborhood Park 1.00 acre / 1,000 people

Community Center 1.00 each / 15,000 peopleAquatics Facility 1.00 each / 15,000 peopleFully-Inclusive Playground 1.00 each / 50,000 people

PROS Plan LOS Standards

TABLE 7: Level B Facility Requirements

Open Space 464.00 acresRegional Park 70.00 acresCommunity Park 46.00 acresNeighborhood Park 23.00 acres

Total Required Acreage 603.00 acres

Community Center 1.50 eachAquatics Facility 1.50 eachFully-Inclusive Playground 0.50 each

Level B Facility Requirements (assuming 23,178 people)

TABLE 8: Level B Level-of-Service

Open Space 761.00 acresRegional Park *0 acresCommunity Park 183.60 acresNeighborhood Park 23.00 acres

Total Required Acreage 967.60 acres

Community Center 2.00 eachAquatics Facility 2.00 eachFully-Inclusive Playground ** each

Level B Level-of-Service


18

consistent with the population thresholdsidentified in theLevelAMasterPlan.Theseparksareconceptually locatedonthisLevelBLandUsePlan.Asdevelopmentprogressesintheresidentialareas surrounding these parks, the Developershall work with County parks staff to finalize thesize and location of the Community. The Countyshall coordinate the programming, design, andconstructionoftheCommunityandfutureRegionalParkswithdeveloper. Thedesignandconstructionof the Community Regional Park will be phased.Basic Parks, Community Parks and Regional Parksthat meet the County’s standard level of serviceneeds to serve Santolina and only Santolinawillbe considered “Project Infrastructure” under theLevel A Development Agreement. To the extentthat a Regional Park is provided which is greaterinsize,providesadditionalamenities,uniquefacil-itiesatalevelofservicegreaterthantheCounty’sstandardlevelofserviceneededtoserveSantolinaorisexplicitlyintendedtoservetheCountyatlarge, (suchasaPickleBallComplex),willbeconsideredas“SystemInfrastructure”under theLevelADevel-opment Agreement with the costs shared. ThededicationordeedingofParkstotheCountyshalloccur pursuant to the terms of Santolina Level ADevelopmentAgreementincluding,butnotlimitedto,Section6.2.4.

Aquatic Facilities and Community Centers. Asthese facilities serve a much larger populationand typically contain more extensive improve-ments,thesefacilitieswillbedevelopedovertimeas residential development takes place consistentwith the population thresholds identified in theLevelAMasterPlan.TheseparksareconceptuallylocatedontheLevelBLandUsePlan.Thesefacil-ities are anticipated to be co-located at Regionaland Community scale parks. As developmentprogresses in the residential areas surroundingtheseparks,theDevelopershallworkwithCountyParks staff to finalize the size and location ofthe Community and Regional Park. The Countyshall coordinate the programming, design, andconstructionoftheCommunityandRegionalParkwithdeveloper.Thedesignandconstructionwillbephased. Facilitieswhichmeet the level of serviceneedsofSantolinaandonlyservetheprojectwillbe considered “Project Infrastructure” under theLevelADevelopmentAgreement.Aquaticfacilitiesprovided which are significantly larger, providesadditionalamenities,oruniquefacilitiesata levelofservicegreaterthantheCounty’sstandardlevelofserviceneededtoserveSantolinaaswellasother

realproperty,(i.e,anindoor,50meterpoolsimilarto West Mesa Pool); will be considered “SystemInfrastructure” pursuant to the Level A Devel-opmentAgreement.ThededicationordeedingoflandforAquaticFacilitiesandCommunityCentersto the County shall occur pursuant to the termsof Santolina Level A Development Agreementincluding,butnotlimitedto,Section6.2.4.

Accessible Playground. The County anticipatesthe need for an accessible playgroundwithin theLevel B Plan Area. This facility has been concep-tually located in the Regional Park area withinthe Urban Center. The County shall coordinatewith County Parks on the programming, designand construction with developer. The design andconstructionof this facilitywill bephased.Acces-sible Playgrounds are understood to beof similarscaleandfunctionoftheplaygroundatLaderaParkin theCounty’ssystem,andare intendedtomeettheLevelofServiceneedsbasedonthepopulationofresidentsintheSantolinaarea,andarethereforeconsidered“ProjectInfrastructure”undertheLevelAdevelopmentagreement.Totheextentanacces-sible playground provided is significantly larger,provides additional amenities or unique facil-itiesatalevelofservicegreaterthantheCounty’sstandardlevelofserviceneededtoserveSantolina, (i.e.,ofsimilarscaleandfunctionasAParkAboveplaygroundlocatedinRioRancho),theplaygroundwouldbeconsidered“SystemInfrastructure”underthe Level A Development Agreement. No acces-sible playground is planned for this Level B PlanArea,butwillbeincludedwiththenextLevelBPlanArea.ThededicationordeedingoflandforAcces-siblePlaygroundtotheCountyshalloccurpursuantto the terms of Santolina Level A DevelopmentAgreement including, but not limited to, Section6.2.4. NothingwithinthisLevelBPlanshallbeconstruedto require stricter obligations on any owner and/or developer within Santolina than the require-ments detailed in the Level A entitlements andDevelopment Agreement. If there is a conflictbetweentheLevelBentitlementsordevelopmentagreement for Santolina and the Level A entitle-mentsordevelopmentagreementforSantolinatheLevel A entitlements or development agreementshallcontrol.

CHAPTER 3ZONING


20

3.1 HOW TO USE THIS PLAN

Achieving the Santolina VisionThe visionof the SantolinaMaster Plan is to be a community inwhich jobs and educational opportunitiesareplentifulandlocallyaccessible;wheredesirablehousingrespondstochangingdemographicsandmarketpreferences;whereopenspaceandqualityoflifearepreservedandenhanced;andwhereatrue“live,work,learnandplay”communityiscreatedforresidents.

InordertoimplementthebroadvisionthemesintheLevelAMasterPlan,theLevelBPlanintroducesspecificzoningdistricts.Theregulatoryframeworkprovidedinthischapterisintendedtobeflexible,allowcreativitythroughdesign,whilealsobeingfirminothercriteriarequiringstandardsbefollowedinordertoachievetheoverallMasterPlanvision.

Relationship between Land Use and Zoning Eachzonedistrictinthischapter,identifieswhichlandusesareallowedtobebuiltbyright,whichlandusesmayrequireaspecialorconditionalusepermit.Zonedistrictregulationsalsospecifytheminimumlotsize,minimumsetbacksfromproperty lines,maximumbuildingheight,maximumbuilding floor-area-ratio (FAR),maximumimperviousareaandminimumoff-streetparking.Additionally, thischapteralso regulatessigns, sitedesign,landscapingandarchitecturalstandards.

Horizontal versus Vertical Mixed-Use Santolina,likemanyothercommunities,embracestheneedtoallowforwalkableneighborhoodsasrepresentedinthevision.Allowingmixedusesisanessentialcomponentforachievingwalkabilitybecausecompatiblelanduses,publicamenitiesandutilitiescanbelayeredatvariousscalesandintensities.Thevarietyofusesallowsforpeopletolive,work,learn,playandshopinonegeneralareaachievedthroughadjacency.However,mixed-usecantakeonmanyforms.

Mixed-use categories are allowedwithin several zonedistricts (PC-S-C, PC-S-VC, PC-S-UC, PC-S-TC) to allow (1)verticalmixed-usebuildingsand (2)horizontalmixed-useblocksorneighborhoods.Averticalmixed-usebuildingcombinesdifferentusesinthesamebuilding.Lowerfloorsshouldhavemorepublicuseswithmoreprivateusesontheupperfloors.Horizontalmixed-useblocksorneighborhoodscombinesingle-usebuildingsonthesameparcelordistinctparcelsinarangeoflanduseswithinoneblock.TheSantolinaLevelBZoningchapterreferstobothtypesofmixed-use.Forclarity,ifasingleZoneDistrict,suchastheUrbanCenterZoneDistrict,allowsmixed-useasapermissiveuse,thenthisZoneDistrictallowsforbothverticalandhorizontal mixed-use.Ingeneral,theSantolinaLevelBPlanisamixed-usecommunitybecauseitallowshorizontalmixedusesuchastheResidentialVillageCenterZoneDistrictwhichallowsbothretailandhighdensityuseswithinoneneighborhoodorblock.

Relationship to Other Plans and CodesTheZoningChapterofthisLevelBPlanPlanmakesreferencestotheBernalilloCountyZoningOrdinance.Thisprovides for a streamlined zoning for this Planned Communitywithmodifications, as necessary, to ensurecompatibilitywithexistingCountyregulations.

Albuquerque/Bernalillo County Comprehensive PlanThe City of Albuquerque and Bernalillo County Comprehensive Plan is the Rank I governing plan for alllong-rangeandcurrentdevelopmentintheCityofAlbuquerqueandBernalilloCounty.TheSantolinaMasterPlanLevelAPlanistheguidingRankIIplaninthisareaoftheCountyandcomplieswiththeComprehensivePlan.SantolinaLevelBPlanareaisinsidetheComprehensivePlandesignatedReservearea.TheReserveareainthesouthwestmesaincludesoneDevelopingActivityCenterandoneDevelopingEmploymentCenter.TheDevelopingEmploymentCenter, locatedwestofAtriscoVistaBoulevardandnearInterstate40,correspondswith theSantolinaTownCenterZoneDistrict, allowing large retail commercial,highwaycommercial,neigh-borhoodcommercialandsomehighdensity residentialuses.TheDevelopingActivityCenter, locatedat theintersectionofAtriscoVistaBoulevardandDennisChavezBoulevard,correspondswiththeUrbanCenterZoneDistrictallowingneighborhoodcommercial,officeandinstitutionalandhighdensityresidentialuses.TheCityof

21

CHAPTER 3: ZONING

AlbuquerqueandBernalilloCountyarecurrentlyworkingtoupdatetheirComprehensivePlan.ThisupdatewillincludetheactivityandemploymentcentersprovidedintheApprovedSantolinaLevelAMasterPlan.

Bernalillo County Zoning OrdinanceSantolinaLevelBzoningisadministered,regulatedandenforcedbytheBernalilloCountyPlanningandDevel-opmentDepartment.ZoneDistrictsinthisChapterarestructuredinsuchawaythatthemostcloselyrelatedBernalilloCountyzoneisusedasafoundationandcustomizedtoimplementspecificSantonlinaLevelAintentandvision.ThereareseveralreferencesinthisChaptertotheBernalilloCountyZoningOrdinance.

RequeststochangethezonedistrictsofaparcelwithintheSantolinaMasterPlanareatofollowstandardproce-duresforCountyRankIIISectorPlanamendments.ApplicantswillbeexpectedtoaddressResolution116-86andthepoliciesofthisPlanintheirjustificationforachangeinzonedistrict.ShouldadiscrepancyexistbetweenthezoningproposedinthisChapterandtheBernalilloCountyZoningOrdinance,thetextofthisLevelBPlanZoningChaptershallgovern.WheretheSantolinazoningregulationsaresilent,theBernalilloCountyZoningCodeshallbeenforced.

Development Process ProcessandproceduresforfutureLevelCPlanswillfollowSection19.5(B)(3)oftheBernalilloCountyZoningCode–PCPlannedCommunitiesZone.AsstatedinthissectionofthePlannedCommunitiesZone,“AdoptionandamendmentoftheLevelCsubdivisionandsitedevelopmentplansisbytheCountyDevelopmentReviewAuthoritysubjecttoappealtothePlanningCommission.”PleaserefertotheprovisionsoftheBernalilloCountyCodeofOrdinancesforproceduralrequirementsconcerningSpecialUsePermits(Section18)aswellasCondi-tionalUsesandVarianceApplications(seeAppendixA,Section24(A)–ZoningAdministrator).

InadditiontotheCountyCoderequirements,non-residentialandmulti-familydevelopmentover5acreswillrequireSitePlanreviewbytheCountyDevelopmentReviewAuthority(CDRA).

Albuquerque/Bernalillo County Comprehensive Plan Centers and Corridors


22

Large Retail Facilities and Senior Housing Conditional Use Applications

Eachapplication fora conditionaluse shall beaccompaniedbya sitedevelopmentplan that shallincludethefollowing:

1) ASitePlanthatisdrawntoscalethatincludesanortharrowandshowstheboundariesoftheproperty;allexistingandproposedstructuresonthesiteandwithin50feetbeyondthepropertyboundariesincludingthesquarefootagesanduseofeachstructure,dimensions,andloadingandunloadingareas;thenumberofparkingspacesrequiredandprovided,includinghandicappedparking,withlocation,arrangement,dimen-sions,aisles,bicycle racks,parking lot lightingandpointsof ingressandegressclearly indicated;existingandproposedpublicandprivatestreets,alleysandeasements,withpropernamesanddimensions;andfirelanesandemergencyvehicleparking.

2) AConceptualGradingandDrainagePlanthatalsoaddresseswaterharvesting,LIDfeatures,andtheEPAWaterQualityVolume(pursuanttotheMS4permitrequirements).

3) AconceptualLandscapeandBufferLandscapePlanidentifyingstreettrees,shrubsandplantingbeds,andthenatureandlocationofgroundcover.Theplanshallincludeastatementofresponsibilityforlandscapemaintenance.

4) AConceptualUtilityPlanidentifyingexistingandproposedwater,sewerandfirehydrantlocations,stormdrainagefacilitiesandrefusecontainerlocations.

5) Buildingelevationsclearlyshowingmaterials,colors,dimensionsofkeybuildingelementsandsignageasregulatedintheC-1Zone.

6) AwrittenstatementshowingcompliancewiththezoninganddesignguidelinescontainedwiththeSantolinaLevelBPlan.

3.2 DEFINITIONS

CLUSTER HOUSING.Allowshomestobegroupedtogetherwhiletheremaininglandisreservedforopenspace.Suchsitingofhomesallowsforpreservationofviewsandopenspace.Thepatternmayallowforgrowthbutalsopreserveslandaswellasinfrastructure.Developersareallowedtodevelopatahigherdensityasanincentivetodevelopclustercommunities.ClusteringalsoallowstheDeveloperandBernalilloCountytosaveonthecostofstreets,waterandsewerlinesandotherinfrastructurebecauseofthereduceddistancesbetweenstructuresandlots.Clusterhousingmayrequireformationofahomeownersassociationorotherstrategiestomanagetheopenspaceorotherareasownedincommon.

FOOD CART/TRUCK/TRAILER.Anywagon,truck,pushcartorvehicleself-propelledorotherwisemovablefromplacetoplacefromwhichanypersonsells,offersforsale,orgivesaway,beverages,foodoranyfoodproductforhumanconsumption.

GRADE.Meanstheaverageoftheapprovedgroundlevelimmediatelyadjacenttoeachfacadeofabuilding,consideredseparately;whereanearthembankmentisplacedagainstthesideofabuildingoraretainingwallsupporting a terrace is placed close to a building, grade shall bemeasured from the toeor bottomof theembankmentorretainingwall;building floor level is irrelevant.Asusedherein,approvedgradeshallbenohigherthanthespecifiedelevationonthegradingplanapprovedbytheCountyinconjunctionwithsubdivisionorsitedevelopmentplanapproval;intheabsenceofsuchapprovedplans,originalnaturalgradeapplies.

HEIGHT.Whenappliedtoabuilding,meanstheverticaldistanceabovethegradeateachfaçadeofthebuilding,consideredseparately,tothehighestpointofthecopingofaflatroof;tothedecklineofamansardroof;ortotheaverageheightbetweentheplateandtheridgeofagable,hip,orgambrelroof.Theheightofasteppedorslopedbuildingmeansthemaximumheightabovegradeofanydistinctsegmentofthebuilding,whichsegmentconstitutesatleast10%ofthegrossfloorareaofthebuilding.

INCIDENTAL SIGN. An“incidentalsign”(hereinafter“suchsignorsigns”or“thesign”or“asign”)isanysign,handbill,orposterwhichisplacedtoadvertiseorannounceaspecificevent,orwhichpertainstoaparticular

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CHAPTER 3: ZONING

eventoroccurrence,orwhichisnotdesignedorintendedtobeplacedpermanently,orwhichrelatestosucheventsoroccurrencethatarenottakingplaceonthepremisesonwhichthesignislocated.Examplesofsuchsignsinclude,butarenotlimitedto,signs,handbills,orpostersrelatingtorealestate,garagesales,politicalcandidatesorballotmeasures,concerts,“swapmeets”andthelike.

INDEPENDENT LIVING - AGE RESTRICTED HOUSING. Housingthatisintendedandoperatedforoccupancybypersons55yearsofageorolderandmeetthefollowingrequirements:

1) Atleast80%oftheoccupiedunitsareoccupiedbyatleastoneperson55yearsofageorolder.2) Thefacilityorcommunitypublishesandadherestopoliciesthatdemonstrateitsintenttoinfactbeapro-

viderofhousingforolderpersons.3) ThefacilityorcommunitycomplieswithrulesestablishedbyHUDforverificationofoccupancy.

LARGE RETAIL STORES AND DISTRIBUTION FACILITIES.Asingletenantstructurewithatleast75,000squarefeetofnetleasableareaforthepurposeofretailing.Ashoppingcentersitewithamainsingletenantstructureof75,000squarefeetormoreisaLARGERETAILFACILITY.

MIXED USE DEVELOPEMENTS.Mixedusedevelopmentbothhorizontalor verticalwith residential (as regu-latedinthePC-S-HDRzonedistrict)andnon-residentialusescombinedinthesamebuildingorbuildings.Thenon-residentialusesarelimitedtothoseallowedaspermissiveorconditionalinthePC-S-VCZonedistrict,plusincidentalactivitiessuchasthecreationofartsandcraftitemsforresaleorsimilaractivities.

PREMISES.Anylotorcombinationofcontiguouslotsheldinsingleownership,togetherwiththedevelopmentthereonandcontrolledbyasitedevelopmentplan;theremaybemultipleoccupancy.

RECREATION, ACTIVE.Recreationalactivitiesrequiringextensivefacilitiesordevelopmentthathaveanimpactontherecreationalsitesuchasorganizedsports,playgroundactivities,andtheuseofmotorizedvehicles.

RECREATION, PASSIVE.Recreationalactivitiesthatdonotrequireadevelopedsite.Offersconstructive,restor-ative, and pleasurable human benefits and fosters appreciation and understanding of open space and itspurpose,suchashikingtrails,picnicareas,andscenicoverlooks.

SECONDARY DWELLING UNITS. Livingquarterswithinaccessorybuildingcontainingakitchen.TheSecondaryDwellingUnitisclearlylocatedinaseparatestructureandincidentaltotheprimarydwellingunit.

SENIOR HOUSING PROJECT.Housingdesignedspecificallyforseniorsthatmayincludedifferentlevelsofcare:independent living,assisted living,memorycare,orskillednursing,oranycombinationoftheabove.Theseprojectsmaybedesignedascontinuingcarecommunitiesthatallowresidentstotransfertohigherlevelsofcareasneeded.Supportservicestypically includecommercial levelkitchenswithshareddiningfacilities forresidents;medicalserviceswithpersonnelthatprovideassistancewithmedication,administration,dressing,bathingandsocialactivities;activityrooms;indoorrecreationalamenities;giftshops;hairsalons;administra-tiveoffices;laundryservices;worshipspace;etc.Projectsmaybedesignedwithalllevelsofcarewithinoneormorebuildingsonasite.Independentlivingunitsmaybedesignedandconstructedaspartofacentralbuildingalongwithotherlevelsofcareorbedesignedandconstructedassinglefamilyattachedordetachedunitsthatincludetheirownkitchen.Projectsmayalsoincludeovernightguestunitstoaccommodateshorttermvisitors.

SIGN, ELECTRONIC DISPLAY/BOARD PANEL. A signwhichpresents information that is transmitted in variousvisualformsandincludestypessuchas:flatscreen,activedisplaymatrix,oranyelectronicdisplaycapableofdisplayingmultiplecommunications,images,graphicsinmono,triand/orfullcolor.Suchdisplaysincludebutarenot limitedtocurrentandfuturetechnologysuchas:LightEmittingDiodes (LED),LiquidCrystalDisplay(LCD),PlasmaDisplayPanels(PDP),3DHolography,pixelorsub-pixeltechnology,otherfiberopticsorillumi-nationdeviceswithin thedisplayarea.Theelectroniccontrolallows forprogrammable,electronicchanging


24

messages used primarily for the purpose of advertising,marketingmessages, display of time-sensitive andotherupdatableinformation.

TOWNHOUSE. Oneofagroupoftwotoeightattacheddwellingunitsdividedfromeachotherbycommonwalls,eachhavingaseparateentranceleadingdirectlytotheoutdoorsatgroundlevelandeachhavingatleast15%ofitsheatedandunheatedfloorareaapproximatelyatgrade.

For additional Definitions reference the Bernalillo County Zoning Ordinance.

3.3 SPECIAL USE PERMIT REGULATIONS. See Bernalillo County Zoning Ordinance Section 18

SpecialUsePermitsmayauthorizeuseswiththeexceptionof:

A. ProhibitedtypesofSpecialUsePermits.1. Airport.2. AmusementPark.3. AuctionYard.4. Cemetery.5. Drive-intheater.6. Feedlot.7. Fostergrouphome;penal,correctionalormentalinstitution.8. Mining,excavating,removing,processing,stockpiling,ordistributionofrock,sandgravel,

clay,pumice,scoria,decomposedgranite,orsimilarmaterials,orbatchingplant.9. Mobilehome/manufacturedhomepark.10. Orereduction,smelting.11. OvernightCampground.

Exhibit 3: Zoning Districts

25

CHAPTER 3: ZONING

12. PetCemetery.13. RacetrackforAutos.14. Storagefacilityforhazardouswastematerials.

B. PermissiveUses.1. AllusesinBernalilloCountyZoningOrdinanceSection18.BforSpecialUsePermits,except

aslistedabove.

3.4 ZONE DISTRICTS

TheApprovedSantolinaLevelAMasterPlanestablishedaPCZoningframeworkforfutureLevelBPlans.TheLevelAMasterPlanestablishedsevenzoningdistrictsthathavebeenrevisedandexpandedinthisLevelBPlantoestablishelevenzoningdistrictsincluding:

1) PC-S-LDRLowDensityResidentialZoneDistrict2) PC-S-MDRMediumDensityResidentialZoneDistrict3) PC-S-HDRHighDensityResidentialZoneDistrict4) PC-S-OOfficeZoneDistrict5) PC-S-CCommercialZoneDistrict6) PC-S-VCVillageCenterZoneDistrict7) PC-S-UCUrbanCenterZoneDistrict8) PC-S-TCTownCenterZoneDistrict9) PC-S-BPBusinessParkZoneDistrict10)PC-S-IPIndustrialandBusinessParkZoneDistrict11)PC-S-MPOSMajorPublicOpenSpaceZoneDistrict

ThisLevelBPlanprovidesmoredetailconcerningspecificusesandstandards.ThepermissiveuseswithinthesezoningdistrictsfallwithintheidentifiedgeneralpermissiveusesasspecifiedwithintheLevelAMasterPlan.Unlessotherwisespecified,termsshallbeasdefinedintheBernalilloCountyZoningOrdinanceineffectatthetimeofapprovalofthisLevelBPlan.

ThisLevelBPlanhasbeendesignedtobeconsistentwiththeintentandframeworkestablishedbytheApprovedSantolinaLevelAMasterPlan.AsenvisionedbythePCC,theLevelBPlanisarefinementtotheLevelAMasterPlanprovidingmoredetailconcerninglanduses,transportation,zoningandotherdesignelements.ThisLevelBPlansetsthestageforfutureLevelCPlansthataretheimplementationoftheseplansintheformofsubdi-visions,siteplansandultimatelytheconstructionofstructures.EnsuringflexibilityintheimplementationoftheseplansiscriticaltothesuccessoftheSantolinaMasterPlannedCommunity.

Residential Zone Districts

TheLevelBPlanincludesportionsofthreeResidentialVillagesasidentifiedintheLevelAMasterPlan.ThisLevelBPlandefinesthespecificlanduseswithintheResidentialVillages.TheseusesareconsistentwiththeSiteCharacteristicsectionoftheapprovedSantolinaPCZoneDistrict.TheSantolinaPCZonesetmoreintenseusesalongmajorroadwaycorridorsandlessintenseusesinteriortotheResidentialVillages.Atthistime,theResidentialVillageswithinthisLevelBPlan includethefollowingResidentialVillageZoneDistrictsandtheirprohibited,permissive,andconditionalusesaswellassign,heightandarearegulationsuses:

A) LowDensityResidentialZonedistrictB)MediumDensityResidentialZonedistrictC) HighDensityResidentialZonedistrict


26

1) PC-S-LDRLOWDENSITYRESIDENTIALZONEDISTRICTThiszonedistrictprovidessuitablesitesfordetachedhousing,clusterhousingandincidentaluses.

A. ProhibitedUses:1. AllusesinBernalilloCountyZoningOrdinanceSection9forR-1SingleFamilyResidential

ZoneB.1.ProhibitedUses,inadditiontothefollowinguses:a. Agriculturalactivityb. Section3.l.OneMobileHomeforathree-yearperiodinadditiontoanexistingsin-

gle-familydwellingormobilehomeonalot.

B. PermissiveUses:1. Alluses inBernalilloCountyZoningOrdinanceSection9forR-1SingleFamilyResiden-

tialZoneB.2PermissiveUseswith theexceptionofuses listedaboveunderProhibitedUses.

2. Publicorprivateschoolwherechildrenaregivenageneraleducationequivalenttoanyofthefirsttwelvegrades.

3. Publicutilitystructure.4. Realestateofficeandanincidentalsigninconnectionwithaspecificdevelopment,pro-

videdit isnotusedaslivingquartersduringthetimeit isusedasanofficeandfurtherprovidedthatitislimitedtoaperiodofoneyear.AfteroneyearrefertoBernalilloCountyZoningCodeSection9.B.3.h.

5. Recreationalfacility(non-profit),suchascommunitycenter,swimmingpool,tennisclub.6. Sign,wallmountedandmonument signage shall bepermitted for individualneighbor-

hoodsandshallbeapprovedaspartofthesubdivisionplat.

C. ConditionalUses:1. AllusesinBernalilloCountyZoningOrdinanceSection9forR-1SingleFamilyResidential

ZoneB.3.ConditionalUseswiththeexceptionofuseslistedaboveunderProhibitedUses.2. ClusterHousingDevelopment(CHD).

a. Allowedforlotswithaminimumof2acres.b. MinimumlotsizerequirementsforCHDshallbethesameastheunderlyingzone.c. ThenumberofdwellingunitspermittedinaCHDisdeterminedbydividingthesite

areabytheminimumlotsizepermittedroundedtothenearestwholenumber.Thedwellingunitsmaybehousesortownhousesoranycombinationthereof.

d. Theminimumsetbacksareasfollows:(1) Front–15feetexceptdrivewaysshallnotbelessthan20feetlong.(2) Rear–15feetforhousesandtownhousesunlessadjoininganotherresidential

zonedistrictinwhichcasethesetbackfortownhomesshallbe25feet.(3) Side–10feetminimumseparationrequiredbetweenhousesand5feetforall

sideyards(4) Townhome-Norequiredside-yardsetback,except10-footseparationbetween

buildings(or5-footsideyardsetbackfromthepropertyline).Cornerlotsshallhaveaminimumof10footsideyardsetback.

e. Height.Heightshallberegulatedbythebasezonedistricts.f. ClusterHousingDevelopmentOpenspace(CHDOS).

(1) Aminimumof30%ofthegrossareaofaCHDshallbesetasideasOpenSpace.(2) No buildings or structures are permitted in the open space for CHD except

thosenecessaryfortheoperationandmaintenanceoftheCHDOSandbuild-

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CHAPTER 3: ZONING

ingsusedasacommunityroomorotherrecreationaloragriculturalactivityandwillnotrequireanewConditionalUseapproval.

(3) TheCHDOSshallbesetasideby theDevelopereitherasaPrivateorPublicopenspace.APrivateCHDOSshallbecreated,subjecttoafindingofsuitabilitybytheZoningAdministrator.APublicCHDOSmaybecreatedbydedicationoflandtotheCounty.

g. TheCHDmaybeusedforagriculture, landscaping, recreation,openspaceoranycombinationthereof.Itmaybecomposedofseparatetractsbuteachshallhaveaminimumlengthandwidthof35feetandshallbevisiblefromapublicright-of-wayunlessapprovedbytheZoningAdministrator.Landusedforstreets,driveways,park-ing,sidewalksandprivateyardsmaynotbecountedaspartofaCHDOS.

3. SecondaryDwellingUnits.Anaccessorylivingquarterscontainingakitchen,provided:a. InnocasecantheSecondaryDwellingUnitbelargerthan75%oftheprimarydwell-

ingunitandnolargerthan1,000squarefeetandasdefinedin4.e.b. ThereshallbenomorethaneitheroneSecondaryDwellingUnitoroneAccessory

LivingQuartersperlot.Innocaseshallbothbeallowedononelot. c. Occupancy:Thepropertyownerorbeneficiaryofanownershiptrustdescribedin

adeedtothepropertymustoccupyeithertheprimaryorsecondarydwellingunit.Upon requestby theCounty, thepropertyownerorbeneficiaryof anownershiptrustshallprovideproofofoccupancy.Acurrentgovernment-issuedphotoidentifi-cationwithanaddressmatchingthepropertyshallconstituteproofofresidencyforpurposesofthisordinance.

d. Ifsuchuseisapproved,theZoningAdministratorshallrecordthetermsoftheap-provedConditionalUsePermitwiththeCountyClerk,togetherwithasignedaccep-tanceofsuchtermspriortooccupancyoftheSDU.ThetermsoftheCountyactionshallrunwiththeland.

e. Size.TheheatedsquarefootageofaSecondaryDwellingUnitshallnotexceed:(1) Maximum650netsquarefeetforlots5,000squarefeetorless.(2) Maximum800netsquarefeetforlotsgreaterthan5,000squarefeetbutnot

greaterthan10,000squarefeet.(3) Maximum1,000netsquarefeetforlotsgreaterthan10,000squarefeet.(4) AgarageorshedattachedtotheSecondaryDwellingUnitshallnotcountto-

wardsthesquarefootagelimitation.Thegarageorshedshallnotexceed50%ofthesizeofthesecondarydwellingunit.

(5) Allaccessorybuildings,includingSecondaryDwellingUnits,mustcomplywith4.g.

(6) Setbacks:Secondarydwellingunitsshallbelocatedtotherearoftheprima-rydwellingunitexceptonirregularly-shapedlotswheresideyardsarelargerthanrearyards,inwhichcaseasecondarydwellingunitmaybelocatedinthesideyardprovidedrequiredsetbacksaremet.Thefollowingminimumsetbacksfromthepropertylineshallapply:

(7) Thereshallbeaminimumof10feetseparationbetweenaprimarydwellingunitandthesecondarydwellingunit.

(8) Thereshallbeafront-yardsetbackofnotlessthan20feet.(9) Thereshallbeasideyardsetbackofnotlessthan5feet.(10)Thereshallbearearyardsetbackofnotlessthan5feet.(11)Thereshallbe10feetofthestreetsideofcornerlots.


28

f. Height:Secondarydwellingunitsshallnotexceedonestoryand18feetinheight,withthefollowingexception:(1) Whereapropertyisaccessedbyanalley,aSecondaryDwellingUnitmaybe

builtoveragarage,providedthegarage isaccessedonly fromthealleyandthetotalheightofthestructuredoesnotexceed22feetortheheightoftheprimarydwellingunit,whicheverisshorter.

g. Parking:Oneoff-streetparkingspace.h. Design:Thedesignofthesecondarydwellingunitshallrelatetothedesignofthe

primarydwellingunitbyuseofsimilarexteriorwallmaterialsorfinishes,architectur-alstyleandelements,includingbutnotlimitedtoroofingmaterialsandroofpitch.

i. UsableOpenSpace.(1) Usableopenspaceshallbeprovidedon-siteinanamountequalto200square

feetforeachefficiencyorone-bedroomdwellingunit,250squarefeetforeachtwo-bedroomdwellingunitand300squarefeetforeachdwellingunitcontain-ingthreeormorebedrooms.

D. HeightRegulations.See Section 3.2 Definitions for definition of Height and Grade.

1. Structuresmaynotexceed26feetinheight,exceptasprovidedinSection22. 2. SupplementaryHeightandAreaRegulationsoftheBernalilloCountyZoningOrdinance.

E. AreaRegulations:1. LotSize.

a. Minimumlotareaof5,000squarefeetandaminimumlotwidthof50feet.2. Setback.

a. Thereshallbeafrontyardsetbackofnotlessthan15feetexceptdrivewaysshallbenotlessthan20feetlong.

b. Onacornerlot,thesideyardsetbackadjacenttothesideofthestreetshallbeasfollows:(1) Iftherearyardabutsthefrontyardofaresidentialzonedlot,notlessthan15

feet.(2) Innocaseshallitbelessthan10feet.

c. Sideyardsetbackswhichareinterior,i.e.,measuredfromsidelotlineswhicharenotadjacenttostreets,shallbenotlessthanfivefeetoneachside.

d. Thereshallbearearyardsetbackofnotlessthan15feet fortheprimarydwellingunit.

e. Thereshallbenolessthan10feetbetweendwellingunits.

F. Off-StreetParking.1. Off-streetparkingshallbeasprovidedintheBernalilloCountyZoningOrdinancewiththe

followingexceptions:a. Maximumfrontyardsetbackareathatcanbeanimprovedparkingandmaneuver-

ingarea:60%,butnomorethan30feetwideorthewidthofthefrontofthegarage,whicheveriswider.

b. Parkingonanyportionofafrontyardsetbackarea,otherthantheimprovedparkingandmaneuveringareas,isprohibited.

2) PC-S-MDR MEDIUM DENSITY RESIDENTIAL ZONE DISTRICT

This zone district provides suitable sites for detached housing, cluster housing and townhouses andincidentaluses.

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CHAPTER 3: ZONING

A. ProhibitedUses:1. AllusesprohibitedinthePC-S-LDRZoneDistrict,inadditiontothefollowinguses:

a. Apartments

B. PermissiveUses:1. AllusespermissiveinthePC-S-LDRZoneDistrict.2. AllusesinBernalilloCountyZoningOrdinanceSection10forR-2ApartmentZoneB.2Per-

missiveuseswiththeexceptionofuseslistedaboveunderProhibiteduses.3. SecondaryDwellingUnitsasRegulatedinthePC-S-LDRZoneDistrict.4. IndependentLiving-AgeRestrictedHousing.

C. ConditionalUses:1. AllusesconditionalinthePC-S-LDRZoneDistrict.

D. Height.See Section 3.2 Definitions for definition of Height and Grade.

1. Structuresmayexceed26feetinheightatanylocationwithamaximumheightof50feet;anyportionofastructurewhichexceeds26feetmaynotexceedthenorthernboundaryof the45°plane,butmaybesited inanyotherdirectionwithinplanesdrawnata60°anglefromthesameboundariesorrightofwaycenterlinewhenabuttingaLowDensityResidentialZoneDistricts.

2. ForSupplementaryHeightRegulationsrefertoBernalilloCountyZoningOrdinanceSec-tion22.SupplementaryHeightandAreaRegulations.


a. Fora townhouse,minimum lotareashallbe2,200square feetperdwellingunit;minimumlotwidthshallbe22feetperdwellingunit.

b. Forahouse,minimumlotareashallbe3,600squarefeetperdwellingunit;mini-mumlotwidthshallbe36feet.

2. Setback.a. Thereshallbeafrontyardsetbackofnotlessthan15feetexceptdrivewaysshallbe

notlessthan20feet.b. Thereshallbenorequiredside-yardsetback,except:

(1) Thereshallbe5feetonlotswheredwellingunitsaredetached;(2) Thereshallbe10feetonthestreetsideofcornerlots.(3) ThereshallbenorequiredsideyardsetbackforTownhouses.

c. Thereshallbearearyardsetbackof:(1) Nolessthan15feetfortheprimarydwellingunit.

d. Thereshallbeadistanceofnotlessthan10feetbetweendwellingunits.


followingexceptions:a. Maximumfrontyardsetbackareathatcanbeanimprovedparkingandmaneuver-

ingarea:85%,butnomorethan22feetwideorthewidthofthefrontofthegarage,whicheveriswider.

b. Parkingonanyportionofafrontyardsetbackarea,otherthantheimprovedparkingandmaneuveringareas,isprohibited.


30

G. UsableOpenSpace.1. Usableopenspaceshallbeprovidedon-siteat550squarefeetpertownhousedwelling

unitand360squarefeetpertownhousedwellingunitonalotwithvehicleaccessonlytotherearyardfromanalley.

3) PC-S-HDR HIGH DENSITY RESIDENTIAL ZONE DISTRICT

ThisZoneDistrictprovidessuitablesitesforthehighestdensityhousingincludingapartmentsoutsideofUrbanCenters.Itismostappropriatelymappedadjacenttocommercial,office,oremploymentcenters,whereprimaryaccesstoamajorstreetisavailable.

A. ProhibitedUses:1. AllusesprohibitedinthePC-S-MDRZoneDistrictwiththeexceptionofthoselistedbelow

underPermissiveUses.2. SecondaryDwellingUnits.

B. PermissiveUses:1. UsespermissiveinthePC-S-MDRZoneDistrict,providedtherearenotover30dwelling

unitspernetacre,unlessthepropertyislocatedonacollectororarterialwheretheden-sitymayincreasetonotover50du/acre.

2. Apartmentsandusesincidentaltoanapartmentsuchasdaycarecenter,news,cigar,orcandystand,delicatessen,personal-serviceshopandthelike,arepermittedwithanapart-mentdevelopment.

3. IndependentLiving-AgeRestrictedHousing.

C. ConditionalUses:1. AllusesconditionalinthePC-S-MDRZoneDistrict.2. SeniorHousingProject.Anyusesauxiliarytoandrelatedtotherunningofaseniorhousing

project.

D. Height.See Section 3.2 Definitions for definition of Height and Grade.1. Structuresmayexceed26feetinheightatanylocationwithamaximumheightof78feet,

anyportionofastructurewhichexceeds26feetmaynotexceedthenorthernboundaryofthe45°plane,butmaybesitedinanyotherdirectionwithinplanesdrawnata60°anglefromthesameboundariesorrightofwaycenterlinewhenabuttingaLowandMediumDensityResidentialZoneDistricts.



a. Minimumlotwidthanddepthshallbe150feetforapartments.b. Forallotherdevelopment,refertoPC-S-MDRZoneDistrictforlotsizerequirements.

2. Setback.RefertoPC-S-MDRZoneDistrictforsetbackrequirements.


followingexceptions:a. ForApartments,eachdwellingunit,onespaceperbathbutnotlessthanoneand

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CHAPTER 3: ZONING

one-forthspaces.b. ForTownhomes,refertoPC-S-MDRZoneDistrict.

G. UsableOpenSpace.1. ForApartments,usableopenspaceshallbeprovidedon-siteinanamountequalto200

squarefeetforeachefficiencyorone-bedroomdwellingunit,250squarefeetforeachtwo-bedroomdwellingunitand300squarefeetforeachdwellingunitcontainingthreeormorebedrooms.

2. ForTownhomes,refertoPC-S-MDRZoneDistrict.

4) PC-S-O OFFICE ZONE DISTRICT

ThepurposeofthisZoneDistrictistoprovidesitessuitableforoffice,business,serviceandinstitutionaluses. UseRegulations.Abuildingorpremisesshallbeusedonlyforthefollowingpurposes.Allusescustomarilyincidentaltothebuildingorpremisesshallbemaintainedonsite:

A. ProhibitedUses:1. AllusesprohibitedinBernalilloCountyZoningOrdinanceSection12oftheO-1Officeand

InstitutionalZoneDistrictB.1ProhibitedUseswith theexceptionof residentialusesaslistedanddefinedbelowunderPermissiveUses.

B. PermissiveUses:1. AllusespermissiveinBernalilloCountyZoningOrdinanceSection12oftheO-1Officeand

InstitutionalZoneDistrictB.2PermissiveUseswiththeexceptionofthefollowing:a. ResidentialusesasregulatedinthePC-S-HDRZoneDistrict,providedthatithasa

minimumdensityof20du/acreandamaximumdensityof30du/acre.2. PublicandPrivateParks.3. Recreationalfacility(non-profit),suchascommunitycenter,swimmingpool,tennisclub4. Signage.SignagerequirementsasspecifiedintheBernalilloCountyZoningOrdinanceSec-

tion14forC-1NeighborhoodCommercialZoneB.2.a.(17).

C. ConditionalUses:

ThefollowingusesmaybepermittedifapprovedbytheZoningAdministratorinaccordancewiththeproceduresandundertheconditionssetforthintheAdministrationSectionoftheBernalilloCountyZoningOrdinancewithadditionalrequirementsdeemednecessarytosafeguardthebestinterestoftheadjoiningproperty,neighborhoodandcommunity.

1. AllusesconditionalinBernalilloCountyZoningOrdinanceSection12oftheO-1OfficeandInstitutionalZoneDistrictB.3ConditionalUseswiththeexceptionofresidentialusesasregulatedinthePC-S-HDRZoneDistrict.

D. HeightRegulations.See Section 3.2 Definitions for definition of Height and Grade1. Structuresmayexceed50feetinheightatanylocationwithamaximumheightof78feet,

anyportionofastructurewhichexceeds50feetmaynotexceedthenorthernboundaryofthe45°plane,butmaybesitedinanyotherdirectionwithinplanesdrawnata60°anglefromthesameboundariesorrightofwaycenterlinewhenabuttingaLowandMediumDensityResidentialZoneDistricts.



32

E. AreaRegulations:1. Forresidential,refertoPC-S-HDRZoneDistrict.2. FrontYard.Thereshallbeafrontyardhavingadepthofnotlessthan10feet.3. SideYard.AsideyardisrequiredonlyonthesideofalotabuttingaPC-S-LDRorPC-S-MDR

ZoneDistrict,inwhichcasethereshallbeasideyardofnotlessthansixfeet.4. RearYard.Thereshallbearearyardhavingadepthofnotlessthan15feet.

F. Off-StreetParkingandLoadingandUnloadingSpaces:1. Off-streetparkingspacesandloadingandunloadingspaces,shallbeprovidedinaccor-

dancewithrequirementsforspecificusessetforthintheOff-StreetParking,LoadingandUnloadingRegulationSectionoftheBernalilloCountyZoningOrdinance.

G. LandscapeandBufferLandscaping.AsrequiredbytheLandscapingandBufferLandscapingSectionoftheBernalilloCountyZoningOrdinanceandasfurtherdefinedinSection3.5.C.,LandscapingDesignStandards.

5) PC-S-C COMMERCIAL ZONE DISTRICT

Theregulationssetforthinthissection,orsetforthelsewhereinthisordinance,whenreferredtointhissection,aretheregulationsintheC-1:NeighborhoodCommercialZoneDistrict.Thepurposeofthiszonedistrictistoprovidesuitablesitesforoffice,service,institutional,civic,education,recreationandlimitedcommercialusestosatisfytheday-to-dayneedsofnearbyresidentialareasandtominimizeanyadverseeffect on nearby residential development for those commercial properties located outside of a villagecenter.

UseRegulations.Abuildingorpremisesshallbeusedonlyforthefollowingpurposes.Allusescustomarilyincidentaltothebuildingorpremisesshallbemaintainedonsite.

A. ProhibitedUses:1. AllusesprohibitedinBernalilloCountyZoningOrdinanceSection14forC-1Neighborhood

CommercialZoneB.1ProhibitedUseswiththeexceptionofresidentialusesasregulatedinthePC-S-HDRZoneDistrict.

B. PermissiveUses:1. All uses permissive in Bernalillo County ZoningCode Section14 for C-1Neighborhood

CommercialZoneB.2PermissiveUseswiththeexceptionofthefollowing:a. ResidentialusesasregulatedinthePC-S-HDRZoneDistrict,providedthatithasa

minimumdensityof20du/acreandamaximumdensityof30du/acre.2. FoodCarts/Trucks/Trailersarepermittedtooperateonpublicorprivatenon-residential

property,provided:a. Anyassociatedtables,chairs,displays,umbrellas,orthelike,mustnotphysicallyoc-

cupyorobstructaccesstoanyparkingstallsnecessarytomeettheminimumparkingrequirements for theonpremise landuses (if any), except that this requirementdoesnotapplyifthemobilefoodunitisoperatingoutsideofthehoursofoperationoftheonpremiseuses.

b. Anyassociatedtables,chairs,displays,umbrellas,orthelike,mustnotobstructanydesignatedvehicularingressoregressfromtheproperty,oranydesignateddrive-aisle.

c. Haswrittenpermissionfromthepropertyownerforuseofthesite,acopyofwhich

33

CHAPTER 3: ZONING

shallbekeptandmaintainedinthemobilefoodunitandmadeavailableforreviewbyanyCountyinspectoratalltimesduringoperationofthemobilefoodunitatthesite.

d. Operatormustprovidereceptaclesfordisposalofallfoodtruckgeneratedrefuse.e. Arepermittedtooperateonpublicorprivatedevelopedresidentialpropertyincon-

junctionwithaSpecialEventPermit,provided:(1) TheFoodCarts/Trucks/Trailershaswrittenpermissionfromthepropertyown-

erforuseofthesite,acopyofwhichshallbekeptandmaintainedintheMo-bileFoodUnitandmadeavailable for reviewbyanyCounty inspectoratalltimesduringtheoperationoftheMobileFoodUnitatthesite.

(2) FoodCarts/Trucks/Trailersmaynotoperateonthesameresidentialpropertymorethan12daysperyear.

3. Mixedusedevelopmentasdefined.4. Signage.SignagerequirementsasspecifiedintheBernalilloCountyZoningOrdinanceSec-


C. ConditionalUses:

ThefollowingusesmaybepermittedifapprovedbytheZoningAdministratorinaccordancewiththeproceduresandundertheconditionssetforthintheAdministrationSectionoftheBernalilloCountyZoningOrdinancewithadditionalrequirementsdeemednecessarytosafeguardthebestinterestoftheadjoiningproperty,neighborhoodandthecommunity.

1. Allusesconditional inBernalilloCountyZoningOrdinanceSection14forC-1Neighbor-hoodCommercial ZoneB.3CommercialUseswith theexceptionof residential uses asregulatedinthePC-S-HDRZoneDistrict.

D. HeightRegulations.See Section 3.2 Definitions for definition of Height and Grade. 1. Structuresmayexceed26feetinheightatanylocation.Anyportionofastructurewhich

exceeds26feetmaynotexceedthenorthernboundaryofthe45°plane,butmaybesitedinanyotherdirectionwithinplanesdrawnata60°anglefromthesameboundariesorrightofwaycenterlinewhenabuttinga toPC-S-LDRorPC-S-MDRZoneDistricts.


E. AreaRegulations:1. Forresidential,refertoPC-S-HDRZoneDistrict.2. ForMixedUseDevelopments,refertoBernalilloCountyZoningOrdinanceSection14for

C-1NeighborhoodCommercialZoneD.AreaRegulations.3. FrontYard.Thereshallbeafrontyardhavingadepthofnotlessthan5feet.4. Side Yard.No side yard is required except for buildings or parts of buildings hereafter

erectedorstructurallyalteredforresidentialuse,inwhichcase,thesideyardregulationsofthePC-S-LDRZoneDistrictshallapply.Inallothercases,asideyardisrequiredonlyonthesideofalotabuttinganPC-S-LDR,PC-S-MDR,PC-S-HDRZoneDistricts,inwhichcasethereshallbeasideyardsetbackofnotlessthansixfeet.

5. RearYard.ExceptashereinafterprovidedintheSupplementaryHeightandAreaRegula-tionsSectionofthisordinance,thereshallbearearyardsetbackofnotlessthan15feet.



34



6) PC-S-VC VILLAGE CENTER ZONE DISTRICT

Atthistime,theLevelBPlanincludesportionsofthreeoftheVillagesidentifiedintheLevelAMasterPlan.AsanimportantcomponentoftheVillages,smallneighborhoodcommercialandpublicfacilitiesareneeded.TheseneighborhoodservicesarelocatedwithinVillageCenters.Atthistime,thisLevelBPlandefinesthespecificlandusesallowablewithintheVillageCenters.TheseusesareconsistentwiththeSiteCharacteristicsectionofthePCzonethatproposedmoreintenselandusesalongthemajorroadwaycorridorsandatmajorintersections.

A. ProhibitedUses:1. AllusesprohibitedinthePC-S-CZoneDistrict,inadditiontothefollowinguses:

a. Automobile,motorcycle,bicycle,motorizedbicycle(moped),allterrainvehicleandsmallenginerepairing,includingemissionstestingandbodywork.

b. Hospitalforanimals,andkennel.c. Hospitalsforhumanbeingsorsanatoriumnursinghome.d. Mortuary

B. PermissiveUses:1. AllusespermissiveinPC-S-CZoneDistrictwiththeexceptionofthoselistedinProhibited

Uses.2. Gas Station, including the saleof liquefiedpetroleumgas for consumptionbutnot for

resale.

C. ConditionalUses:

ThefollowingusesmaybepermittedifapprovedbytheZoningAdministratorinaccordancewiththeproceduresandundertheconditionssetforthintheBernalilloCountyZoningOrdinance.

1. AllusesconditionalinPC-S-CZoneDistrictwiththeexceptionofthoselistedinProhibitedUses.

D. SignageRegulations.1. SignagerequirementsasspecifiedintheBernalilloCountyZoningOrdinanceSection15

forC-2CommunityCommercialZoneB.2.a.(9).

E. Height.See Section 3.2 Definitions for definition of Height and Grade.1. Structuresmayexceed26feetinheightatanylocation.Anyportionofastructurewhich

exceeds26feetmaynotexceedthenorthernboundaryofthe45°plane,butmaybesitedinanyotherdirectionwithinplanesdrawnata60°anglefromthesameboundariesorrightofwaycenterlinewhenabuttingaPC-S-LDRZoneDistricts.


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CHAPTER 3: ZONING




7) PC-S-UC URBAN CENTER ZONE DISTRICT

TheLevelBPlanincludestheeasternhalfoftheUrbanCenterasidentifiedintheLevelAMasterPlan.TheUrbanCenter isadynamic,high-density corewhereoffice, recreation, commercial, civic,educational,multi-familyresidential,retailandentertainmentusescometogetherandservesasadestinationforresidentsto“live,work,shopandplay”.TheUrbanCenterwillbetheheartoftheSantolinacommunity.Themostpositiveaspectsofthedevelopmentwillbefocusedintothiscentralizedarea.IntegratedhighdensityhousingshallbeencouragedintheUrbanCenter.ResidentslivingintheUrbanCenterwillnotneedtotravelfartosatisfymanyoftheirbasicneeds.Civicservicesincludingalibrary,postoffice,schools(primaryandsecondary),churches,synagogueandmeetinghallshouldbelocatedintheUrbanCenter.Medicalfacilitiesincludinganurgentcarecenter,grocerystores,financialinstitutionsanddaycarecentersshouldbelocatedcloseby.Restaurants,theatersandasmalloutdooramphitheaterwilloffereveningentertainmenttotheresidentsandothervisitors.

A. ProhibitedUses:1. AllusesprohibitedinBernalilloCountyZoningOrdinanceSection15oftheC-2Community

CommercialZoneB.1inadditiontothefollowinguses.2. AllusesprohibitedinthePC-S-HDRZoneDistrict.3. Automobile,truck,trailer,recreationalvehicle,motorcycleandall-terrainvehiclesales,4. Auto,trailer,recreationalvehicle,motorcycleandall-terrainvehicleandtruckrental,ser-

vice,orstorage.5. Lumberyardandbuildingmaterialsales(retail).6. Powercenters,LargeRetailFacilitiesandstandalone largeretail single tenantbuildings

(over50,000squarefeet).7. Rentalorsaleofhousehold,yardandgardenequipment.

B. PermissiveUses:1. AllusespermissiveinBernalilloCountyZoningOrdinanceSection15oftheC-2Commu-

nityCommercialZoneB.2.withtheexceptionofuseslistedaboveunderProhibitedusesandtheadditionof:a. ResidentialusesasregulatedinthePC-S-HDRZoneDistrict,providedthatithasa

minimumdensityof20du/acreandamaximumdensityof30du/acre,unlessthepropertyislocatedonanarterialwherethedensitymayincreasetonotover50du/acre.

2. Mixedusedevelopment.3. Signage.SignagerequirementsasspecifiedintheBernalilloCountyZoningOrdinanceSec-


C. ConditionalUses:1. AllusesconditionalinBernalilloCountyZoningOrdinanceSection15oftheC-2Commu-

nityCommercialZoneB.3.


36

D. Height.See Section 3.2 Definitions for definition of Height and Grade.1. Structuresmayexceed78feetinheightatanylocation.Anyportionofastructurewhich

exceeds78feetmaynotexceedthenorthernboundaryofthe45°plane,butmaybesitedinanyotherdirectionwithinplanesdrawnata60°anglefromthesameboundariesorrightofwaycenterlinewhenabuttingaPC-S-LDRorPC-S-MDRZoneDistricts.


E. AreaRegulations.SeeCommercialZoneDistrictforAreaRegulations




8) PC-S-TC TOWN CENTER ZONE DISTRICT

TheTownCenterhasexcellentaccessoffInterstate40andisanticipatedtofacilitatelargeretailfacilities,enter-tainment,hotels,office,autosales,lodging,hospitals,office,mixed-useandhighdensityresidential.

Theregulationssetforthinthissection,orsetforthelsewhereinthisordinance,whenreferredtointhissection,aretheregulationsintheTownCenterCommercialZoneDistrict.ThepurposeofthisZoneDistrictistoprovidefor commercial uses and to regulate suchuses in such amanner as toprovide for appropriate communitycommercialuses.

UseRegulations.Abuildingorpremises shall beusedonly for the followingpurposes.All uses customarilyincidentaltothebuildingandpremisesshallbemaintainedonsite.

A. ProhibitedUses.1. AllusesprohibitedinBernalilloCountyZoningOrdinanceSection15oftheC-2Community

CommercialZoneB.1inadditiontothefollowinguses.2. AllusesprohibitedinthePC-S-HDRZoneDistrict.3. LowDensityResidential.4. MediumDensityResidential.

B. PermissiveUses:1. AllusespermissiveinBernalilloCountyZoningOrdinanceSection15oftheC-2Commu-

nityCommercialZoneB.2.withtheexceptionofuseslistedaboveunderProhibitedusesandtheadditionof:

2. Mixedusedevelopment.3. ResidentialusesasregulatedinthePC-S-HDRZoneDistrict,providedtherearenotover20

dwellingunitspernetacre,unlessthepropertyislocatedonacollectororarterialwherethedensitymayincreasetonotover50du/acre.

4. Signage(OnPremiseandOffPremise).SignagerequirementsasspecifiedintheBernalilloCountyZoningOrdinanceSection15forC-2CommunityCommercialZoneB.2.a.(9)and(10)inadditiontothefollowing:

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CHAPTER 3: ZONING

a. Electronicdisplay/board/panels.(1) Electronicsignsshallnotexceedanilluminationlevelof0.3footcandlesabove

ambientlightasmeasuredusingafootcandlemeteratapresetdistancede-pendingonsignarea,measuredasfollows:

Area of Sign Sq. Ft. Measurement Distance10 3215 3920 4525 5030 5535 5940 6345 6750 7155 7460 7765 8170 8475 8780 8985 9290 9595 97100 100

(2) Forsignswithanareainsquarefeetotherthanthosespecificallylistedintheabovetablethemeasurementdistancemaybecalculatedwiththefollowingformula:MeasurementDistance=TheSquareRootofthefollowing:TheAreaofSignSq.Ft.x100.

(3) Electronicsignsshallincludeaphotocelltocontrolbrightness.Anypreviouslypermittedelectronicsignshallbeturnedofffromsunsettosunriseuntilthesignisbroughtintocomplianceforbrightness.

(4) Noelectronicsignshallmove,flash,rotate,orchangeitsmessageorpictureataratemoreoftenthanonceeacheightseconds,withtheexceptionofwinddevices,themotionofwhichisnotrestricted.Nosignorpartofasignshallchangeitsilluminationmorethanonceanhour.

(5) Nosignshallincludemotionofthemessageorimage.Transitionbetweenmes-sagesorimagesonanelectronicsignshallnotexceedonesecondandshallnotincludeanyvisualeffects.

(6) Illuminatedsignswitha360degreedisplayareprohibited.(7) Ifapremisemeetstherequirementsforafreestandingelectronicsignwithat

least100feetofstreetfrontage,thenthepremiseisprohibitedfromhavinganelectronicsignthatisawallsignorcanopysign.Ifapremisedoesnotmeettherequirementsforafreestandingsign,thatpremiseshallbepermittedone


38

electronicsignthatcanbeawallsignorcanopysign.

C. ConditionalUses.1. AllusesconditionalinBernalilloCountyZoningOrdinanceSection15oftheC-2Commu-

nityCommercialZoneB.3.2. Largeretailstoresanddistributionfacilities.

a. LocationandAccessofLargeRetailFacility.Thefollowingregulationsmanagethelocationanddesignoflargeretailfacilities.Theseregulationsarenecessaryfortheproperfunctioningandenjoymentofthecommunity.Theyprotectthequalityoflifewithinsurroundingresidentialareas,supportefficienttrafficflowsandprovidecon-sistentregulationsforsuchfacilities.Largeretailfacilitiesshallbelocatedtosecureadequatestreetcapacitytotransportpedestriansandvehiclestoandfromlargere-tailfacilitiesanddiscouragetrafficfromcuttingthroughresidentialneighborhoods.Theregulationsresultinefficientandsafeaccessforbothvehiclesandpedestriansfrom roadways in theMid-RegionCouncil ofGovernments’ LongRangeRoadwaySystem(LRRS)foundintheLongRangeTransportationSystemGuidetoneighbor-hoodsinthevicinityoflargeretailfacilities.

b. Premiseswithlargeretailfacilitiescontaining75,000to90,000sq.ft.netleasableareaare:(1) Requiredtobelocatedadjacenttoandhaveprimaryandfullaccesstoastreet

designatedasatleastacollectorintheLRRSandhavingatleasttwothroughtrafficlanes,oneineitherdirection.

c. Premiseswithlargeretailfacilitiescontaining90,001to124,999sq.ft.netleasableareaare:(1) Requiredtobelocatedadjacenttoandhaveprimaryandfullaccesstoastreet

designatedasatleastacollectorintheLRRSandhavingatleastfourthroughtrafficlanes,twoineitherdirection.

d. Premiseswithlargeretailfacilitiescontaining125,000squarefeetorgreaterofnetleasableareaare:(1) Requiredtobelocatedwithin1,200feet(1/4mile)oftheintersectionoftwo

roadways,bothofwhicharedesignatedasatleastacollectorstreetintheLRRSandshallhave fullaccess to these roadways.Oneof theadjacent roadwaysshallhaveatleastfourthroughtrafficlanes,andtheotheradjacentroadwayshallhaveat leastsix throughtraffic lanes,or isdesignateda limitedaccessprincipalarterialintheLRRSandhaveaminimumoffourlanes.

(2) Ifanarterialorcollectorstreethasyettobebuilttoitsfullcross-sectionanddoesnothavetherequirednumberoflanes,thelargeretailfacilitymayhaveaccessontotheroadwayiftheroadwayisidentifiedontheLRRSashavingtherequirednumberoflanesatfullbuild-out.

(3) Ifaccesscontrolpoliciesprohibitaccessontooneoftheadjacentroadways,alocalroadmaybeusedasaccessifithasdirectaccesstoatleasttworoadwaysthatare identifiedon theLRRS,doesnotpassdirectly througha residentialsubdivisionandatleastoneoftheintersectionsissignalized.

(4) Ifaccesstoalocationfulfillsthecriteriaofthissectionbutcontrolpoliciesout-sidetheCountyjurisdictionprohibitaccessontooneoftheadjacentarterialorcollectorstreets,theremainingarterialorcollectorstreetmayserveasthesoleaccessifithasdirectaccesstotwointersectionswithanarterialandtheintersectionsaresignalized.

(5) Ifwarrantsaremet,theintersectionoftheprimarydrivewayandthearterial

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CHAPTER 3: ZONING

streetshallbesignalized,unlessprohibitedbythePublicWorksDepartmentforsafetyreasons,attheexpenseoftheapplicant.Theapplicantmayplacethenameofthedevelopmentonthemast-armofthesignal.

D. HeightRegulationsNon-residential.See Section 3.2 Definitions for definition of Height and Grade.1. Structuresmayexceed100feetinheightatanylocation.Anyportionofastructurewhich

exceeds100feetmaynotexceedthenorthernboundaryofthe45°plane,butmaybesit-edinanyotherdirectionwithinplanesdrawnata60°anglefromthesameboundariesorrightofwaycenterlinewhenabuttinga toPC-S-LDRorPC-S-MDRZoneDistricts.


E. AreaRegulations:1. FrontYard.Thereshallbeafrontyardsetbackhavingadepthofnotlessthan10feet.2. SideYard.Nosideyardsetbackisrequired.3. RearYard.Thereshallbearearyardsetbackhavingadepthofnotlessthan15feet.




9) PC-S-BP BUSINESS PARK ZONE DISTRICT

TheLevelBPlanincludestheeasternportionoftheBusinessParkasidentifiedintheLevelAMasterPlan.Itisenvisionedtohouselargejobgeneratorssuchasemergingtechnologies,researchanddevelopment, lightmanufacturing,educationalcampusesand/orhealthcareindustries.

The regulations set forth in this section, or set forth elsewhere in this ordinance,when referred to in thissectionaretheregulationsintheBusinessParkZoneDistrict.Thepurposeofthiszonedistrictisprimarilyforcommunitycommercialuses, lightmanufacturing, light fabricating,warehousingandwholesaledistribution,generalofficeandbusinessuses,researchanddevelopmentandeducationaluses,withoff-streetloadingandoff-streetparkingforemployees,withreadyaccesstoarterialroadwaysandhighways.Theregulationsinthiszonedistrictprovideforthehealth,safetyandwelfareoftheresidents.

A. ProhibitedUses:1. AllusesprohibitedinBernalilloCountyZoningOrdinanceSection15.5oftheC-LICommer-

cial/LightIndustrialZoneB.1ProhibitedUses.

B. PermissiveUses:Abuildingorpremisesshallbeusedonlyforthefollowingpurposes.Allusescustomarilyincidentaltothebuildingorpremisesshallbemaintainedonsite.

1. AllusespermissiveinBernalilloCountyZoningOrdinanceSection15.5oftheC-LICom-mercial/LightIndustrialZoneB.2PermissiveUses.

2. Manufacturing,assembling,treating,repairing,orrebuildingarticlesexceptthosecondi-tionalorotherwiselimitedinthiszonedistrictandtheM-1Zoneorspecificallylistedas


40

permissiveorconditionalintheM-2Zone,providedmanufacturingisconductedwithinacompletelyenclosedbuilding.

3. Signage(OnPremiseandOffPremise).SignagerequirementsasspecifiedintheBernalilloCountyZoningOrdinanceSection15forC-2CommunityCommercialZoneB.2.a.(9)and(10)inadditiontothefollowing:a. Electronicdisplay/board/panels.

(1) Electronicsignsshallnotexceedanilluminationlevelof0.3footcandlesaboveambientlightasmeasuredusingafootcandlemeteratapresetdistancede-pendingonsignarea,measuredasfollows:

Area of Sign Sq. Ft. Measurement Distance10 3215 3920 4525 5030 5535 5940 6345 6750 7155 7460 7765 8170 8475 8780 8985 9290 9595 97100 100

(2) Forsignswithanareainsquarefeetotherthanthosespecificallylistedintheabovetablethemeasurementdistancemaybecalculatedwiththefollowingformula:MeasurementDistance=TheSquareRootofthefollowing:TheAreaofSignSq.Ft.x100.

(3) Electronicsignsshallincludeaphotocelltocontrolbrightness.Anypreviouslypermittedelectronicsignshallbeturnedofffromsunsettosunriseuntilthesignisbroughtintocomplianceforbrightness.

(4) Noelectronicsignshallmove,flash,orrotate,orchangeitsmessageorpictureataratemoreoftenthanonceeacheightseconds,withtheexceptionofwinddevices,themotionofwhichisnotrestricted.Nosignorpartofasignshallchangeitsilluminationmorethanonceanhour.

(5) Nosignshallincludemotionofthemessageorimage.Transitionbetweenmes-sagesorimagesonanelectronicsignshallnotexceedonesecondandshallnotincludeanyvisualeffects.

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CHAPTER 3: ZONING

(6) Illuminatedsignswitha360degreedisplayareprohibited.(7) Ifapremisemeetstherequirementsforafreestandingelectronicsign,with

atleast100feetofstreetfrontage,thenthepremiseisprohibitedfromhavinganelectronicsignthatisawallsignorcanopysign.Ifapremisedoesnotmeettherequirementsforafreestandingsign,thatpremiseshallbepermittedoneelectronicsignthatcanbeawallsignorcanopysign.

C. ConditionalUses:The followingusesmaybepermitted, if approvedby the ZoningAdministrator, in accordancewiththeproceduresandundertheconditionssetoutintheAdministrationSectionofthisordinancewithadditional requirementsdeemednecessarytosafeguardthebest interestoftheadjoiningproperty,neighborhoodandcommunity.

1. AllusesconditionalinBernalilloCountyZoningOrdinanceSection15.5oftheC-LICom-mercial/LightIndustrialZoneB.3ConditionalUses.

D. HeightRegulations.See Section 3.2 Definitions for definition of Height and Grade. 1. Structuresmayexceed100feetinheightatanylocation.Anyportionofastructurewhich

exceeds100feetmaynotexceedthenorthernboundaryofthe45°plane,butmaybesit-edinanyotherdirectionwithinplanesdrawnata60°anglefromthesameboundariesorrightofwaycenterlinewhenabuttingaPC-S-LDRorPC-S-MDRZoneDistricts.


E. AreaRegulations:

1. FrontYard.Thereshallbeafrontyardsetbackhavingadepthofnotlessthan10feet.2. SideYard.NonerequiredexceptonthesideofalotabuttingaPC-S-LDRorPC-S-MDRZone

District,inwhichcasethereshallbeasideyardsetbackofnotlessthanfivefeetinwidth.3. RearYard.Thereshallbearearyardsetbackof15feet.




10) PC-S-IP INDUSTRIAL & BUSINESS PARK ZONE DISTRICT

TheIndustrialandBusinessParkisideallysituatedtoprovidesitesforlargeindustrialusers,powergeneratingandheavyindustrialusersnotsuitableforsmallerbusinessparkorincloseproximitytotheresidentialneigh-borhoods.ThenorthernportionofthisareaisincludedintheLevelBPlan.

At this time, the purpose of this zone district is primarily for light manufacturing, light fabricating,warehousingandwholesaledistributionwithoff-streetloadingandoff-streetparkingforemployeesandwithaccesstoarterialhighwaysorrailroads.

A. ProhibitedUses:1. AllusesprohibitedinthePC-S-BPZoneDistrict.


42

2. Allusesprohibited inBernalilloCountyZoningOrdinanceSection17of theM-2HeavyManufacturingZoneB.1ProhibitedUses.

B. PermissiveUses:

Abuildingorpremisesshallbeusedonlyforthefollowingpurposes.Allusescustomarilyincidentaltothebuildingorpremisesshallbemaintainedonsite:

1. AllpermissiveuseslistedandasregulatedinthePC-S-BPZoneDistrictwiththeexceptionofthoselistedaboveunderProhibitedUses.

2. Allusespermissive inBernalilloCountyZoningOrdinanceSection17oftheM-2HeavyManufacturingZoneB.2PermissiveUses.

C. ConditionalUses.1. AllconditionaluseslistedandasregulatedinthePC-S-BPZoneDistrictwiththeexception

ofthoselistedaboveunderProhibitedUses.2. Allusesconditional inBernalilloCountyZoningOrdinanceSection17oftheM-2Heavy

ManufacturingZoneB.3ConditionalUses.

D. HeightRegulations:See Section 3.2 Definitions for definition of Height and Grade 1. Structuresmayexceed150feetinheightatanylocation.Anyportionofastructurewhich

exceeds150feetmaynotexceedthenorthernboundaryofthe45°plane,butmaybesit-edinanyotherdirectionwithinplanesdrawnata60°anglefromthesameboundariesorrightofwaycenterlinewhenabuttingaPC-S-LDRorPC-S-MDRZoneDistricts.


E. AreaRegulations:1. FrontYard.Thereshallbeafrontyardhavingadepthofnotlessthan20feet.2. SideYard.NonerequiredexceptonthesideofalotabuttingaLoworMediumDensity

ResidentialZoneDistrict,inwhichcasethereshallbeasideyardofnotlessthanfivefeetinwidth.

3. RearYard.Thereshallbearearyardhavingadepthof15feet.

F. Off-StreetParkingandLoadingandUnloadingSpaces.Off-streetparkingspacesandloadingandun-loadingspacesshallbeprovidedinaccordancewithrequirementsforspecificusessetforthintheOff-StreetParking,LoadingandUnloadingRegulationSectionoftheBernalilloCountyZoningOrdinance.


1. Inaddition,buffersshallbeprovidedwhereindustrialusesareadjacenttooffice,commer-cial,orresidentialuses.Bufferingtechniquesusingacombinationofsetbacks,landscap-ing,walls,andgradechangesarerequiredtomitigatethenegativeimpactof industrialoperations.Plantmaterialsusedforbufferingshouldbepredominantlyevergreenspecies.

11) PC-S-MPOS Major Public Open Space Zone District

ThepurposeoftheMPOSZoneDistrictistoprotectthemajorpublicopenspacelandonwhichdevelopmentisindefinitelysetaside.PreservingtheSantolinaMasterPlanarea’snaturallandscapeanditscharacteriscon-tingentonassuringtheintentofthiszonedistrictisexecuted.Thiszonedistrictshouldbeusedforrecreation

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CHAPTER 3: ZONING

andnaturalareasonly.TheBernalilloCountyDevelopmentReviewAuthority(CDRA),ParksandRecreationandPublicWorksDepartmentsshallreviewandapprovealldevelopmentsthatoccurwithintheMPOSZoneDistrict.

A. Permissiveuses.1. Passiveandactiverecreation2. Trails(softandhardsurfaced)

a. Whereverpossible,trailsshallbedesignedformulti-useandaccommodatepedes-trians,runnersandbicyclists,except,whereduetosoilconditionsanderosionpo-tential,multi-usetrailsarenotallowed.

b. Connectionsshallbemadefromindividualneighborhoodstothecommunitytrailsystemviatrailsand/orsidewalksasdeterminedinthesubdivisionphase.

c. TrailsshalluseBarrier-FreeDesigntoaccommodatephysicallychallengedindividu-alsastrailusers,wherefeasible.

d. All private trails shall be concrete, asphalt, or stabilized crusherfinesandhaveaminimumwidthof8feet.

e. Pedestrian crossings shall be clearly demarcated with colored, textured pavingwherecrossingvehicularentrancesandstreets.

3. Kiosksandtrailsignagea. Size.Kiosksandsignageshallbeamaximumof6feettall,8squarefeetofsignface

area.b. Frequency.Oneper¼mileradiusmaximum.c. Illumination.Allowedtobeilluminatedsolongasthesignorkioskisaminimum25

footdistancefromresidentialzonedpropertyandonlytheletteringonthesignisilluminated.

d. Free-standingsignsshallnotcontainanyexternalbracing,angle-ironsupports,guywiresorsimilardevices.

e. Nosignageisallowedthatusesmovingparts,makesaudiblesounds,orhasblinkingorflashinglights.

f. Off-premisesignsareprohibited.g. Signsshallnotoverhangintothepublicright-of-wayorextendaboveanystructure

roofline.4. Outdoorcultural,educational,andcivicfacilities.

a. Setbacks.Buildingsor structures,whether temporaryorpermanent,mustbe setbackfromallpropertylinesaminimumofthefollowing,whicheverisgreater:(1) 1footforeachfootofbuildingheight;or


44

(2) 50feetfromabuttingresidentialzonedpropertiesifilluminated;or(3) 25feet ifnot illuminatedandabuttingresidentialzonedproperties inwhich

schoolusesexist.(4) 0feetfromabuttingresidentialzonedpropertiesinwhichschoolusesexist.

5. Otherusescustomarytoparks,openspace,andrecreation a. Allowedtemporaryuses.Athleticevents;parades,andpublicassemblies;occurring

onorwithinthepublicrightsofwayorotherpubliclyownedproperty.b. Access.Thesiteshallbeprovidedwithconvenientandsafeaccessfortheingress

andegressofpedestrianandbicycletraffic.c. Illumination.Shallbeprovidedatnight,toprotectthesafetyofthepeopleatthe

outdoorevent.Thegroundsshallbeadequately lighted,but shallnot reasonablyreflectbeyondtheassemblyareaboundaries.(1) Heightofluminariesshallnotexceed20feet.(2) Lightfixturesshallthrowlightdownwardandhavebaffles,hoodsordiffusers

sothatanylightpointsourceisnotdirectlyvisiblefromadistancegreaterthan1000feet.

6. CommunityCenter,Multi-generationalCenter,orAquaticCenter.

3.5SANTOLINALEVELBDESIGNSTANDARDS

TheSantolinaLevelBPlanrecognizestheimportanceofcreatingdesignstandardsthatpromoteandfosterasenseofcohesivenesswithinthecommunity.Thepurposeofthesedesignstandards istoprovideaflexibleframework for communitydesignwith specificobjectives thatencourage innovativeand creative solutions,

Structures clustered to form outdoor rooms or plazas.

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CHAPTER 3: ZONING

ratherthansettingarigidsetofrequirementsthatallsitedevelopmentplansmustadhereto.Thesestandardsaremeanttoenhancethecommunitynottoreplacezoningregulations.Thedesiredcharacterofdesignfeaturescommontothecommunitysuchasgrading,landscape,signage,lighting,andwallsareexpressedinthesestandards.

ThedesignstandardslistedbelowhavebeenestablishedtosetstandardsfordevelopmentofcommunitysystemsandprivatelanduseswithinthePlanArea.IncaseswherethesestandardsandthoseoftheBernalilloCountyZoningOrdi-nancedifferthestricterstandardshallapply.

1) Site Design

Aprimaryfocusinsitedesignwillbethecreationofacommunitythatispedes-trianoriented.Sitedevelopmentplansshallincludecompletestreetsforcars,pedestrians,andbikes;circulationdiagramsthat illustratepedestriancircula-tionwithinthesite;pedestrianconnectionsfromadjacentsites;multi-modalopportunitiestoreduceautotrips,andcoordinationwithvehicularcirculationsystemswiththeintentofminimizingpotentialconflicts.

The relationshipofbuilding to street contributes tohow theenvironment isperceivedandexperiencedandisalsoanimportantdesignissuetoconsiderinsiteplanningforalltypesoflanduses.

A. BuildingOrientation1. All buildings shall be oriented to enhance pedestrian

movementandhaveapresencealongthepublicright-of-way.Incaseswherethedevelopmentcreatesaninteriorpedestrianplazathebuilding’sshouldhaveaccesspointsandoutdoorseatingwhereappropriate.Atleastonecon-tinuous6’pedestrianwalkwayshallbeprovidedbetweenthesidewalkadjacenttotheroadway(easementofpublicROW)andbuildingentry.Pro-vidingenhancedpavingtreatmentsconnectingparkingareastomainbuildingentriesisencouragedforvisuallydenotingcrosswalkstoapproachingvehicles.

2. WithintheVillageCenter,UrbanCenter,andthemixeduseportionoftheTownCenter,theuseofprimaryentrance(pedestrianentrancearea)forprimaryoff-streetparkingisdiscouraged.

3. Structuresshouldbeclusteredwheneverpossible.Clusteringofstructurescreatesmainstreetlayouts,pedestrianplazasandothertypesof“outdoorrooms”thatareparticularlywell-suitedtoNewMexico’stemperateclimate.These“outdoorrooms”shouldprovidepedestrianamenitiessuchasshade,benches,restaurantseating/patios,fountains,bikeracks,trashreceptacles,etc.

4. Vehicularentriestothesitefromarterialsshouldbelocatedonsidestreetsinordertominimizepedestrian/vehicularconflicts.Wheneverpossible,sharedvehicularentriestocommercialbusinessesareencouraged.Thenumberofvehicularaccesspointstoparkinglotsshouldbelimitedtotheminimumnecessarytoprovideadequatecirculation.

5. Expansiveareasofasphaltorconcretepavinginparkinglotsshouldbeavoided.Inlargedevelopments,dividing theparking intoa seriesof smaller connected lots ispreferredoveroneexpansiveparkinglot.

Examples of lighting scale and purpose


46

6. Norefusestorage/collectionareaswillbeallowedtobesitedbetweenanystreetorbuild-ingfront.Refusecollectionareasshallbeenclosedwithinasix(6)foottallmasonryenclo-surewhichislargeenoughtocontainallrefusegeneratedbetweencollections.Thedesignoftheenclosureshallbecompatiblewiththearchitecturalthemeofthesite.

B. Lighting

Lightingshallbeusedtoprovideilluminationforthesecurityandsafetyofon-siteareassuchasparking,loading,service,andpathways.Providingattractive lighting forbuildingexteriors isaneffective,yetsubtlewaytoenhancethedesignofthestructure.

1. Thedesignofthelightingfixturesshouldbecompatiblewiththearchitecturalfeaturesofthemainstructureson-site.

2. Lightingfixturesshallberecessedorshieldedtopreventlightspreadoutsideofthesiteboundary.ThemaximumheightofparkinglotlightsinthePC-S-IPzonedistrictshallbe30feetandinotherareasshallbe20feet.

3. Sitesshallnothaveanoff-siteluminancegreaterthan1,000footlamberts;itshallnothaveanoff-siteluminancegreaterthan200footlambertsmeasuredfromanyprivatepropertyinaresidentialzone.

4. Buildingentrancesshallbewelllighted.5. Lightingshouldbepedestrianorientedindistrictswithhighpedestrianmovement,such

asthePlazaarea.BollardorwallpocketlightingisencouragedalongPlazasidewalksandotherpublicareas.

6. Pedestrian lighting shall not exceed fifteen(15)feetinheight.

7. Bollardmaterialanddesignshallbecompati-blewiththeadjacentbuildings.Bollardsshallbe no greater than three (3) feet in height.Shatter-proofcoveringsshouldbeprovidedforbollardsandothertypesoflow-levellighting.

8. Lightingmaybeused toaccent certain land-scapefeatures.Thistypeoflightingshouldbeofalow-levelintensityandonlyilluminatetheintendedlandscapefeature.

Pedestrian Benches

Examples of water harvesting techniques in parking areas and street design.

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CHAPTER 3: ZONING

C. Landscape

Thekeytocreatingatrulylivableandhighqualityenvironmentwillbethedevelopmentofanoveralllandscape master plan. The environmental, as well as aesthetic, value of landscaping in an aridregioncannotbeoverestimated.Landscapingshallbeusedtoframeviews,asabufferfromnoiseorundesirableviews,tobreakuplargeexpansesofparking,toprovidewindprotection,shade,andrelieffromtheheatandglaregeneratedbydevelopment,tocontrolsoilerosion,andenhancepedestrianandvehiculartrafficandsafety.

Thissectionprovidesdesignstandardsguidingenvironmentallysmartlandscapingprinciples,standards,andplantpallet.Recognizingtheincreasedpublicawarenessofwaterconservation,thisPlanpromotestheuseofnativeandnaturalizedplantspeciesthatperformwellinanaridenvironment.Majorarterialsshallbe landscapedwithnativespeciesandwillserveasademonstrationprojecttotherestofthecommunity. Plan standards address theneed forwater conservation inoutdoor landscapingwith afocusonmeetingthe135gallonsperpersonperday(GPCD)2024ABCWUAWaterConservationPlangoal.

Specialattentionshallbegiven to landscaping themajorentries to theSantolinaCommunity.Plantmaterials shouldbeused tohighlight thesekeyareaswith the intentof reinforcing thecommunityimage.

1. Non-residentialandmulti-familyareasshallincludealandscapeplanthatcomprisestwen-typercent(20%)ofthenetsitearea.

2. Minimizeimperviousandpavedareaoneachsite,especiallyinsurfaceparkingareastoincreaseopportunitiesforinfiltrationandreducewaterrunoffflow.

3. Useshareddrivewayswheneverpossibletolimitimperviousareas.4. Streetdesignshallmaximizewaterharvestingwithintheadjacentlandscaping.5. Usedrivewayandparkingmaterialswhichreducerunoffsuchasperviouspaversorgravel

whereappropriate.

D. Streetscapes

Streetscapedesignisanotherkeyfactorindeterminingneighborhoodqualityandlivability.Providingstreetscape amenities such as landscaping and street trees, benches, bus shelters, bike racks, andtrashreceptacleswillhelpcreateanattractivecommunityforresidentsandvisitors.Ideally,BernalilloCountyistheentitytomaintainthestreetscapeanditsassortedamenities.Thiswillbehandledonacase-by-casebasis.ThedesignofSantolinastreetscapesinChapter4Section4.4AccesswillfollowtheLongRangeTransportationSystems(LRTS)Guidewhereapplicable.

1. Streetsthatareundulywideserveasabarrierforpedestrianmovement.Taperedinter-sections,bulb-outs,andpedestrianrefugesmaybeusedastechniquestoslowtrafficaswellasdecreasethedistanceapedestrianmustcrosstogetfromonesideofthestreettotheother.Inadditiontoincreasingsafety,thesetechniquesprovidesanopportunityforlocatingaclusterofstreettrees,benches,andotherpedestrianamenities.

2. Aminimumlandscapedareaofsix(6)feetbetweenthebackofcurbandthesidewalkshallbeprovidedalongallarterialsandcollectors.Therequired landscapedareawidthmayvaryonlywheremeanderingsidewalksareplanned.

3. Benches shall be provided along certain designated public rights-of-way in the UrbanCenter toencouragepedestrianactivity.Theyshallbeamplyshadedwith treesand/ortrellising.Metalmeshorwroughtironaretherecommendedconstructionmaterialsforbenchesbecausetheydiscouragegraffitivandals.


48

4. One(1)streettreeshallbeplantedforeverythirty(30)linearfeetalongpublicright-of-ways.Streettreesmaybeplantedeitherinrandomclustersoruniformlyplacedalongthestreetedge.Gapsbetweenstreettreesthatexceedfifty(50)feetarediscouraged.

5. Shadedwalkwaysshallbeprovidedalongprimarynon-residentialbuildingfacades.6. AsdevelopmentoftheSantolinaCommunityprogresses,anattemptshouldbemadeto

coordinatenewstreettreeswithexistingstreettrees.7. Theuseofbicyclesasanalternativemodeofcommutertransportationispromoted.Gen-

erallystripedbicyclelanes,six(6)feetwide,shouldbeprovidedonallarterialsandcol-lectorstreets.

E. Parking

1. Parkinglotsshallbescreenedfromviewbyprovidingalandscapestripbetweenparkinglotsandpublicrights-of-way.Thelandscapestripprovidedshallbeatleastten(10)feetinwidth.Forlargescalecommercialdevelopment,thelandscapestripmayberequiredtobeuptofifteen(15)feetwidewithsix(6)footsidewalks.Incasesrequiringawall,landscap-ingshallbelocatedadjacenttotheright-of-way.

2. Screeningmaterial shall beoneor a combinationof plantmaterials,walls, or earthenbermingandshallbeaminimumofthree(3)feetinheight.

3. Wherepractical,loweringthegradeoftheparkinglotfromtheexistingstreetelevationmayaidinscreeningviewsofautomobileswhileenhancingtheviewofarchitecturalele-mentsofthestructuresbeyond.

4. Landscapedislandshallbeprovidedforeveryten(10)parkingspaces.Six(6)feetistherecommendedminimumwidthtoprovideadequateplantingspacefortreesandshrubsorparkinglotlighting.

5. Oneshadetreeshallbeprovidedforeveryten(10)parkingspaces,withnospacebeingmorethanonehundred(100)feetfromatree.

6. Seventy-fivepercent(75%)oftherequiredparkinglottreesshallbedeciduousandhaveaminimummatureheightandcanopyoftwenty-five(25)feet.

7. ForadditionalparkingrequirementssuchasnumberofspacesseeBernalilloCountyCodeofOrdinancesSection82-53.

8. SharedParkingReductions:a. TheZoningAdministratormayapprovesharedparkingfacilitiesfordevelopmentsor

useswithdifferentoperatinghoursordifferentpeakbusinessperiodsprovided:1)pedestrianaccessisprovidedtoandfromtheparkingareaandeachbuildingoruse;

Parking Lot Screening

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CHAPTER 3: ZONING

and2)allotherrequirementslistedinthissectionaremet.(NOTE:Eachsituationshallbejudgedaccordingtotheindividualfactspresented.)

b. Parkingspacesthatarereservedforaspecificbusiness(e.g.,reservedfordoctorsonly)shallnotbecountedtowardmeetingthesharedparkingrequirements.

c. Sharedparkingspacesmaybelocatedonadifferentlotthanthebuildingorusethatitservesonlywherethefollowingconditionsaremet:(1) Theparkingislocatednomorethan500feetfromthebuildingorusethatit

serves.Thedistancebetweenthebuildingoruseandtheparkingareashallbemeasuredfollowingareasonableandsafewalkingroutefromthemainen-tranceofthebuildingorusetotheparkingareainquestion;

(2) Thesharingof therequiredparkingshallbeguaranteedbya legallybindingagreement,dulyexecutedandacknowledged,betweentheownerofthepark-ingareaandtheownerofthebuildingorusewhichislocatedonadifferentlotandservedbytheparkingarea.Suchagreementshalladdresstheissueofhowparkingwillbesharedifthepartieschangetheiroperatinghoursandpeakbusinessperiods.

(3) Theapplicantforabuildingpermitorcertificateofoccupancyfortheusewhichisservedbyparkingspacesontheotherlotshallsubmitacopyofsuchagree-mentalongwithhisorherapplicationforsuchpermitorcertificate.

d. Thosewishingtousesharedparkingasameansofsatisfyingoff-streetparkingre-quirementsmust submit sharedparking calculations to the ZoningAdministratorthatclearlydemonstratethefeasibilityofsharedparking.Themaximumreductioninthenumberofparkingspacesrequiredforallusessharingtheparkingareashallbe20percent.

e. ThesharingoftherequiredparkingshallbeguaranteedbyalegallybindingSharedParkingAgreementdulyexecut-edandacknowledgedamongallowners of record. Such agree-ment shall address the issue ofhowparkingwillbesharediftheparties change their operatinghoursandpeakbusinessperiods.Suchwrittenagreementshallberecorded by the applicant withtheBernalilloCountyRecorder’sOfficepriortotheissuanceofabuilding permit or certificate ofoccupancy, and a copy filed intheprojectreviewfile.

F. Sidewalks,Trails,andPedestrianCrossings

Sidewalksandtrailsareintendedtolessentheneedforvehicularuseandprovideconnectivitytocreateapedestrian-orientedcommunity. Individualdevelopmentphasesshouldensureoff-roadpedestrianandbicycleaccesstothevariousparkfacilitiesasapplicable.

1. Allsidewalksandrampswithinpublicrights-of-wayshallmeetCountystandardsandbedesigned tobehandicappedaccessible (seeAmericanswithDisabilitiesActCriteria forBarrier-FreeDesign),exceptwheretopographymakesthisunfeasible.

Shaded Walkway


50

2. Sidewalkson local residential streets shallbeaminimumof5 feet inwidth. Sidewalksalongcollectorsorarterialstreetsshallbeaminimumof6feetinwidth.Wheresidewalksareplannedononesideonlyofthecollectororarterialstreet,thatsidewalkshallbeaminimumof8feetinwidth.Thiswillbehandledonacasebycasebasis.ThedesignofSantolinastreetscapesinChapter4Section4.4AccesswillfollowtheLongRangeTrans-portationSystems(LRTS)Guidewhereapplicable.

3. Trailsshallbedesignedformulti-useandaccommodatepedestrians,runners,andbicy-clists,excepttheperimetertrailshallprohibitbicyclesduetosoilconditionsanderosionpotential.

4. TrailsshalluseBarrier-FreeDesigntoaccommodatephysicallychallengedindividualsastrailusers,wherefeasible.

5. Allprivatetrailsshallbeconcrete,asphalt,orstabilizedcrusherfinesandhaveaminimumwidthof8feet.

6. Pedestriancrossingsshallbeclearlydemarcatedwithcolored,texturedpavingwheretheycrossvehicularentrancesandstreets.

G. Walls&Fences

A consistent approach to wall design will provide an element of visual continuity in the SantolinaCommunity.Wallsandfenceswithinaresidentialorcommercialsiteshallbeconsideredan integralpartofthesite/buildingdesign.

1. Thestyle,materials,andcolorofthewallshouldbecomplementarytothearchitectureofthebuildingitisattachedto.

2. Masonryandstuccoaretherecommendedprimarybuildingmaterials forwalls inresi-dentialareaswithinpublicviewfromtheroadway.Brick,wood,orornamentalironmaybeusedasanaccentfeature.Other fencingmaterials,suchaschain link,weldedwire,unfinishedconcrete,wood,andcoloredblockmaybeusedaslongastheyarenotvisiblefromthepublicroadway.

3. Tosoftenthehorizontalmassofacontinuouswall,thewallmaybesetbackfromthead-jacentsidewalkwiththespaceleftbetweenthewallandsidewalkusedforlandscaping.Ifthismethodisused,thewallshallbesetbackfromthesidewalkatadistanceequaltoitsheight.Forexample,ifasix(6)footwallistobeconstructedadjacenttoasidewalkitshouldbesetbackfromthatsidewalksix(6)feet.Thesetbackmaynotbeanylessthanfive(5)feet.

Screen mechanical equipment from street view with an architectural element.

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CHAPTER 3: ZONING

2) Building Massing and Design Elements

Thegoalofthedesignelementsarenottolimitdesigncreativity,buttoprovidetheframeworkforhighqualitydesign.Whilearchitecturalstyleisnotrestricted,certaincommonelementsshouldbecomplementarytoandenhancethecommunityimage.Genericfranchisedesignshallbediscouraged.Buildingdesignshallbecontextualtolandforms,adjacentbuildingsandtheoveralldesignstandardsofthemasterplan.

A. BuildingMaterialsandColors

1. Theuseofsimilarroofmaterialsandcolorsaidscontinuity.Compatibilityinroofdesignwithadjacentbuildingsisencouraged.

2. Metalmaybeusedasaroofingmaterialforcommercialandresidentialstructures.Metalroofshallbecorrugatedorstandingseamandnon-reflective.Metalroofcolorsshallbeinshadesofred,green,brown,orsilver.

3. Exteriorbuildingmaterialsshallbepredominantlycontextualinnature.Stucco(orsimilarmaterialsuchasdryvit),naturalstone,orsplitfaceCMUofearthtonecolorsshouldberequiredforsixty-fivepercent(65%)ofthestreetfacingfacade.Wood,stone,orbrickmaybeusedtoaccentarchitecturalfeatures.

4. Exteriorfacadecolorsshallpredominantlybeinwarmdesertearthtonessuchasrangesoforange,red,copper,brown,orbeige.Othercolorsmaybeusedtoaccentarchitecturalfeaturessuchasentryways,windowtrim,fascias,andothertraditionalsouthwesternar-chitecturalfeatures.Metallicandhighintensitycolorswillnotbepermitted.

B. Non-Residential

1. Massivebuildingformsarediscouragedinfavorofbuildingswhichincorporatesteppedelevations.Rooflinesvisiblefromstreetviewshallnotruninacontinuousplaneformorethanfifty(50)linearfeetwithoutoffsettingorjoggingtheroofplane.Mansardroofsshallwraparoundtheentireperimeterofthestructure.

2. Long,uninterruptedexteriorwalls(longerthan100feet)shallbeavoidedonallstructures.Staggeringofplanesalonganexteriorwallprovidesrelieffrommonotonous,uninterrupt-edexpansesofwall. Ifafacadeislessthan250feet,wallstaggeringshallbeevery100feet.Ifafacadeismorethan250feet,wallstaggeringshallbeevery150feet.

C. MechanicalEquipment

1. Mechanicalequipment,includingbutnotlimitedtocoolingandheatingsystems,ventila-tion,antennaandotherreceptiondevices,shallbescreenedfromstreetviewthroughtheuseofparapetsorotherarchitecturalelementsofthesamenatureasthebuilding’sbasicdesign,material,andcolor.Theheightofascreeningelementsuchasaparapetshallbeuniformaroundtheentirestructure.Theminimumheightoftheparapetwallsorstructur-alfeaturesshallbeasfollows:a. 42”iftherooftopequipmentiswithin10feetofthebuildingwall;b. 30”iftherooftopequipmentiswithin20feetofthebuildingwall;c. 18”iftherooftopequipmentisbeyond20feetofthebuildingwall.

2. Mechanicalequipmentmaybeinstalledontherearsideofpitchedroofswiththerequire-mentthatitisnotvisiblefromtheroadway.Thehighestpointoftheequipmentshallbeequaltoorbelowtheroofridge.

3. Mechanicalequipmentmountedonthegroundshallbescreenedfromstreetviewwithlandscapingorfencingmaterialsandshallnotbetallerthantheprimarystructure.


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3) Residential Subdivision Standards

A. ResidentialSiteDesign

Site plans for residential subdivisions should provide variety and visual interest in the streetscape.Pedestrianconnectionsbetweenneighborhoodsshouldbeplannedforefficientpedestrianmovement.Residentialbuilderswillberequiredtoparticipate in theHomeBuildersAssociationofCentralNewMexico(HBACNM)programBuildGreenNM.

BuildGreenNMencourageshomebuilderstousetechnologies,products,andpracticesthatwill:

1. Providegreaterenergyefficiencyandreducepol-lution;

2. Providehealthierindoorair;3. Reducewaterusage;4. Preservenaturalresources;and5. Improvedurabilityandreducemaintenance.

Additionalguidelinesinclude:

1. On long, straight roads, where connections arephysically infeasible, knuckles or cul-de-sac areencouragedtoprovidevarietyandvisualinterestinthestreetscape.

2. Pedestrianandbicycleaccessopeningsattheendofcul-de-sacsoropeningsinperimeterwallsaresimple techniques that can be used to achieveconnectionbetweencommercialareas,trails,ad-jacentneighborhoods,andnearbyneighbors.

B. ResidentialStreetscapes

Aconsistentlandscapethemeinresidentialareaswillreinforcecommunity identity. Providing large canopied street trees inresidential areaswill soften the streetscape and provide thefeeling of an established neighborhood as the trees reachmaturity.

1. One(1)streettreeperlotisrequiredinallresidentialsubdivisions.2. Streettreesshallbeplantedwithintwelve(12)feetofthebackofcurb.

C. ResidentialStreetLighting

OneoftheattributesoftheWestSidemostappreciatedbyresidentsisits“darksky”.Theobjectiveofthelightingguidelinesthereforeistopreservethe“darksky”whileprovidinglightingthatenhancesthesafety,security,andvisualaestheticsofthearea.Carefulattentiontolightingdetailwillcontributetothesenseofacohesivecommunityimage.Lightingdesignandfeatureswilldifferaccordingtothelanduse.Inallcases,lightfixturesandstandardsshallconformtostateandlocalsafetyilluminationstandards.

Pedestrian access from cul-de-sacs.

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CHAPTER 3: ZONING

1. Lightingshouldbelocatedtoenhancethesafetyofpedestrianandvehicularflowsatkeypointsalongroadways.Lightshallbeconcentratedatintersectionsandpedestriancross-walks.Themaximumheightofstreetlightfixturesshallbethirty(30)feet,unlessother-wiserequiredbytheCounty,NMDOT,and/orEngineer.

2. Excessivelightspillageonadjacentpropertiesshallnotbeallowed.Lightfixturesshallberecessedorshielded.

3. Cobraheadfixturesshallnotbeusedforstreetlighting.Metalhalide,LED,orlow-pressuresodiumlightsarerecommended.

C. ResidentialBuildingMaterialsandColors

D. ResidentialBuildingMaterialsandColors

Theprospectivehomebuyershouldbeofferedachoiceinarchitecturalstyles.Theuseofasinglestylewithinneighborhoods is discouraged. Individual dwellingunits shouldbedistinguishable fromeachother.

4) Development Standards for land abutting Major Public Open Space

A. TheedgetreatmentadjacenttotheMajorOpenSpaceisintendedtominimizethedevelopmentimpacttotheescarpmentandtopreservepublicandprivateviewsintotheescarpmentfromabove.

B. Residentiallotsshallnotabutmorethan30%ofthesensitiveareaboundary.C. Thetypicalsensitivearearoadsectionwillincludea10-footmeanderingtrailwithinalandscapedarea

adjacenttotheMOSandasingle-loadedpavedroadway.D. TheMOSshallbedesignedtoconnectwithadjacentpublicorprivateopenspaceandtobevisually

integratedwiththeopenspacesystem.E. Nogradechangeisallowedwithinthesensitiveareaotherthanthatwhichisrequiredforroads,trails

andotherutilities.F. Lighting.Applicabletoadjacentsingle-loadedstreetsandadjacentresidentialdevelopment.

1. Heightofluminariesshallnotexceed20’0”.2. Lightfixturesshallthrowlightdownwardandhavebaffles,hoodsordiffuserssothatany

lightpointsourceisnotdirectlyvisiblefromadistancegreaterthan1000feet.G. Landscaping.Nativevegetationadjacenttotheopenspaceisrequired.

Street lights should be designed for vehicular and pedestrian safety while preventing excessive light spillage onto adjacent properties.


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INTENTIONALLY LEFT BLANK

CHAPTER 4TRANSPORTATION


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4.1 OVERVIEW

Themixof landuseswithin Santolina isdesignedtoprovideresidents,workersandvisitorsavibrantcommunity. Key to this is the transportationsystemwhich forms the structure and frameworkof the community. The Transportation MasterPlan includes facilities and right of way corridorsformotorvehicles,busrapidtransit(BRT)services,on streetpedestrianandbicycleaccommodationsaswellasanextensiveoffroadtrailssystems.TheTransportation Master Plan within the ApprovedSantolina Level A Master Plan has been furtherstudiedanddetailedwithinthisLevelBPlan.Thesupportingtechnicalappendicesoutlinethetrans-portation network, street characteristics andsections, key intersections, local access controlpoliciesandthephasingof roadwayconstruction.Additionally, the implementation of transit andtransitfacilities,alongwiththedevelopmentofthepedestrianandbicyclenetworkisdescribed.

Additional refinement of the entire Level A PlanAreahasoccurredduring thedesignof this LevelBPlan. Refinementstothetransportationsysteminclude:

1. A more gridded street network within theLevel B Plan Area for a more even distri-butionof traffic, lessdependentonAtriscoVistaBoulevardandPaseodelVolcan

2. AdditionalstreetconnectionstotheexternalroadwaynetworktoprovideadditionaltravelcorridorswithintheLevelBPlanArea.

TraveldemandmodelingperformedfortheLevelAPlanAreaaswellastheLevelBPlanAreafoundtrafficvolumes are more evenly distributed throughouttheroadwaynetwork. Theresultsalsoreflectthejobs/housing balance with this Level B Plan. Theimprovedjobs/housingbalanceresultsinimprove-mentstoacountercommuteincreaseinwestbound

morningtrafficandeastboundafternoontrafficasmotoriststravelto/fromtheSantolinaemploymentcenters.Thetransportationmodelshowsthatthe of morning peak hour west-to-east and eveningeast-to-west river crossings are reduced by 3.5%and 5%, as compared to the latestMRCOG 2025MTPforecastandisequivalent(0.1%-0.5%lower)whencomparedtothe2040MTPforecast.Whilenot statistically relevant the Development Teamnotesthatthechangeisintherightdirection.

The Transportation Master Plan provides right-of-wayandon-streetprovisionforbusrapidtransitand bus service, as well as anticipated transitcentersandparkand ride facilities. The roadwaysectionsmatch theMRCOGLongRangeTranspor-tation System Guidelines and provide dedicatedbus lanes on principal arterials. Preliminary busroutesandbusstopshavebeenidentified,resultinginarobusttransitsystemtoservetheemploymentandresidentialareasofSantolina.Asasubstantialtransitmarketisrequiredpriortoprovidingservice,transit is anticipated to begin as commuter routeextensionsfromexistingCityofAlbuquerqueABQRide Routes, expanding to additional service andultimatelyBRTand localcirculationbusserviceasSantolinaemerges.

An extensive network of pedestrian and bicycletrails has been designed within the Level B PlanArea. The trails will serve both recreational andtransportation purposes within the community.ThetrailsystemwilllinktothebusstopsdescribedaboveandprovideconnectionstotheMRCOGlongrangebikewaynetworkdesignedforcommutingtothemetropolitanarea.Inadditiontothenetworkofopenspacetrails,allcollectorandgreaterroadwaysshallprovideasixfoot(6’)on-streetbikelane,with

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CHAPTER 4: TRANSPORTATION

principalarterialsprovidingathreefoot(3’)bufferfromvehiculartravellanes.Thedesign’sgoalistomake roadside bicycle travel more comfortable,therebyincreasingtheappealofbicyclecommutingand recreational use within Santolina. Lastly, sixfoot(6’)totenfoot(10’)widesidewalkshavebeenincorporatedalongcollectorandgreaterroadwaystoenhanceandpromotepedestrianactivity.

4.1.1 Conformity with the Level A Transportation Master Plan

The concepts within the Santolina Level A Trans-portationMasterPlan,November2014,remainasguidelinesforthecreationoftheLevelBTranspor-tationPlan.Theroadwayfunctionclassandtypicalsections contained in the Level A Master PlanprovidethefoundationfortheLevelBPlanroadwaynetwork and sections. Theanalysis performed inthe Level A technical analysis remain valid. Themethodology and process used to conduct thetraveldemandmodelingwithintheLevelATrans-portationMasterPlanalsoremainsvalid,although

the results of the Level B Plan documents reflectrefinementoflandusesandtheroadwaynetworkwithinthisLevelBPlan.

This Level B Transportation Master Plan andappendices include the traffic analyses preparedin accordance with the requirements of the PCSubmittal Requirements. These analyses updatetheLevelAMasterPlanandpresentagreaterlevelof detail to the features described in the Level AMaster Plan. The following items presented intheLevelATransportationMasterPlanhavebeenrevisedinthisLevelBPlanandappendices:

• TransportationNetworkandTrafficAnalysisforFullBuildout

• PhasingPlan forDevelopmentofTranspor-tationSystemfor2025and2040

• PhasingPlanforRoadwaysandIntersectionsin2025and2040

• Off-SiteImpactsfor2025and2040.

4.2 PROPOSED STREET NETWORK

4.2.1 Connections to Off-Site Transportation Network at Buildout

TheSantolinaLevelAMasterPlanandZoningMapAmendmentwasapprovedbytheBoardonJune16,2015.ThepreparationofanupdatedLevelATrans-portationMasterPlanTrafficAnalysiswasrequired

asaconditionoftheApprovedLevelAMasterPlan. TheupdatedTrafficAnalysis has been submitted toBernalilloCountyPublicWorks.

DuringthepreparationofthisLevelB Plan, minor refinements weremade to specific landuses and theroad network. These adjustmentsresultinaplanconformingtoCountycomments received related to theLevelATransportationMasterPlan.

Exhibit 4: Auto Transit Circulation,Full Buildout Network reflects the

Exhibit4:AutoTransitCirculation,FullBuildoutNetwork


58

further refined roadway network. The overalldesignassumptionswithintheLevelAMasterPlanrelatedtothescaleofdevelopment,mix/locationoflanduses,generalroadwaynetworkandtheoverallmethodology for performing the travel demandmodelingremainconsistentwiththeLevelATrans-portation Master Plan Traffic Analysis submittal.It is important to note theoriginal LevelA Trans-portation Master Plan was prepared utilizing theMRCOG 2035 MTP socio-economic forecasts, asthoseweretheavailableforecastsatthetime.Theforecasts have been updated in the current 2040MTPForecasts.The2035MTPForecastestimatedgreaterprojectionsforpopulationandemploymentas well as different population growth locationsand type of employment forecasts. Althoughthe forecast population and employment for theSantolina Plan Area is the same in the updatedLevelAPlanaspreviouslysubmittedandthisLevelB Plan, the changes in the underlying MRCOGForecastshavebeenincorporatedintotheupdatedTrafficAnalysis.

Thedevelopmentof theSantolinaLevelAMasterPlan anticipates a 40-50 year developmenttimeframe. The proposed roadway network forfullbuildoutofSantolinawillconnecttheSantolinaroadwaynetworktotheexistingroadwaynetworkatmultiplelocations,including:

• I-40andtheI-40FrontageRoad

• AtriscoVistaBoulevard

• DennisChavezBoulevard

• 118thStreet

• GunClubRoad

• PaseodelVolcan(future)

TheSantolinaLevelAMasterPlanAreaislimitedtoconnectingtotheregionaltransportationnetwork

byI-40tothenorthandtheescarpmentalongtheeast. I-40 overpasses are proposed to promoteconnectivity north of the interstate as the WestMesanorthofI-40developsinthefuture.Environ-mentalandopenspaceconcernslimitaccessacrosstheCejatoSantolina.Asaresult,twonewroadwaysareproposed.ThesearetheGibsonBoulevardandGunClubRoadextensions. It isworthnoting theMRCOGlongrangeroadwaysystemoutlinesexten-sionsofGrantRoad,PajaritoRoadandtheextensionoftheproposedroadparalleltothefrontageroadafter2040withconnectionsto118thStreet,AtriscoVistaBoulevardandPaseodelVolcan.TheLevelATransportation Plan provides roadways extendingtothesouthernboundaryoftheMasterPlanArea,providing opportunities for these future connec-tions,aswellaspossiblelong-termalternateroutesto Interstate 25, in the event Pajarito Mesa andIsletaPuebloexpress interest inadditionalaccess.Roadway connections to the west and LagunaPueblo are also available. Due to the limitationsdescribedabove,accessisprimarilytotheeastandnorth,withabalanceofconnectionstodistributetrafficonasmanyroadwaysaspossible.

ThemajorroadwaysthatwillserveSantolinaatfullbuildoutareAtriscoVistaBoulevard,DennisChavezBoulevard, the Loop Road, the Gibson Boulevardextension,PaseodelVolcan,ShellyRoad,theGunClubRoadextensionandaparallelroadtotheI-40FrontageRoad.

The MRCOG 2040 MTP currently anticipates aninterchangeatI-40andPaseodelVolcanaswellasaninterchangeat118thStreetbetween2025and2040. TheNewMexicoDepartment of Transpor-tation(NMDOT)hasbegunright-of-wayacquisitionforthepropertyrequiredforthePaseodelVolcan

59


interchange. These interchangeswill be required to adhere to theNMDOTLocationStudyProceduresandgainapprovalfromtheFederalHighwayAdministration(FHWA)foranInterstateAccessChangeRequestprior to construction. Althoughnot requiredby the traffic analysisperformed for the Santolina LevelAMaster Plan, it is likely an inter-changemayalsoberequiredatI-40andShellyRoadpost-2040,shouldDevelopment occurs north of theinterstate. For long termplanningpurposes, it is recommended thatany studies of I-40, including thePaseodelVolcanand118th Streetinterchange studies, consider thepossibilityofafutureinterchangeatI-40andShellyRoad.

4.2.2 Connections to Off-Site Transportation Network in 2040

This Level B Plan Area is generally located in thecenter of the Santolina Level A Plan Area. TheLevel B Plan is accessed via existing Atrisco VistaBoulevard and Dennis Chavez Boulevards. TheLevel B Plan Area and the existing roadways areillustrated on Exhibit 5: Auto Transit Circulation,LevelBNetwork.

AtriscoVistaBoulevardandDennisChavezBoule-vardsareexistingtwo(2) lanevehicularroadwayswithwideshoulders.Theseroadwaysdonothavecurbandgutterorbicycle lanes. It is anticipatedthatbothroadwayswillrequirewideningduringthedevelopmentof this LevelBPlanand subsequent

Santolina Level B Plans. Widening will includevehicularlanes,bicyclelanes,curbsandguttersaswellaspedestriansidewalks.Theroadwaywideningis anticipated to occur in phases as developmentoccursandtheadditionalcapacity isrequiredanddefinedbyfutureLevelCPlananalysis.

InadditionaltoAtriscoVistaBoulevardandDennisChavezBoulevards,SantolinawillalsobeservedbyPaseodelVolcanfromthenorth,southtoGibsonBoulevard.Initiallytothenorth,PaseodelVolcanwill terminate at the south I-40 Frontage Road.However, the 2040 MTP anticipates constructionof an interchange at the junction of Paseo delVolcanandI-40priorto2040.ThetrafficanalysisperformedfortheLevelBPlanindicatestheinter-change is not required to serve the expecteddevelopment in Santolina by 2025. However,potential development north of I-40 may alsocontributetothenecessityforthisinterchangepriorto2040.WhentheinitialdevelopmentwithintheLevelBPlanAreaisknown,futureanalyseswillberequiredtodeterminethetimingofthePaseodelVolcanandI-40interchange.TheNMDOTLocationStudies Procedures process, in accordance withNMDOTandFHWArequirements,willbefollowedtodeterminewhenthisinterchangeisconstructed.This new interchange will provide direct accessfromI-40toPaseodelVolcan.TheinterchangewillservetorelievetrafficfromAtriscoVistaBoulevard,while providing access to potential employmentareasnorthandsouthofI-40.

Exhibit5:AutoTransitCirculation,LevelBNetwork


60

Another key addition to the existing roadwaynetworkwillbeaparallelroadtotheI-40FrontageRoad between Atrisco Vista Boulevard and Paseodel Volcan. This roadway was requested by theCountyandNMDOTtoprovideSantolinatrafficwithanalternativetotheI-40FrontageRoad.BydoingsowillensurethattheFrontageRoadcanmaintainitscurrentfunctionastheNMDOTFrontageRoad.

Another connection to the off-site transportationnetwork is Gibson Boulevard. Initially, GibsonBoulevardwillonlyaccessAtriscoVistaBoulevardbetweenPaseodelVolcanandtheescarpment.BythecompletionoftheLevelBPlanArea,theGibsonextensionwillbeconstructedto118thStreet.ThisGibson extension will divert traffic volume fromDennis Chavez Boulevard, Central Avenue andI-40 and more evenly distribute Santolina trafficthroughout the available roadways serving theSantolinaMasterPlanArea.

4.2.3 Connections to the Remainder of the Level A Plan Area

TheSantolinaLevelATransportationPlanconsidersdevelopmentoftheentireplanareaconsistentwiththe Level AMaster Plan. Exhibit 4: Auto TransitCirculation,FullBuildoutNetwork.Thefollowingisadescriptionofthephasing.

AsdevelopmentexpandsbeyondtheboundaryofthisLevelBPlanArea,itisanticipatedthatresidentialdevelopmentwill groweast towards118th StreettocompleteVillageVerdesouthofCentralAvenue

and west of 118th Street. Additionally, VillageAzul will be developed. Development of VillageAzul will require the extension of 118th StreetsouthofDennisChavezBoulevard,consistentwiththe MRCOG long range roadway system. Duringthis time the Town Center, Urban Center andBusinessParkwillcontinuetodevelopandexpandemployment opportunitieswithin Santolina. ThisexpansionwillutilizeandexpandtheinfrastructurebuiltwithinthisLevelBPlanArea.

ThenextdevelopmenttooccurisanticipatedtobeinVillageAmarillo,southofDennisChavezBoulevardandwestoftheescarpment.DevelopmentoftheResidential Village will take advantage of infra-structure built during development of this LevelBPlanwhilealsoextending theLoopRoadto thesoutheast quadrant of the Level A Plan Area. AsthebalanceoftheUrbanCenterdevelops,DennisChavezBoulevardwill be extended and improvedfromAtriscoVistaBoulevard,west towardsPaseodelVolcan.

The last residential areas likely to be developed,post-2040,will beVillagesOro andNaranjo,westof Paseo del Volcan. These areas will requirePaseodelVolcan,GibsonBoulevard,DennisChavezBoulevard,theLoopRoadandtheroadparalleltotheFrontageRoad tobeextended to thewest toservethisareaoftheLevelAPlanArea.

Duringthepost-2040timeframe,theIndustrialandBusinessParkwill continue toexpand southward,requiring the improvement of Shelly Road andconstruction of associated collector streets. Asthe western portions of the Business Park andtheVillagesOroandNaranjocomeonline,DennisChavezBoulevard,GibsonBoulevardandtheroadparallel to the FrontageRoadwill beextended toconnect the IndustrialandBusinessParkwith thegriddednetworkofthebalanceoftheLevelAPlanArea.

As needed, right-of-way will be preserved foroverpasses across I-40 to provide connections asthelandsnorthofI-40develop.Theseoverpasseswill provide additional connectivity and also helpdistributetrafficawayfromAtriscoVistaBoulevardandPaseodelVolcan.Additionally,masterplanning

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efforts have identified the right-of-way require-mentsandinterchangespacingforPaseodelVolcansouthof I-40 tomatchwhat is designednorth ofI-40.

4.2.4 Street Location and Characteristics

In addition to the roadways discussed above,additional collector roadways are proposed tocompletethegriddednetworkfortheLevelBPlanArea. The gridded collector streets are generallyspread one-quarter mile apart. These roads aredesignedtodistributetrafficthroughouttheLevelBPlanAreaandservetoreducethetrafficvolumesonthearterials.Astheseareasarefurtherdefinedand designed, local streets will be identified todistribute the traffic to individual developments.Exhibit5AutoTransitCirculation,LevelBNetwork shows the streets and segments of streets thatservetheLevelBPlanArea.TheLevelBTranspor-tation Master Plan Technical Appendix containsgraphics that details these roadways within thisLevelBPlantransportationmodelingarea.

Typical cross sections of the principal and minorarterialsfortheSantolinaLevelAMasterPlanAreawereincludedintheLevelATransportationMasterPlan Technical Appendix. These typical sectionsremainvalidforthisLevelBPlan,withminoradjust-mentsmade to conform to the recently adoptedMRCOGLongRangeTransportationSystemGuide-lines. These revised typical sections are alsoincludedintheLevelBTransportationMasterPlanTechnicalAppendix. Due to the anticipatedneedto further refine details during subsequent LevelCPlans, thetypicalsectionsshouldbeconsideredas illustrativeandsubjecttochangeduringfutureLevelCplanninganddesignefforts.

4.3 TRAFFIC ANALYSIS

ConsistentwiththeLevelATransportationMasterPlan, the MRCOG regional travel demand modelwasutilized toestimate future trafficvolumes fortheLevelBPlanArea.Thetraveldemandforecastused the MRCOG travel software known as TheCube.MRCOGrecentlycompletedthe2040updatetotheMTPinApril2015.ThisLevelBtransportation

analysis utilized the most recent travel demandmodel and forecasted socioeconomic data withinthe 2040 MTP, modified to reflect developmentof the SantolinaMaster Plan Area. This resultedinanalternatetraveldemandmodelscenariothatwasconsistentwiththeMTP2040overallregionalcontroltotalsforemploymentandpopulation.ThemodelwasrepresentativeoftheregionifSantolinawere to develop. All model results discussed inthisLevelBPlanwerederivedfromthis“SantolinaScenario” travel demand model. Traffic volumeforecasts for this LevelBPlanarebasedon theseassumptions of land use and correspondingpopulation along with employment projectionsfor the Albuquerque Metropolitan Planned Area(AMPA).DetaileddiscussionofthetrafficanalysisisincludedwithintheLevelBTransportationMasterPlanTechnicalAppendix.

Exhibit6:RoadwayPhasingRequiredby2025


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4.3.1 Transportation Phasing Plan

A Transportation Phase Plan has been developedforyears2025and2040basedonestimatedtrafficvolumesgeneratedbythisLevelBPlanArea.Exhibit6:RoadwayPhasing,RoadsRequiredby2025andExhibit 7: Roadway Phasing, Roads Required by2040 illustrate the primary roadways requiredwithinthisLevelBPlanAreaandimmediatevicinitytoservethisLevelBPlanAreaaswellas regionalforecastedtrafficvolumes in2025and2040. Thephasing plan Exhibits illustrate the roadways andassociated laneage requirements for 2025 and2040.AdditionalinformationonroadwayphasingandlanerequirementsisincludedwithintheLevelB TransportationMaster Plan Technical Appendix.Multi-modal and landscape improvementswill bephased and it is expected that all roadways willinclude a reasonable portion of these elementsat each stage of construction, as to provideadequatemultimodal infrastructure at each stageofdevelopment.

4.3.2 On-Site Transportation Network Requirements

AsillustratedonExhibit4:AutoTransitCirculation,Full Buildout Network and Exhibit 5: Auto TransitCirculation, Level B Network, the Santolina circu-lationsystemasbuild-outisdefinedasasystemofcollectorsandarterialsinagriddedpatternandaninternallooproadtoprovideadditionalcirculation

within the Level A Plan Area. Initial roadwayprojectswithintheLevelBPlanAreawillemphasizecollectorsandarterialswithinthePlanAreaandwillincludeimprovingexistingroadwayssuchasAtriscoVistaBoulevardtomeeturbanroadwaystandardsand closely match the Level B TransportationMasterPlantypicalcrosssections.Additionally,thephasedconstructionofnewLevelBroadwayswilloccur.Insomeinstancesitmaybemoredesirableto construct the entire ultimate roadway to limitfutureimpactstoadjoiningresidentialandbusinesscorridors. The collector and local street networkwillbeconstructedasnecessary toserveongoingdevelopment.

As outlined in the Level B TransportationMasterPlan, it is anticipated that many intersectionswithin this Level B Plan Area will require trafficsignalization.Thetrafficsignalswillbe installedatthe timeof constructionof the roadwayorwhenwarrantedbyatrafficsignalstudy.Typicallytheseintersections appear at the intersection of minorandprincipalarterials suchas theLoopRoadandAtriscoVistaBoulevard. Atother locationswheretrafficsignalsareanticipatedtobewarrantedinthefuture,againundergroundconduitswillbeinstalledin conjunction with the roadway construction.Traffic signals will not be installed until trafficdemandnecessitates installationof such facilities.Trafficsignalinstallationwillbeconductedincoordi-nationwiththeCountyorappropriateagencystaff,conformtoapplicablestandardsandbeconsistentwithregionalIntelligentTransportationSystem(ITS)plansasrequired.

4.3.3 Off-Site Transportation Impacts

Thetransportationmodelinganalysis,documentedintheLevelBTransportationMasterPlanTechnicalAppendix,evaluatedtheforecastedtrafficvolumesfor the years 2025 and 2040 and conductedreflecting the latest MRCOG 2040 MTP update.These analyses were developed in close coordi-nation with MRCOG to ensure consistency withMRCOGproceduresandmethods.

Population and employment forecasts weredeveloped for Santolina based on anticipatedmarket demand for the Level B andMaster PlanAreas. These Santolina development forecasts

Exhibit7:RoadwayPhasing,Roadsrequiredby2040

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were integrated into and normalized withthe adopted MRCOG 2025 and 2040 regionalpopulation andemployment forecasts in order tomaintain regional socioeconomic control totalsestablishedbyMRCOG. Additionally, theMRCOG2025 and 2040 roadway networks were used asproposedbyMRCOG,withtheexpectedSantolinaroadnetworkaddedtoservetheanticipated2025and 2040 Santolina development. This ensuresthattheforecastscanbecompareddirectlytotheMRCOG2025and2040MTPforecastedresults,toassessthedifferencesinforecasttrafficcongestionbetween theMRCOG Trend growth scenario andthe Santolina growth scenario. Details regardingthe development of the Santolina travel demandmodel, forecast traffic volumes, level of serviceandcomparisonswiththeMRCOGMTPmodelareincludedintheLevelBTransportationMasterPlanTechnicalAppendix.

4.4 ACCESS

4.4.1 Roadway Functional Classification

TheroadwayswithintheLevelBPlanAreaconsistof typical roadway functional classifications. Theclassifications form a hierarchy of roadways thatwillservevaryingfunctionsbasedontrafficneedsand accessibility to development tracts. Higherlevel roadways generally provide greater through

movement for higher traffic volume at slightlyhigher speeds. Functional classification of theroadwayswillbereviewedonanongoingbasistobe consistent with FHWA guidelines. Lower levelroadwaysprovidegreateraccesstoadjacentdevel-opmenttractswith lowertrafficvolumesat lowerspeeds.SeeprototyperoadwaysectionsonExhibits8 through 12: Roadways. The roadway types arefurtherdescribedasfollows:

Principal Arterials. Principalarterialsareroadwaysof regional significance, intended to serve hightraffic volumes generally traveling long distances.A principal arterial is primarily intended to servethrough-traffic with limited access. Full access,signalized intersections are generally limited toone-half mile (2,640 feet) intervals within theSantolina AccessManagement Plan (SAMP). Fullaccess, un-signalized intersections are limited toone-quartermile (1,320 feet) intervalswithin theSAMP.

TheproposedtypicalsectionsforprincipalarterialswithintheLevelBPlanAreamatchthosesuggestedby the MRCOG Long Range TransportationSystem Guidelines. The right-of-way accommo-dates vehicular travel lanes, dedicated bus lanes,on-streetbicyclelaneswithbuffersaswellaspedes-triansidewalkswithastreetsidebufferseparatingthetravelwayandsidewalk.

Exhibit8:Roadways-6LanePrincipalArterial,PrincipalArterial


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As the Urban Center is bound on all sides byPrincipalArterials,additionalmulti-wayboulevardroadway typical sections have been developed toprovideadditionalaccessopportunities,aswellasslowerspeedsadjacenttopedestrianandbicyclistsin vicinity of the Urban Center. These typicalsectionsmayalsobeusedinotherlocations,suchastheVillageCenters,ifconsideredappropriate.

Minor Arterials. Minor arterials are similar infunctiontoprincipalarterials.However,thisclassi-fication of roadway operates under lower trafficvolumes, serves shorter trip distances and alsoprovides a higher degree of property access toadjacent development parcels. In the SAMP, fullaccesssignalizedintersectionsaregenerallylimitedtoone-thirdmile(1,760feet)intervals.Fullaccess,

Exhibit9:Roadways-4LaneMinorArterial,4LaneCollectorwithParking

Exhibit10:Roadways-4LaneCollectorwithoutParking,2LaneCollectorwithParking

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un-signalizedintersectionsarelimitedtoone-eighthmile(660feet)intervals.

The proposed typical cross sections for minorarterialswithintheLevelBPlanAreamatchthosesuggested by the MRCOG Long Range Trans-portation System Guidelines. The right-of-wayaccommodates vehicular travel lanes, on-streetbicyclelaneswithbufferandpedestriansidewalkswithstreetsidebufferseparatingatravelwayandsidewalk.

Collectors. Collector roadways provide for trafficmovements between local streets. This roadwaycategory is designed to carry moderate trafficvolumesovermoderatedistances.Collectorsmayalsoprovidedirectaccesstoadjacentpropertiesbutgenerallynottoindividualresidences.IntheSAMP,full access signalized intersections are generallylimited to one-quartermile (1,320 feet) intervals.Fullaccessun-signalizedintersectionsarelimitedto330feetintervals.

ThetypicalcrosssectionsforcollectorswithintheLevel B Plan Area match those suggested by theMRCOGLongRangeTransportationSystemGuide-lines. The right-of-way accommodates vehiculartravel lanes, on-street bicycle lanes as well as a

streetside buffer between the traveled way andpedestriansidewalk.

Itisanticipatedthatinthefuture,asdevelopmentoccurs, both Major and Minor collectors will beidentified.

Local Streets.Localstreetsprovideforlocaltrafficmovement. This roadwaycategory isdesigned tocarrylowtrafficvolumesovershorterdistancestoand from collector streets. Local streets providedirect access to adjacent properties, includingresidences.

The typical local street cross section within theLevel B Plan Area accommodates vehicular travellanes,vehicularparkingandpedestriansidewalks.Topromotesaferstreetsforpedestriansandlowervehicular speeds, local street typical sectionsmay have less right-of-way than current CountystandardssubjecttoCountyreview.

All roadway typical sections will, to the extentpossible, incorporate green infrastructureapproachestoreduceandtreatstormwaterrunoff.

Additionally, ITS technology and techniques, suchas adaptive signals timing will be implemented

Exhibit11:Roadways-LocalStreets


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alongmajorroadways,consistentwiththeregionalITSplan.

4.4.2 Access Control Policy

The Santolina Level A TransportationMaster PlanTechnical Appendix established an access controlpolicywithintheLevelAPlanArea.TheapprovedcontrolpolicywillgovernaccesswithintheLevelBPlanArea. SAMPis identicaltotheNMDOTStateAccessManagementManual(SAMM)Table18.C-1“Access Spacing Standards for Intersections andDriveways” for urban principal arterials, urbanminorarterialsandurbanconnectors.

TheSAMPalsoestablishescriteriathatrecognizesand addresses when temporary conditions mayoccur that do not warrant full compliance with

the SAMP. For example, many arterial roadwayswithintheLevelAPlanAreamaybeconstructedinaphasedmanner,suchthattwolanes(oneineachdirection)areinitiallyconstructed.Inthisscenario,raised medians will not exist in the two laneroadwaytoprohibitaccess.Accordingly,temporaryaccessconditionsmaybepermittedbytheCountyon a case-by-case basis at the sole discretion oftheCounty.TrafficImpactStudies(TIS)specificallyperformedfortheproposedsitedevelopmentswilladdressthefeasibilityoftemporaryaccessmodifi-cations.SuchTISsituationsmustdemonstratethetemporaryaccessconditionmeetsalltypicaltrafficdesignandsafetyconditions.

Existing Access Control Policies

MRCOGalsoestablishedroadwayaccesslimitationfor Atrisco Vista Boulevard and Dennis Chavez

Boulevardwithin theLevelAPlanAreaaswellasPaseodelVolcannorthofI-40.

The MRCOG access policy for Atrisco VistaBoulevardsouthof I-40currentlypermits twofullintersections. The first intersection is at DennisChavez Boulevard and the second at Terra WestEstatesRoad. TheMRCOGAccessPolicyprovidesfull access intersections along Atrisco VistaBoulevard between TierraWest Estates Road andDennis Chavez Boulevard at one-half mile (2,640feet)intervalsaswellasT-intersectionandright-in/right-out driveways at approximately one-quartermile(1,320feet)intervals.

NMDOT also established access control alongAtrisco Vista Boulevard at the following threelocations:

• TierraWestEstatesRoad

• Approximately onemile (5,280 feet) northofDennisChavezBoulevard

• DennisChavezBoulevard

TheaccessproposediscomparabletotheMRCOGaccess plan with the modification to providethe parallel roadway to the frontage road. ThisadditionalconnectionwasaddedattheCountyandNMDOT’srequest.Thisparallelroadwayislocatedapproximately2,760feetsouthoftheAtriscoVistaBoulevard intersection with the frontage road/CentralAvenue.ThisdistancesatisfiestheMRCOGaccess spacing guidelines south toDennis ChavezBoulevard. The Level A Master Plan approveddevelopment on both the east and west side ofAtriscoVistaBoulevard.Theun-signalizedintersec-tions along this roadway are proposed as left-in/right-in/right-out intersections at no less thanone-quartermile(1,320feet)intervals.Anymodifi-cations to NMDOT access control along Atrisco

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Vista Boulevard will be requested by WALH andthe County through the NMDOT access controlproceduresoutlinedbytheSAMMandtheMRCOGRoadwayAccessCommittee.

Future access limitations along Paseo del VolcansouthofI-40havenotbeenestablishedbyMRCOGand NMDOT. The roadway network establishedwiththeLevelAPlanAreaprovidesaccessspacingconsistent with the ultimate access policy forPaseodelVolcannorthof I-40. PaseodelVolcanis planned to be ultimately designed to freewaystandardsnorthof I-40. These standardsprovideinterchanges at approximately one mile (5,280feet) intervals. PaseodelVolcan right-of-waywillbereservedwithintheLevelAPlanAreaforfuturefreewayrequirementsconsistentwiththestandardsestablishednorthofI-40.

MRCOG policy states “prior to ultimate devel-opment, at-grade intersections with medianopenings other than one-mile intervals may bepermitted.” The intersection spacing proposedalong Paseo del Volcan, south of I-40, providesone-half mile signalized intersection spacing inthe interim,prior toultimatedevelopmentof thefreeway facility. These signalized intersections,consistent with the SAMP and SAMM spacingfor urban principal arterials, would becomeunderpasses in the event the freeway facility isconstructed. The proposed un-signalized inter-sectionsshownwiththeinterimPaseodelVolcan,consistentwiththeSAMPandSAMMone-quartermile spacing for urban principal arterials, willterminate at the frontage roads constructedwiththe freeway facility. This design is similar to theroadway design north of I-40. Consistent withMRCOGpolicy,theaboveproposesaninitialaccesscontrol plan for adjacent and intersecting streets

that will be further developed through locationcorridorstudies.

4.5 TRANSIT

The community vision for Santolina includes avibrantmixed-usecommunitywherepeople“live,work,learnandplay.”Keytoachievingthisvisionisthecreationofawell-designedmulti-modaltravelsystemwithanemphasisontransitandwalkability.This goal will bemet through the operation of atransportation system that links activity centersandtheResidentialVillagesviatransit,bicycleandpedestrianlinks.

Transitmustbefrequent,fastandreliableinorderto effectively reduce regional traffic congestion.TransitservicewithintheCountyareasisprovidedonacontractbasiswithABQRide. This isduetothe fact these service areas are outside the CityofAlbuquerque’sABQRidejurisdictionalarea. AsSantolina grows, the available market for transitridership is expected to grow. This growth will

promote the possible consideration of transitservice by the County, ABQ Ride and Rio MetroRegionalTransitDistrict(RTD).Itisexpectedthesediscussions will occur once the transit marketdevelops within the development of Santolina.It is anticipated that transit service with limitedcommuterroutesandserviceinpeaktransithourswillexpandtofixedrouteswithshorterheadways,ultimatelyleadingtobusrapidtransitsystemoncedemandisgenerated.Thegoalistoprovidesystemsto distribute Santolina residents and employees


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to and from other regional employment andresidential hubswhile providing service to Santo-lina’semploymentcenters.

Consideration has also been given to the bicycleandpedestrianlinkswithinthetransitsystem.Theroadsideandextensiveoff-roadtrailssystemwillbedesigned inacoordinatedeffortwiththe locationofbusstopsandothertransitfacilitieswiththegoalof locating bus stops within reasonable walkingdistance of residential development. The systemwill be designed to encourage transit use andbicyclecommutingwithinSantolinaandthegreatervicinity.

4.5.1 Proposed Transit Concept

The conceptual transit network for SantolinawasestablsihedintheLevelAMasterPlan.Thebackboneof the network is the proposed bus rapid transitsystemroutes. TheLevelAMasterPlanhasbeendesigned to accommodate Residential Villages aswellasclustersofsignificantemploymentcenters.Asaresultofthelandusemixandtransportation

system,opportunitieswillexisttotransportcitizensfromwithinSantolinatootherregionalemploymentcentersaswellasSantolinaemploymentcenters.

The transit network as illustrated extends RapidRideRoute766, theGreenLine, fromthecurrentterminus at Central & Unser Transit Center intotheSantolinaTownCenter. TherouteisextendedwestonCentralAvenuetoAtriscoVistaBoulevard,

south to the road paralleling the Frontage Road,thenwest intotheTownCenter. ATransitCenteris proposedwithin the Level B TownCenter. ThefacilitywillserveasaParkandRideandaswellasahubforfuturecommuterorlocalcirculationbusroutes.

A second major transit route is along DennisChavez Boulevard, providing access to the UrbanCenter.DennisChavezBoulevardisidentifiedasasecondary transit route in the2040MTP,and theRioBravoRailRunnerStationjustwestoftheriverisaprimecandidateforuseasabusrapidtransitor commuter route into Santolina. Additionally,as a principal arterial, Dennis Chavez Boulevardhasbeen identifiedas a roadway segmentwith apotentialdedicatedbuslane.Thisroadwaydesignwould removebuses fromgeneralpurpose trafficastheyentertheUrbanCenter.Thefacilitywillbelocated in close proximity to the post-secondaryeducation facilities and offer Park and Ride lotsaswell as stops for other local or commuter busroutes.

AgoaloftheResidentialVillage,UrbanCenterandTown Center design standards is to locate transitstops/stations within a one-quarter mile walkingdistance from origins or destinations. This is acomfortablewalkingdistancetoencouragetheuseoftransitfacilities. Designstandardswillenhancethe walking experience and safety, encouragingwalkabilitywiththecommunity.

GibsonBoulevardshallserviceasathirdpotentialtransitrouteintoSantolina,allowingaconnectiontotheBridge/WestgateRoute54path.

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The transit plan also illustrates possible circu-lation routes within Santolina. These routes willofferopportunitiesfortransitbetweenresidential,employment, commercial, education and recre-ationareaswithouttheuseofautomobiles.

4.5.2 Transit Ridership

NospecificestimateoffuturetransitusehasbeendevelopedforthisLevelBPlan.However,thelargenumberofjobcenterslocatedalongmajorroadwayswithin the Level B Plan suggests the increasedvisibility, ease and use of transit. Additionally,theextensivetrailssystemfromresidentialneigh-borhoods to transit corridors further promotesalternativemodesoftravel.

4.5.3 Interface with Inter-Model Connections

TheSantolinaTransportationMasterPlanenvisionsan extensive transit system for local circulationalong with commuter or BRT service for regionaltravel. The Santolina transit centers, combinedwith regional service, provide the opportunity toconnectothertransitroutessuchastheCentral&UnserTransitCenter,theAlvaradoCenterandtheNew Mexico Rail Runner Express. The intercon-nectivitywillenable transituserswithinSantolinatoenjoy theentire transit systemavailable in themetropolitanregion.

4.5.4 Transit-Facilitating Features

The Santolina Level A Master Plan includes anextensivenetworkofsidewalks,trailsandon-street

bicycle lanes. This system has been designed tocreate extensive connectivity within the Level APlan Area, promoting the use of transportationmodes between residential neighborhoods andemployment centers. Accessibility is the key toencouraging mass transit ridership. Transit stopsthatarecentrallylocatedandconvenienttopedes-trians should be provided. Pedestrian orientedmixed use developments, including convenientlylocatedshopping,officedevelopment,postoffices,libraries,parks,recreationalfacilitiesandresidentialuse,willhelpcreateanenvironmentconducivetomass transit systems. Transit stops shall provideshelter,comfortableseatingandadequatelighting.Signage shall be provided to illustrate the routesthatserveeachtransitstop.Trashcontainersshouldbe conveniently located. Safe and secure bikestorage facilities are encouraged. The transit stopshouldbedesignedtoblendwiththearchitectureofthesurroundingbuildings.Transitstopsshallbecentrally located, easily accessed from neighbor-hoods,retail,jobsandservices.

4.5.5 School Bus Considerations

ItisanticipatedthatschoolbusroutesmayusethePrincipalandMinorArterials for travel. However,school bus stops will not be located along suchroadways. School bus stops shall be located onCollectororLocalStreetroadwaystoincreasepublicsafetyandlimitimpactstothetravelingpublic.Asspecific school bus routes will not be developeduntil school locations have been identified, LocalStreetswithinSantolinashallbedesignedtosuffi-cientlyaccommodatepotentialschoolbusactivity.

4.6 PEDESTRIAN AND BICYCLE FACILITIES

4.6.1 Sidewalks and Pedestrian Accommodations

The proposed Pedestrian and Bicycle CirculationPlan combinedwith the typical roadway sections,providecompletepedestriancoveragethroughoutSantolina. TheOpenSpace trails systemprovidesopportunities for walking and biking apart fromroadways and vehicular traffic. This systemconnects the residential and commercial areas,allowingforcommutingorrecreationaluse.


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SupportingSantolina’sgoalsofwalkabilityrequiresmaking walking convenient, enjoyable and safe.TheinterconnectedsidewalksthroughoutSantolinaenable short walking trips to bus stops, schools,parks and other neighborhood amenities, aswellas employment centers. Walking within VillageCenterswill be encouraged through landuse andsite layoutdesigncombinedwithpedestrian facil-ities. The goal is to encourage a “park-once”conceptintheVillageCenter.

Marked at gradecrosswalks, pedes-trianactivatedphasesfor street crossingshall be provided atall signalized intersec-tions. Additionally,consideration willbe given to the safelocation of mid-blockpedestrian crossingsthrough the use ofpedestrian hybridbeaconsystems.

4.6.2 Bike Lanes and Trails

The bicycle network provides complete coverageof the Level A Master Plan through on-streetbicycle lanes and the proposed Open Space andtrails system. The bikeway networkwill bemoreextensivethanshownintheBikewaysMasterPlan,asproposedtypical roadwaysectionsalso includebike lanes on all future identified arterials andcollector streets. This design element will allowrecreational bicyclists the opportunity to bicycleoutof travel lanes. Therelatively flat topographyofmuchoftheLevelAPlanArea iswellsuitedtobicycle travel, while the ample Open Space trailnetwork provides opportunities for recreationalbiking.

Theproposedbicyclenetworkconformsto,andisintegrated into, theMRCOGLongRangeBikewaysSystemMap.Themapenvisionsextendingbikewayfacilities on Dennis Chavez Boulevard, AtriscoVista Boulevard, 118th Street, Gun Club Road,Gibson Boulevard, Paseo del Volcan and CentralAvenue. This systemwillprovidedirectaccess tothe extensive network of existing and proposed

bikeways in the metropolitan area, providingopportunitiesforlong-rangecyclingorcommutingforthosesoinclined.

4.7 TRANSPORTATION DEMAND MANAGEMENT

Transportation Demand Management (TDM) is acombination of approaches that provide travelerswithalternativestotheuseofthesingleoccupancyvehiclewhenchoosingtheirtransportationmode.Throughtheprovisionsofoptions in travelmode,travel demand management seeks to influencetraveldecisionswiththegoalofmoreefficientuseofthetransportationsystem.

Several TDM strategies are accomplished throughtheSantolinaLevelALandUsePlan.Theseincludetheextensivesystemofpedestrianandbicyclefacil-itiesthatallowfortravelerstochoosetowalkorridetheir bicycle to their destination. Other land useelements supportingTDMare thecloseproximityandhighlevelofconnectivityofmajoremploymentcenterstoresidentialneighborhoods.Theconnec-tivity between residential areas and employmentcentersisexpectedtoincreasetheshareofpedes-trian and bicycle commuting, thereby reducingthe number of single occupancy vehicles on theroadwaysduringpeakhours.

The roadway typical sections in Santolina alsoprovide dedicated on-street transit lanes, widesidewalks, appropriate street lighting and saferoadway crossings. The roadway network, whencombinedwith the extensive pedestrian and bikenetwork,aswellastransitamenities,maketransitusemore attractive and easier to use. Increasedattractivenessoftransitandgreatertransitusewillalso reduce thenumberof vehicles on roadways,improvetrafficoperationsandreducecongestion.

The large employment centers in Santolina alsoprovideopportunities foremployers tousepublicservice announcements and outreach to educateemployeesandresidentsonthebenefitsofwalking,biking, carpooling and transit use. Transitwill bea key component of the TDM strategy as transitservice becomes available and expands as themarketincreaseswithpopulationandemploymentgrowth.

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foremployees,promotingwalktoworkorbiketowork events, rewards for carpooling, or providingpreferredparkingforcarpoolsandvanpools.Disin-centivesmayincludingrequiringemployeestopayfor parking or designating less desirable parkingareasforthosewhochoosetodrivetoworkalone.

Manyof theabove strategieswill require cooper-ationbetweenboth futureprivateemployersandpublicagenciestofullyachievethegoalsoftheTDMstrategies. In the event traffic congestion beginsto deteriorate below acceptable levels of service,employersshouldbeencouragedtoworktogether,either formally or informally, to implement theabove strategies in order to maximize availableinfrastructure, reduce congestion, maintain airqualityandimprovethetrafficoperations.

Thedesignofemploymentcentersshouldfocusonpromotingalternativemodesoftravel,throughtheincorporationofpedestrianandbicycleaccommo-dations.Employmentandcommercialsitedesignswill be encouraged to locate buildings close totransit routes to limit walking distances from thetransitstopstothebuildings.Doingsowillincreasetransitusebyminimizingtraveldistancesoncethetravelerexitsthetransitsystem.

Employerswill be encouraged to provide variableworkschedulestothemaximumextentpossibletodisburse traffic over longerperiods to reduce theamountoftrafficontheroadwayduringpeakhours.Coordinated education campaigns by employersand retail/commercial development to promotetransit andwalking/bikingwill alsobe consideredinconcertwithBernalilloCountyandABQRide/RioMetro.

In the event voluntarymeasures do not result insufficient changes in driver behavior to maintainacceptable levels of service, other incentivesand disincentives can be employed to encouragechangesintravelbehavior.Thesemayincludeincen-tives such as providing discounted transit passes

Exhibit12:Roadways-LevelBMulti-WayBoulevards


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Exhibit13:PedestrianandBikeCirculationMap

CHAPTER 5ENVIRONMENT AND OPEN SPACE


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5.1 OVERVIEW

Overview of site specific environmental charac-teristics and the physical and environmentalcharacteristics provide the structure for land uselocations,transportationsystemsandnaturalopenspaceswithin the LevelAMasterPlanalongwiththisLevelBPlan.TheLevelBPlanArea ischarac-terizedbyalargemesa,framedbytwoescarpments.The western edge of the mesa area features aseriesofdunesoverlooking theRioPuertoValley,partiallyvegetatedparallelswalesthatrunroughlyeast-westandagroupofnaturaldepressionsinthenorthcentralportionofthePlanArea.

Asaresultoftheexistingtopography,muchoftheLevelBPlanAreaenjoysviewstowardtheSandiaand Manzano Mountains, the South Valley, theBosque and the City of Albuquerque. Elevationsdescend from 6,100 feet at the top the westernescarpment near the community’s westernboundary to approximately 5,575 feet at thetop of the eastern escarpment. The topographythendescends to 5,100 feet at the south easternboundarynearGunClubRoad.PlanningwithintheLevel B Plan Areawas conducted in amanner topreserveandenhancetheuniquelocalandregionalviews.

MuchofthisLevelBPlanAreaconsistsofflatlandson themesawith slopes in the 0-5% range. As aresult, the landwithintheseportionsoftheLevelBPlanAreaishighlysuitablefordevelopment.TheLevelBPlanalsoincludesmajorpublicopenspaceand additional open space characterized as parksandinternalopenspace.Theopenspacenetworkrespectstheexistingtopography,escarpmentsand

land forms tocreate separation fromsurroundingneighborhoodswhilealsocreatingpedestrianlinkstofutureneighborhoods,jobcentersandamenities.

5.2 BIOLOGICAL RESOURCES

ThefollowingisasummaryofbiologicalresourceswithinthisLevelBPlanArea:

5.2.1 Vegetation

Grasses, wildflowers, cacti and brush form thevegetative groundcover of the Level B Plan Area.Several varieties of native grasses are foundincluding mesa dropseed, Indian ricegrass, giantdropseed,spikedropseed,blackgrama,bluegrama,sand dropseed, bush muhly, sacaton and galleta.Brush includesandsagebrush,broomsnakeweed,four-wing saltbrush, yucca, cholla, prickly pear,Mormon tea and winterfat. Wildflower speciesinclude chamisa, purple astor, butterfly weed,paperflower,gumweed,globemallow,bushpenes-tamenanddesertzinnia.

5.2.2 Wildlife

WildlifefoundintheLevelBPlanAreaiscommontotheSouthwestMesagrasslandsandincludesscaledquail, morning dove, jackrabbits,cottontail, rats, prairie dogs,deer mice along with a varietyof reptiles and invertebrates. NolistedorendangeredspecieshavebeenidentifiedinthisLevelBPlanArea.

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CHAPTER 5: ENVIRONMENT AND SERVICES

5.3 ARCHEOLOGY

As part of the Santolina Level A Master Plan,a Class I records search was conducted in May2005. The report included a review of the NewMexico Cultural Resources System (NMCRIS) files.ThereviewdidnotfindanynominatedpropertieswithintheSantolinaLevelAPlanArea.Asapartofthisstudyabriefarchaeologicalon-sitereconnais-sancewascompletedforthereconnaissanceof12transect miles and resulted in the identificationof 14potential additional cultural properties. ThereconnaissanceconfirmedthatthemajorityoftheLevel A Plan Area’s resources are located in theRio Puerco and Rio Grande escarpment areas. Aspreviously stated the escarpment areas are beingdesignatedaspermanentopenspaceareaswithinthisLevelBPlan.AnotherresourcediscussedduringtheLevelAMasterPlanapprovalprocesswastheexistingFAAarrowlocatedjustsouthoftheexistingBisqueDurangoMobileHomePark.ThisresourceislocatedwithintheLevelBPlanTownCenter.

Consistent with the PCC for Level B Plans,WALHcontractedwithMarron&AssociatesforaClassIIsurvey for the Level B Plan Area. This surveywillincludethedevelopmentofarepresentativesample(approximately20percentoftheLevelBPlanArea)tobesurveyed.Thesurveywillfocusonutility,roadcorridorsandlandformswhereresourcesarelikelyto be found. Due to the sensitive nature of thisinformation, access to this report will be limitedtoCountyPlanningandOpenSpacestafffortheirreview.

The results of the Class II survey will be used toprovide additional guidance for the location andtodetermine theprobabilityof cultural resourcesin each area. As a part of future Level C Plans,the identifiedpotential siteswillbe surveyedand

any cultural resources will be addressed at thattime. The information will also be crucial in thefinaldesignandalignmentsofroadwayandutilitycorridorsanticipatedtocrosstheescarpmentareas.

5.4 AIR QUALITY

The Santolina Level B Planmaximizes the oppor-tunitytoachievehighperformancestandardsforairquality.TheopportunityarisesbecausetheMasterPlan characteristics address the most significantairquality factors in theregion;carbonmonoxideandairborneparticulatematter(typicallyindustrialemissions, fugitive dust and pollen). Santolina’semphasisonjobcreationisaprimarydriveroftheabilitytoachievehighairqualityperformance.Thecreation of significant local jobs within industryandbusinessdistricts reducevehicular tripgener-ation, themainproducerofthecarbonmonoxideandotheroxidesthataresoproblematic.Santolinaalsoincorporatesstrategiestodirectlyaddresstheparticulatesmatter.

AnAirQualityImpactAnalysisreportwaspreparedtocomparethe“SantolinaScenario”developmentto theMRCOGMTPTrendscenario. ThisanalysisusedthedatafromtheMRCOGMTPtraveldemandmodelandtheEPA’scurrentMotorVehiclesEmissionSimulator (MOVES) model, developed with localdatafromtheCityofAlbuquerque’sEnvironmentalHealth Department (EHD). To evaluate carbonmonoxide (CO) dispersion at localized locations,microscaleCOHotSpotanalysis,theEPA-approvedCAL3QHCmodelwasused.

ThelastregionalCOviolationwasin1991.COlevelshavebeeninsteadydeclinesincethattime.Currentlevels measure less than 30% of the NationalAmbientAirQualityStandards(NAAQS).

The regional analysis found a slight reduction inpeak hour CO emissions under the “SantolinaScenario” (-0.5%) and a negligible increase in COemissions on a daily basis. Both of these levelchangesareconsideredof littlesignificance,giventhattheregioniswellunderNAAQSthresholds.

CO Hot Spot analysis of the four highest trafficvolume intersections (two Regional, one nearSantolinaandonefuture internal)detects lowCO


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levelsthatremainbelowNAAQSstandardsandareequivalenttolevelsanticipatedintheMTPscenario.

Overall, the analysis found the development ofSantolina isnotasignificant influenceonregionaldeterioration of air quality or localizedHot SpotsduetotheregionalcharacteristicsbeingwellwithinNAAQSthresholds.

5.4.1 Carbon Monoxide

Atthistime,allotherairqualitystandards,asestab-lishedbytheNationalAmbientAirQualityStandards,are not in exceedance of carbon monoxidestandards.Vehicleemissionsaresourcesofcarbonmonoxide, volatile organic compounds and oxideofnitrogen.Airqualitylevelsaremanagedclosely

andtieddirectlytotheVehicleMilesTraveled(VMT)withintheregion.Vehicleemissionsareevaluatedby thequantityofVMTwithin the regional trans-portationsystem.ThecurrentandprojectedvaluesforVMTarefullyevaluatedandapprovedundertheFuture2040MTPwhichisdevelopedbyMRCOG.

Compliancewithlocal,stateandfederalregulationsassociated with vehicular emissions is associatedwiththeapprovaloftheFuture2040MTP.MRCOGis responsible for making a conformity determi-nation on the MTP for the region in accordancewith theCleanAirAct andEPA regulations. TheMTPmustalsobeapprovedbytheFederalHighwayAdministration and must conform to the StateImplementation Plan Revision: Limited Mainte-nancePlanforCarbonMonoxideforAlbuquerque/Bernalillo County, New Mexico. Lastly, the MTPmust conform to the regulations administeredby the Albuquerque Bernalillo County Air QualityBoard(Board).TheBoardisthefederally-delegatedairauthorityforAlbuquerqueandBernalilloCountyandensurescompliancewiththeFederalCleanAirActandtheNewMexicoAirQualityControlAct.

Withregardtospecificimpactsfromthetranspor-tationsystemdeveloped for theSantolinaLevelBPlan,itisimportanttoestablishthattheexpectedemployment and population growth associatedwith the Santolina Level A Master Plan is incor-porated in the approved 2040 MTP. The MTPapproves projected VMT for the region, through2040, based on expected land use and travelpatterns. While growth has been modified as aresult of the Santolina Level A Master Plan, theoverallregionalparametersforpopulationgrowthhave beenmaintained. As a result, on a regionalbasis all VMT associatedwith the Level AMasterPlan development have already been consideredintheregionalairqualityconformityanalysis.Thefindingsoftheanalysisalignwithalllocal,stateandfederalairqualitypolicies.

Travel demand modeling performed in the LevelB Plan indicates no regional increase in vehicleemissionsorairquality impacts. TheLevelBPlanprovides foragriddedstreetnetwork (minimizingtime on the street when driving is necessary),transitaccommodationdesignfeaturesinitsneigh-borhoodsandcommercialareas,trailsandbikewayswhich encourage non-vehicular (non-emission)transportationmodesandmixedusedevelopmentconcepts. These land use features, combinedwith advances in automobile technology such asincreasedadoptionofhybridandelectriccars,arelikelytoleadtoadditionalairqualityimprovements.The2025modelingresultsindicate,whencomparedto the 2040MTP roadway network in the criticalPMpeakhour, a 1.8% reduction inVMT, an8.6%reductioninVehicleHoursofTravel(VHT),a21.6%reductioninVehicleHoursofDelay(VHD)aswellasa7.4%increaseinaveragespeed.

While the 2040 Santolina Level B Plan PM peakhour forecasts a 2.5% increase in VMT, othercritical parameters for air quality evaluationweremarkedlyimproved,offsettingtheincreaseinVMT.

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For example, the 2040 Santolina VHT forecasts2.9% reduction and a 4.2% decrease in vehicledelay. Average vehicular speeds also increase by5.6% when compared to the 2040MTP roadwaynetwork.Thereisalsoa9.5%reductioninSantolinaVMT on roadway links that are over capacity (v/c>1.0)becauseSantolinaemploymentcentertrafficutilizes under capacity roadways as employeestravelincounter-commute.Thisisachievedthroughmorningwest boundmovement to Santolina andeastbound trafficmovement in theevening. Thistrafficpatterntranslatesintoan11.7%reductioninthepercentageofPMpeakhourVMTonroadwaylinksthatareovercapacity.Aprimarycontributorto air quality impacts associated with vehicleemissions is vehicle delay (VHD). The modelingresults also indicate a 21.6% decrease in VHD in2025 and 4.2% decrease in 2040. These resultsindicatetheSantolinaLevelBPlanshouldresultinairqualitybeneficialtotheregion.

Ofparticularnote in theefforts to reducecarbonmonoxides is the current regional programs suchas:

• OxygenatedFuelsRegulations

• VehicleEmissionsTesting

• MunicipalCleanFuelsFleets

5.4.2 Particulate Matter

Generally, the particulate matter components ofthe most interest are fugitive dust, woodburningactivities,industrialemissionsandpollen.FugitivedustcontrolisasignificantconcernintheCounty,often the result of construction activities and theuseofdirtroads.Roads,trailsandparkinglotswillbepavedorappropriatelysurfacedinSantolinatominimizedustgeneration.LIDpractices,governinggrading and ground disturbance approaches todevelopment,willalsobeutilized.Vehicularaccessto and use of open space areas will be strictlyenforced.

Woodburningactivitieswillcomplywithapplicablecodesandrules,includingthecurrentwoodburningrestrictionstypicallyenforcedduringthewinterintheCounty.

Industrial and manufacturing emissions typicallyfromstationary sourcesare regulatedbymultiple

local, County, state and federal regulations. ThistypeofdevelopmentinSantolinawillbeheldtoahighstandardandmustcomplywithallapplicableregulations.

Pollen isasignificanthealth issueformany intheregion. Santolina will employ careful design oflandscaping palettes within the Santolina LevelBPlanArea, resulting ingreatly reducedairbornepollen.AllapplicableCountyorregionalregulationsforpollencontrolwillbecompliedwithstringently.

5.5 STORMWATER SYSTEM DESIGN APPROACH

TheLevelBPlanwillprovidecreativeandinnovativestormwater quality and management practicesto complement themixof landuses. The LevelBPlan drainage solutions will incorporate provenmanagement practices such as underground andchannelized systems. Additional solutions mayincorporate naturalistic surface drainage systemsintertwined within the community open space,parksandtrailssystem.The Level B Plan establishes guidelines for “…conceptualdrainageplanformanagementofwater-sheds and floodplains and preservation of arroyocorridor multiple use opportunities” as requiredby theplannedcommunitiesLevelBPlancriteria.More detailed stormwater management will bereviewedwithsubsequentLevelCPlans.SuchLevelCPlansandapplicationsfordevelopmentwillutilizethegreaterclaritysitespecificdevelopmentplansto prepare immediate vicinity drainage masterplans.ThestormwatermanagementstrategywithinSantolinarequiressubsequentLevelCPlanswhichwillprovide:

• Protection of undeveloped and developedpropertyfromfloodingin100yearevents


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• Sustainable infrastructure approachesfor the control, conveyance, storage anddischargeofstormwater

• Improved stormwater quality by the useof retentionanddetention facilities (whichtrap sediment, pollutants and more, inaccordancewith the recently promulgatedMunicipal Separate Storm Sewer System(MS4)permitrequirements

• Compliance with MS4 permit require-ments, as adopted by the County for allnew residential and non-residential devel-opment and redevelopment projects thatdisturb greater than or equal to one acre,including projects less than one acre thatarepartofa largercommonplanofdevel-opmentorsale.

• Water harvesting techniques on the mesafor shallow groundwater recharge andlandscapeirrigationneeds

• Recreational active opportunities such asparkland,playgroundandtrails

• Multi-purposewatersurfacefacilities.

AllsubsequentLevelCPlanswillprovideinputandapproval from the County and other applicablejurisdictions.

As with any significant stormwater managementsystem, the Santolina public stormwatermanagement system will include many distinctcomponents based on existing ground and basinconditions as well as those components dictatedby the Level A drainage plan. These componentswill requireongoingmaintenanceandoperationalattention.

ThemajorcomponentsofthisLevelBPlandrainagemanagementsysteminclude:

• Closed basin detention systems, includingmajor/minorretentionponds,waterqualityfacilities and infiltration devices. In thiscontext,retentiondescribesthepermanentstorageof collectedstormwaterwithin theLevelBPlanArea(orotherlandwithintheLevelAPlanArea)withnooff-sitedischargetoanywaterbodies.

• For example, this system would be appli-cableinthenorthwestportionofthisLevelB Plan Area (primarily the Industrial andBusiness Park) and in the far southeastportion. This system would work well inthis area due to the existing historicaltopographic conditions which includedepressionswithnodischargetoariver.Inthis area, drainagewill be connected andtransportedtoconstructedretentionpondsystemslocatedintheexistingdepressions.Stormwater will be discharged over timevia evaporation, vegetative transpirationandinfiltrationmethodsaswellaspotential

reuse for landscape irrigation. Taking intoconsiderationthecyclicalnatureofstorm-water, recreational opportunities are alsoavailable for the creative design of theseretentionponds.WALHwillcoordinatewiththeCountyand/orAMAFCA toobtainuseagreements for any facilities envisionedas parkland within the community. Individualdevelopmentprojectswithinthisclosedbasinareamayconsider100%waterharvesting onsite of the site’s developedflows, subject to verification of possiblefuturerestrictionsbymulti-siteLevelCareaplans that may demand the stormwaterrunoff for collective community retentionfacilities.

• Controlled discharge detention facilities includemajor/minordetentionponds,waterquality facilities and infiltration devices.The remainder of the Level B Plan Area(excluding areas definedwithin the closedbasin retention systems above) comple-ments this drainage strategy. With this

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strategy,limitedon-siteandpublicretentionoccurs as part of stormwater quality/MS4 practices. However, the majority ofthe drainage is only detained, or delayed,before being discharged to conveyancesthateventuallyreachtheriver.Aspreviouslydiscussed,retentionfacilitiesanddetentionfacilities also provide ample opportunitiesformultipleuses.

• Stormwater conveyance systems includevariations and combinations of under-groundpipesandopenchannelstoconveystormwater through and around desig-natedcorridorswithintheLevelBPlanArea.These corridors will typically be locatedin preserved, existing arroyos or withineasements or right-of-ways required fordrainage conveyance. Situations may arisewhere such easements or right-of-waysare required to remove stormwater inorder to preserve an existing arroyo andreduce erosion andmaintenance. In thesesituations thecorridorswillprovideoppor-tunitiesforthelinearparksandlinkswithinthecommunitytrailsystem.

• PertheMS4guidelines,stormwaterqualitymanagementsystemsmustbeemployedonall subsequent Level C Plan developmentsites within this Level B Plan Area. ThesemanagementsystemsmanagetheEPAWaterQualityVolumeof stormwater runoff fromthedevelopedsite.TheEPAWaterQualityVolume is the stormwatercollectedby thedevelopmentsite’simperviousareasduringsmaller but more frequent storm events.Theseareapproximatelyatwoyearstorm,2-hour storm event. Previous areas withina development do not create any runoffin such small storm events. LID strategies

effectively helpmaintain high downstreamstormwaterqualitylevels.Privateandpublicsitedevelopmentpracticeswillberequiredto incorporate LID and other green devel-opmentpracticesthat improvestormwaterquality andharvest stormwater. To a greatextent, LID practices mimic the existingpre-development conditions of the land inwhichmoststormwaterrun-offremainsonsite.

TypicalLIDpracticesmayinclude:

• Depressedlandscapebio-retentionareas

• Bioswales

• Infiltrationtrenches

• Perviouspavers

• Landscapedmedians

• Floatablecaptures

These measures will be employed only to theextent they do not violate Rio Grande Compactagreements.

5.5.1 Drainage Systems Management and Operation

Public stormwater infrastructure generally refersto drainage infrastructure owned andmaintainedby public agencies such as the County, AMAFCAand NMDOT. Private stormwater infrastructuregenerally refers to smaller on-site stormwaterinfrastructurerequired,ownedandmaintainedbyprivatepropertyowners.Suchprivatefacilities,mayinclude those associated with commercial devel-opment,privateparksandhomeownerassociationfacilities.


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Itisanticipatedthatmuchofthepublicstormwaterinfrastructure within Santolina’s closed pondingsystems will be owned and operated by theCounty. These infrastructure systemswill be sitedwithinpublic right-of-way toaccommodatepublicownership,operationandmaintenance.Itisantici-patedAMAFCAwillown,operateandmaintainthemajor drainage channels and detention facilitiesrequired within those basins discharging storm-watertothesouthandeast(totheriver).Bothofthese agencies have a longhistoryof stormwateranddevelopmentintegrationofpublicandprivateprojects.

5.5.2 Phasing

Stormwatermanagementsystemswillbephasedtomatchthedevelopmentprogresswithin theLevelBPlanArea.Asdiscussed,thisLevelBPlanfocusedontwotimelinehorizons;2025andfullbuildoutin2040.

5.6 ENERGY EFFICIENCY AND ALTER-NATIVE ENERGY SOURCES

This Santolina Level B Plan embraces the designprinciples of energy conservation within thecommunitywiththegoalsto:

• Evaluateenergyusewithinthecommunity

• Identifyrenewableenergyresources

• Encourage production, recycling and reuseofresources.

Energy costs play a significant role in the homebuying process. According to the US Departmentof Energy’s Building Technologies Program*, thecurrent 2009 International Energy ConsumptionCode(IECC),savesNewMexicoresidentsanaverageof15%onenergycosts.Thisresults inanaveragesavingsof$225perhouseholdonenergycostsperhousewiththe2009IECC.

AspartofSantolina’ssustainabilityprogram,andinkeepingwithbuilder trends towardsmoreenergyefficient construction practices and products, allconstruction within Santolina is encouraged toadhere to the standards of the EPA Energy StarCertifiedNewHomeProgramortheNationalAssoci-ation of Homebuilders (NAHB) Home Innovation

ICC 700NationalGreenBuilding Standard (NGBS)CertificationProgram.

EnergyStarcertifiedhomesaredesignedandbuiltto includeenergyefficient features,materialsandequipment that delivers enhanced performance.Home designs consider local conditions, utilize

climate specific energy savings techniques andappropriate energy efficient features to provideenergy savings up to 30% compared to standardhouses.Singleandmulti-familyhousesconstructedto the NAHB’s ICC 700 NGBS are designed andconstructed to bring aminimum 15% increase inenergy efficiency. Each new house is certified tomeet established criteria for energy efficiency,waterandresourceconservationaswellasindoorairquality.Residentswillrealizethecostsavingsofcertifiedenergyefficienthomeswhileenjoyingthequality,durabilityandcomfortofwell-designedandbuilthouses.

The large industrial and business parkwithin theLevel B Plan provides the opportunity for alter-native energy production. Potential sources ofenergyproductionincludesolarpanelfields,windgeneration facilities and other alternative fuelpoweredfacilities.Additionally,opportunitiesmaypresent themselves for the development of facil-ities that create construction materials such asmasonrymaterialorlumbertrussplants.Suchfacil-ities would greatly reduce the required distanceto transportmaterials toconstructionsiteswithinSantolina.

*U.S. Department of Energy Impacts of the 2009 IECC for Residential Buildings at State Level.

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5.7 TERRAIN MANAGEMENT PLAN

Terrain Management Planning in the SantolinaLevelBPlan is intended tomitigate theeffectsofstormwater runoff, dust collection, soil erosion(water and wind) and other natural habitat lossthatmayotherwiseresultfromnewdevelopmentconstruction. The mitigation goals apply to bothnewdevelopmentareasandexisting,undisturbed

natural terrain within the Level B Plan Area. Theprimarysystemsofterrainmanagementinclude:

• LID practices which seek to mimic naturalrainwatersystemstoreducerunoffvolume,increase infiltration and filtration andmoderate the rate and quality of runofffromadevelopmentsite

• Stormwater quality enhancement andprotection

• MS4compliance(EPA).

Often these systems are combined to achieve amorecomprehensiveandeffectivesitesolution.

5.7.1 Low Impact Development

The Santolina Level B Plan shall require that thefollowing site development LID measures (orsimilar),beconsidered,addressedandwhereappli-cableandpractical,implementedinallLevelCPlandevelopmentsubmittals:

• Phased site grading requirements thatminimize the extent of open gradingoperations at any time andmatch gradingoperationstotheactualpaceofdevelopment

• Sitegradingplansthatminimizetheamountanddepthof grading cutson the site, i.e.,seek toworkwith the natural site terrain,wherepractical

• Revegetationofalldisturbedareas,includinglong termmaintenanceof the revegetatedlandsurfaces

• Construction practices, such as regulardirt wetting and compaction practices, tocontrolerosionandblowingdust

• Protection of steeper slopes withindevelopedareas throughproper landscapedesignandtreatment


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• Protection of undeveloped steeper slopeswithin open space areas with attentiontoward promoting native plant growth ifappropriate, along with thoughtful designof trails through open spaces with slopeandnativevegetationprotectionandprohi-bition of off-road vehicle travel (exceptfor construction activity, emergencies,operationandmaintenanceneeds)

• Combined LID and traditional engineeredsolutionstoachievetheobjectivesofstorm-watermanagement, such as LID and floodcontrolgoals

• Exercise extreme care in design to reducebottom and side erosion, headcutting andaesthetic damage. Available techniquesinclude runoff dispersion, distributedsubsurface storage, energy dissipationsolutions,connectionsattheflowlineofthereceiving natural arroyo, check structuresalongsystemswheredischargeofrunoffistoexistingnatural arroyos. Consider inducedmeandering of existing natural arroyosystems when these arroyos will receivedeveloped site runoff. This techniquewillreduceheadcuttingandsevereerosion

• Encouragebuilderstoemploybestpracticesinthemannerdescribedabove.

• Minimize activity, construction and devel-opment of facilities in the sensitiveescarpmentareasofSantolina.

5.7.2 Stormwater Quality Enhancement and Protection

NewdevelopmentsitesshallberequiredtomanagetheEPAWaterQualityVolumeofstormeventsasdescribed in Section 5.5. The EPAWater QualityVolumeisthestormwaterrunofffromsmallstormevents and the first stages of runoff from largerstorms.TheEPAWaterQualityVolumeisgenerallydefined as the runoff from an approximate twoyear,2-hourstorm.Sincetherewillbe little tonorunofffromperviousareasfromatwoyearstorm,onlyrunofffromimperviousareasisconsideredintherequiredtreatmentvolume.

In addition to LID techniques, stormwater qualityenhancement and/or protection practices willbe required in the Santolina Level B PlanArea tomanage the EPAWater Quality Volume of stormevents. Typical such site design practices mayinclude:

• Compactsitedesignwhichstrivestoreducethe scale and extent of impervious areas,i.e.,rooftops,parkinglots,roads,etc.

• Water harvesting through infiltration ofstormwaterusingperviousswales,perviouspavements, green roofs, subsurface storm-water detention/infiltration, rain gardens, depressed landscape/bio-retention areas,bioswale and biofilters, landscape convey-ancesandinfiltrationtrenches.

• Sitepaving,pedestrianandtrailsmayincludesuchmeasuresasperviouspavers,open-cellstructureswithgravel,perviousconcreteorasphalt, gravel parking lots, undergroundcisterns,planterboxes,etc.

• Adequate landscape/open space buffersbetween developed areas, to capture theEPAWaterQualityVolume.

• Limit modifications and disturbance tonaturaldrainageways.

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Exhibit14:StormwaterMasterPlan,2025

Exhibit15:StormwaterMasterPlan,FullBuild


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Common site planning guidelines and practiceswhichaddressstormwaterqualityfromlocalregula-tionsmaybeemployedwithinthisLevelBPlan:

• To the extent possible, maximize areadedicated to stormwater treatment. Spreadingrunoffoveralargerportionofthesitecanhelpreducelessdesirabletreatmentstrategiesthatrelyonundergroundcapturealongwithdeepbasinsthatcanbedifficulttomaintain.

• Reduce runoff to the maximum extentpractical to more closely match naturalconditions. Drain impervious areas tolandscape areas and minimize the sizeof directly connected impervious areas. Reduce the amount of impervious areas,i.e., use porous pavement or gravel forlow-useoremergencyaccess.Additionally,select treatment techniques that promoteinfiltration.

• Integrate stormwater quality managementandfloodcontrol,whenpractical.Ifthesiteistodetainrunoffforfloodcontrolpurposes,thefacilitycanbemodifiedforstormwaterquality by raising the overflow elevationabovetheEPAWaterQualityVolume.

• Landscape stormwater management facil-ities. A stormwater management facilitymay be an attractive addition to the site,rather than just a depressed dirt area. Additionally, landscaping will minimize thepotential for erosion reducing long termmaintenanceconcerns.

• Consider surface conveyance as an alter-nativetopipes.

• Design facilities for easier maintenance. Fine soilsmay clog void spaces over time. Designsmayconsideracaptureareaforfinesoils where stormwater enters the facilitythatcanbeeasilyreplacedormaintained.

• Amend the soil to allow for improvedinfiltration.

5.7.3 Municipal Separate Storm Sewer System (MS4)

ProtectionoftheRioGrandeandimprovingregionalstormwaterqualityisofparamountimportancetotheCountyandSantolina.AsrequestedintheLevelAMasterPlanconditionsofapproval, thisLevelBPlancommitstoconformancewithEPA-issuedMS4permitprovisionsorotherrequirementsthatmaybeissuedfortheCountyurbanizedarea.

MS4 permit requirements generally include thefollowing:

• Find and eliminate non-stormwaterdischargesthataresourcesofpollutionthatareharmfultotheRioGrandehabitat

• Monitor and minimize the release ofpollutants, sediment, trash and debrisfromconstructionsitesduringconstructionactivities

• Implement LID practices in an effort toreduce the amount of stormwater runoffthatcanleaveasiteandentertheCounty/AMAFCA/Citystormdrainagesystems

• Ensure that stormwater controls aremaintainedandinspectedonaregularbasis(duringandfollowingcosntruction).

5.7.4 Drainage

Duetotheirpredominantwesttoeastorientation,thearroyosinthisareapresentanopportunityfortheirdesignateduseassceniccorridorswithspec-tacularviewsoftheSandiaandManzanoMountainRanges.Arroyosshouldbeviewedasasignificantdesignfeaturetobeincorporatedintothesiteplan-ning for new development. Joint development ofdrainagewaysanddetentionbasinsforopenspaceand recreational use is encouraged. Arroyos andother natural drainageways should be preservedin their natural statewhenever possible. The useofrip-rapandnativevegetationinsteadofconcretefor lining drainageways is encouragedwhen fea-sible.On-sitedrainage, includingrear-lotponding,isencouraged fordecreasing streetflowsand theneedfor large,unattractivedrainagefacilities.De-tentionpondsandotherwaterharvestingmethods

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canbeutilizedtosupplementlandscapeirrigation.ABCWUAoffersincentivesforrainwaterharvestingthatshouldbeinvestigatedduringwateranddrain-ageplanning. Theuse of rear yard alleys andpe-destrianwaysmayalsobeusedfortheconveyanceofdrainage.Cutandfill requiredbydrainageanddetentionfacilitiesshallberoundedwheneverpos-sibletoavoidsteepunnaturalslopes.

5.8 SOILS

Inordertoinvestigateandevaluatethesite-specificsoilconditionsofSantolinaintheLevelBPlanArea,professional geotechnical services were engaged.Furthermore, existing governmental publications(NCRS)werereviewedforadditionaldataandsoilguidance.

Theanalysisandresultsfromthesite-specificsoilsinvestigations concluded there are no geotech-nical conditions underlying the Level B Plan Areawhichwouldsignificantlyandadverselyimpacttheconstructionofinfrastructureexpectedwithdevel-opment activities. The subsurface soil conditionsacrosstheLevelBPlanAreaarerelativelyuniform,consisting predominantly of silty and/or clayeysandsandrelativelycleansandswhichextendthe

full length of boring depths. These soils rangefromlowplasticitytonon-plasticandaregenerallymediumdensetoverydense.Nobedrockorfreegroundwaterwasencounteredinanyoftheborings.Thegeotechnicalanalysisalsoprovidespreliminaryrecommendations regarding foundation designandslabsupport,allowableslopesandgeneralsitegrading. The Level B Plan Area soil profiles are presentedin governmental NCRS publications. As shownon Survey map, Exhibit 16: Soil SurveyMap, theescarpmentareasoftheLevelBPlanAreaconsistofBluepoint-Kokansoils,whiletheLevelBPlanAreamesatopconsistsprimarilyofMadurerloamyfinesandsandMadurer-WinkassociationwithpocketsofPajaritoloamyfinesands,WinkfinesandyloamandBluepointloamyfinesands. The NCRS publications identify these soils assuitable for community development, withappropriate remediation measures if and whererequired. Allof thesoils in theLevelBPlanAreaarefurthercompatibleforstormwaterpercolation.CompliancewithCountygradingandgrounddistur-bance policies and codeswill be strictly enforcedduringdevelopmentofthisLevelBPlanArea.TheSantolina Terrain Management Plan addresses

Exhibit16:SoilSurveyMap


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these requirements of development in greaterdetail. In regional context, the Santolina Level BPlanAreasoilsareverysimilartothesoilsinlarge,alreadydevelopedportionsoftheCityandCounty.

SimilartomuchofthefarwestmesaeastoftheRioPuercoValley’seastescarpmentwithintheCounty,Santolinaencompasseslargeareasofdinerelatedsoils. These soils are subject to wind and rainerosion.SimilartothegeneralpracticesemployedinLIDdevelopment,(seeSection5.7.1LowimpactDevelopment) techniques used to prevent excesswinderosionduringconstructionanddevelopmentmayinclude:

• Phasedsitegradingandcoordinatedgradingoperations

• Sitegradingplansthatseektoworkwiththenaturalsiteterrain,wherepractical

• Revegetation of all areas disturbed byconstruction

• Construction practices to control erosionandblowdust,suchasregulardirtwettingandcompactionpractices,windfencesandwindows

• Protection of undeveloped steeper slopes(10%orgreater)

• Exercisecareinsitedesigntoreducebottomandsideerosion,headcuttingandaestheticdamage

• Encouragebuilderstoemploybestpracticesinthemannerdescribedabove.

CHAPTER 6UTILITY INFRASTRUCTURE AND SERVICES


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6.1 WATER SYSTEM

TheSantolinaLevelBPlanwillprovideasustainableandreliablewatersupplytoresidentsandbusinesseswithintheLevelBPlanArea. Thecommunitywillemploy water conservation practices in accor-dancewithallCountyandABCWUAregulationsandpolicies.

The Santolina Level B Plan commits to join theoverall community and be responsible stewardsof the southwest water heritage. Additionally,Santolina commits to cooperatively work towardlocal,stateandregionalgoalstoreducewaterusageandsecurenewsourcesofwatersupply.Withthiswater conservation commitment the encouragingtrendofrecentyearsinwhichwaterusagereducedfrom251gallonsperpersonperdayin1995to135gallonsperpersonperdaytodaywillbecontinued.Continued success in water conservation in theCountyisimportanttohelptheregionmanagetheeffectsof long termdroughts and climate changeexpectations.Thedownwardwaterusetrend,evenas population increases in the ABCWUA servicearea,isportrayedbythefollowingprioryears’percapitausageandtotaldemand(usage)projectionsforyear2060:

The reduced water usage in the region’s waterserviceareahashadsignificant,beneficialimpactssuch as rising groundwater aquifers, declines inconsumptive water use, opportunity to developgroundwater ‘safety reserves’ and reducedriver depletions from groundwater pumping.Additionally, the 2007WRMS projected that newwater supply may not be required until approxi-mately2050,basedprimarilyontheseconservationefforts. Current water usage data (135 gpcd)suggests that 2050 date may be extended evenfurther.

The Santolina Level B Plan recognizes the oppor-tunitytoutilizenewdevelopmentbuildingstandardsand practices to achieve significantwater savings

overtime.TheABCWUA2017WRMSdraftstatesthatnewconstructionisexpectedtousebetween25 and 50 percent less water relative to existingresidential properties. The report also states thattherelativelyrecentMesadelSolresidentialdevel-opmentusesabout30%lesswaterthanthecurrentresidentialaverage.

Additionally, the opportunity to potentially utilizewater reclamation methodologies such as highlytreated wastewater from the proposed onsitewastewater treatment facility in Santolina, couldaid in the ‘smart growth’ aspects of the CountyABCWUAtoaccommodategrowth.

ThisLevelBPlanwilljointheregionalwaterconser-vation planning strategies that have producedsignificantbenefitsfortheregionincluding:

• Raisingaquifer/groundwaterlevels

• Increased underground water storagelevels(aboutonemillionacre-feetsincethe1990’s)

• Declining consumptive use projections(reducedfrom204,000acre-feetin2060asestimated in 1997 to 170,000 acre-feet in2060asestimatedtoday)

• Reducedriverdepletionsfromgroundwaterpumping.

On a regional basis, Santolina will continue theconservationpractices thathavedecreasedurban(municipal and industrial) uses to approximately9% of all statewidewater usage. In comparison,agricultural uses account for approximately of50-60%ofstatewidewaterdemand.

Climatechangevariabilityhasalsobecomeacriticalfactor in the ABCWUA’s analysis of future watersupply.Currentwaterresourcesplanningisutilizinglow,mediumandhighwaterdemandprojectionstoaidintakingintoaccountthevariabilityofclimatechange, population and other factors. In otherwords, the community’s investment in renewableriverwatersupplywillbenefitforyearstocome.

6.1.1 Serviceability Letter

In July 2014, the ABCWUA provided a letterof serviceability to the County indicating their

TABLE 9: 2060 Water Usage Rate and Water Demand (Usage) Projections

2060 Water Usage Rate and Water Demand (Usage) Projections

1997 WRMS 2007 WRMS 2017 WRMS175 gpcd 150 gpcd 135 gpcd204,000 ac-ft 175,000 ac-ft Appx 170,000 ac-ft

*ABCWUA Figures

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CHAPTER 6: UTILITY INFRASTRUCTURE AND SERVICES

capabilityandcapacitytoservetheSantolinaLevelAMasterPlan,providednormalapprovalprocesseswerefollowed.

6.1.2 ABCWUA Development Agreement

WALHispursuingaDevelopmentAgreementwiththe ABCWUA regarding water service. The keyelementsofthisDevelopmentAgreementinclude:

• Development commitment that complieswith ABCWUA existing guidelines, policiesandcurrentlevelsofservice

• Residential, industrial and commercialwater conservation provisions, guidelinesandstandards

• Infrastructureimprovements,storage,watersupplycharges

• Timing,phasing,responsibilitiesandmainte-nanceofwaterfacilities.

The final Development Agreement’s terms andconditionswill complywith the Santolina Level AapprovalsandtheABCWUAwatersystemstandards,guidelinesandcurrentLevelsofService(LOS).

6.1.3 Water System Planning

The proposed Santolina Level B Water Systemremains consistent with the system as proposedwith the Level A Master Plan approval. In theLevel A Master Plan and in this Level B Plan, atypical baseline service approach and standardlevelofservicefortheABCWUAwatersystemwaspresented. The service approach utilizes severalkeysystemdesigncomponentstoservetheLevelBPlan.Thesecomponentsinclude:

• Water is supplied by extension of existingunder-utilized ABCWUA water deliverysystemsfromnorthof I-40andtheLevelBPlanArea.

• Participation in new water supply acqui-sitionbypayingaWaterSupplyCharge.ThischargefundstheABCWUAprocurementofnew water rights and other water supplyinitiatives

• Provision for the eventual implementationofreclaimedwastewater,madepossiblebyanewpotentialwater reclamation (waste-water treatment) plant to provide watersupplytoappropriatelanduses.

It is understood by all parties that the currentplanningoftheSantolinaMasterPlanwatersystemisconceptualonlyandhasnotyetbeenadoptedbytheABCWUA.

6.1.4 Water Conservation Plan

Santolinaiscommittedtowaterconservation.TheLevel B Plan proposes to comply with, supportand cooperate with the ABCWUA’s 2024 WaterConservationPlan (July 2013). This planproposesa 135 gpcdwater usage rate for 2024. However,aper capitawaterusageof135gpcdhasalreadybeen achieved. As part of the draft 2017WRMSupdate process currently underway (updating thecurrent 2007WRMS), this 135 gpcd goalmay bemaintained as is for future planning for variousstrategic reasons. Santolina will participate withall initiatives and goals established by theWRMSupdate, when made available as applicable andassuchinitiativesareimplementedacrossthefullABCWUA service area. Achievement of the 135gpcd,orbetter,isdependentonapplicationofthecodesandpoliciescurrentlyintheABCWUAservicearea,whichhavealreadyachievedanoutstanding135gpcdusagelevel. Further, since 2010, the County has establishedstringent water conservation requirements forboth commercial and residential land uses. TheWater Conservation Ordinance requires all newconstruction in the County meet certain specifi-cations that are designed to reducewater usage.These specifications are applicable to the LevelC site development plan or subdivision level ofplanning and review. The specifications generallyincludethefollowingrequirements:

• Reductionofplumbing fixturewaterusageby20%comparedto2006BuildingCode

• Forlargersites,submittalofawaterconser-vationplanforoutdooruses

• Provide a landscaping plan identifyinglow-wateruseplants,nosprayirrigationandSmartIrrigationControllers


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• Forlargersites,highwateruseplantingsarelimitedto10%ofthelandscapearea

• UseofEPAWaterSensefixturesinbuildingsandstructures,orachievingBuildGreenNewMexicoBronzeCertification(residential)

• Waterharvestingapproachesonsite

• Disclosure Statements, where applicable,that make purchasers aware of the waterconservationrequirements

• WaterConservationPlansforlargeandverylargeusers

• Inspection of irrigated landscaping areasandirrigationsystems.

Santolina will require Developers and buildersto comply with the County Water ConservationOrdinanceandfutureupdates,asapplicable,imple-mentedthroughouttheCounty.

6.1.5 General Water System Elements and Groundwater

The typical ABCWUA water system applicable tothisLevelBPlanisdelineatedintoboth:

• Pressure zones, representing ranges ofacceptable service pressures based ongroundelevations,and

• Trunk zones, representing the transfer ofwater in an east-west direction betweenreservoirs throughout the water pressurezones.

ThefullbuildoutofthisSantolinaLevelBPlanAreaspanselevationsrepresentingwaterpressurezones5WR through 8W. These zones serve customersbetween elevations of 5,485 and 5,945 feet.Santolina is located primarily within the AtriscoTrunk,butalsowithinthenorthernreachesofthePajaritoTrunk.TheCollegeTrunk,locatednorthofI-40,hasbeendesignedandconstructedtoprovideservice to Zone7Wnorthof I-40. This trunkhasexcess capacity within its infrastructure to serveSantolina (Zones 5W-7W) for an extended timeperiod.

ThegroundwaterdepthwithinSantolinaisapprox-imately 700’-1000’ below the ground surface.Water supply wells are not planned within theSantolina Level B Plan Area at this time. AquiferrechargeutilizingfutureSantolinatreatedeffluent(reclaimedwater) isalsonotcontemplatedatthistime. Similar to most County and the City areas,

Exhibit17:WaterSystem,2025

91


watersupplywillgenerallycomefromoutsidetheLevelAPlanAreafromexistingsources.

6.1.6 Proposed Water System Infrastructure

Santolina Level B planning has reviewed waterserviceintwomajorphases:

1. The2025Phaseisadevelopmentareathatisanticipatedtobeconstructedby2025

2. Ultimate buildout of the Level B Plan,anticipatedin2040.

The2025andfullbuildoutareillustratedonExhibit17: Water System, 2025 and Exhibit 18: WaterS4stem,FullBuildout.Boththeproposed2025and2040LevelBPlanAreawatersystemsareconcep-tuallyproposedtobeservedbysupplywaterfromthe College Trunk water system infrastructureexisting on the north side of I-40. The proposedsystemincludesthefollowingmajorinfrastructure:Zone6Wand7Wwatertransmissionlinecrossingsof I-40,withappropriatepressurereducingvalvesandwatertransmissionlines.

AsdepictedontheExhibit19:ABCWUAWestSideWater System Trunk Zones the Santolina Level BPlanAreawatersupplywouldbeconveyedfromtheappropriate College Trunk facilities southward totheAtriscoTrunkZone6W,7Wand8Wwaterdistri-butionsystemsintheLevelBPlanAreaandtoZone5W via pressure reducing valves. Water storageat theOttoReservoir, BCIP and the7WReservoirtanks,enhancedasneededtofitthedevelopmentpace,wouldthenservetheSantolinaLevelB2025and2040development.

A small upper portion of the Santolina Level BPlanArea in the Industrial and Energy Park, lyingin Zone 8W west of Shelly Road, is preliminarilyplanned (perhaps beyond 2025) to be served bylineextensionfromtheCollegeTrunkelevated8Wreservoir. However, under the 2025 Phase condi-tions, temporary alternatives forwater service tothe8Wzonemaybeallowed.

The proposed Santolina Level B water system, aspreviouslydescribed,isconceptualinnatureatthistimeandsubjecttochangeasdevelopmentoccursintheLevelBPlanArea,orastheABCWUAreviewsthewater systemMaster Plans presented herein.Asstatedpreviously,theupdatetotheWRMSandthe subsequent ABCWUA Santolina Development

Exhibit18:WaterSystem,FullBuild


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Agreement,mayproducewatersystemchangesinthe future.FurtherWaterMasterplanning identi-fying design parameters, infrastructure, timing,phasing and maintenance responsibility is antici-patedbutsubjecttoABCWUAguidance,reviewandapprovalofservicerequirementsandagreements.

6.1.7 Projected Water Demand

Utilizing ‘average day’ water demand methodol-ogies from the revised Santolina Level A report,whichassumesacurrentpercapitawaterdemandat 135 gallons per capita day (gpcd) and Level B2025 and 2040 populations, the Santolina LevelB Plan projects that ‘average day’ water demand(waterusage)willbeapproximately2,252acre-feetannually in 2025 and 3,188 acre-feet annuallyin 2040. For comparison, in 2015, the ABCWUAprovidedroughly110,000acre-feettoover600,000totalcustomers.Accordingly,comparingthe2040projected water use within the Santolina Level BPlantothe2015ABCWUAwaterservicearea,itisnotedthatSantolinaLevelBPlanprojectedwaterusage isbuta small fractionof the totalusage intheservicearea.

A large portion of the overall Santolina waterdemand, perhaps 50-60% of all water used, isexpectedtobeprovidedtoemploymentgeneratingbusinesses,industriesandinstitutions.TheSantolinawaterdemandreflectsthetotalwaterdemandbylanduse.However,itisanticipatedthat

reclaimed (reuse) water may be available to theSantolina Level B Plan Area, either by extensionof existing ABCWUA reuse facilities or by theconstructionofanewpotentialwaterreclamationplant.Ifreclaimed/reusewaterbecomesavailable,theportionoftheabovereferencedwaterdemandthatissuppliedfromwells/aquiferorriversourcesmaybereducedby50%ormore.Insteadoftakingwaterfromnaturalwatersupplysources,reclaimedwater would simply be recycled for use as newsupplywithintheSantolinaLevelBPlanArea.

The ABCWUA also has an administrative policyrequiring new planned development, on anindividual dwelling unit basis, be designed for aresidentialunitdemandof180gallonsperdayperdwellingunitmaximum.

Thewaterandsewersystemshereindescribedwillbeownedandoperatedbyanindependentwaterutility,anticipatedtobetheABCWUA.Accordingly,allofthewaterMasterPlanelementsoftheabovedescribedsystemaresubjecttochange,asnegotia-tionsanddesigncriteriaareestablished.

6.2 SANITARY SEWER

SantolinaLevelBPlanislocatedwithintheopera-tional area of the ABCWUA, but outside thecurrently adopted service area. Santolina antic-ipates receiving service from the ABCWUA forsanitary sewer collection and treatment, subject

Exhibit19:ABCWUAWestSideWaterSystemTrunkZones

93


totheLevelADevelopmentAgreement,additionalsystem infrastructure studies and appropriateWaterBoardapprovals.Accordingly,theconceptualsanitary sewer system planning is subject toABCWUA service requirements and agreements,whichidentifyoverarchingsewersystemconcepts,specific design parameters, phasing (timing) andconstructiondetails.

6.2.1 Serviceability Letter

A serviceability letter, dated July 29, 2014, hasbeenprovidedbytheABCWUAregardingsanitarysewer service to Santolina. The letter states thatsanitarysewerserviceisavailableandidentifiesthenecessaryproceduralsteps.

6.2.2 ABCWUA Development Agreement

WALHispursuingaLevelADevelopmentAgreementwiththeABCWUAregardingsanitarysewerservice.ThekeyelementsofthisDevelopmentAgreementmayincludethefollowing:

• Development commitments that complywith ABCWUA existing guidelines andpoliciesasamendedfromtimetotime

• Address residential, industrial andcommercial water conservation provisions,guidelinesandstandards

• Addressmajorinfrastructureimprovements

• Addresstiming,responsibilitiesandmainte-nanceofwaterfacilities

• InfrastructurephasingplansconsistentwithABCWUApoliciesandtheSantolinaLevelAMasterPlanapprovalconditions.

The Level A Development Agreement may beimpacted by the current ABCWUA public hearingprocess to update the 2007 Water ResourcesManagementStrategy(WRMS).Whiletheupdatewill address many aspects of water and sanitarysewer planning in the overall ABCWUA servicearea, it is anticipated the strategywill specificallyaddresskeyoverallwater resource strategies thatmayimpactSantolinasewerservice,including:

• Alternative water supply and storagestrategies

• Waterreclamationandreusestrategies

• Water conservation goals and relatedstrategies.

• TheseresourcestrategieswillhelpguidethepreparationoftheabovedescribedLevelADevelopmentAgreement.

6.2.3 Existing Conditions

This Level B Plan Area, currently, is mostlyundeveloped land. Therefore, no operationalpublic or private sanitary sewer systemsor utilitydistricts are in place. However, there are severalwastewatersystemsincloseproximitytotheLevelBPlanArea.

• The Tierra West residential community,located at Atrisco Vista Boulevard andCentral Avenue is served by a 15-inchABCWUAwastewaterline.ThelineextendstoAtriscoVistaBoulevard,thenacrossI-40to serve Cordero Mesa Business Park andsurrounding lands. Downstream of AtriscoVista Boulevard, this existing sewer lineconnectstoanewlyconstructed(byWALH)sewer interceptor along the alignment of118thStreet.

• A 10-15 inch ABCWUA wastewater line islocated along Dennis Chavez Boulevard toAtriscoVistaBoulevard. This lineprovidesservice to the recently completed AtriscoHeritage High School, but is extendedwestwardbeyondthehighschool.

6.2.4 Proposed Sanitary Sewer (Wastewater) Master Plan

TheoverallSantolinaLevelBsanitarysewermasterplan has envisioned serving Santolina with thefollowingoverarchingconcepts:

• Initial use of existing ABCWUA sewercollection (sewer lines) systems in thevicinity

• Eventual shift to sewer collection systemsthatdischargetoanewWaterReclamationPlant within the Santolina Level B Plan


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Area,exceptwheresitephysicalconstraintsprevent reasonableefforts toachieve suchashift

• TreatandreclaimsewageforreusepurposesinsideandoutsidetheLevelBPlanArea

• Use reclaimed sewer flows for appropriatelanduses,primarilyonthemesatop landssouthandnorthofI-40

• Comply with the updated ABCWUAWaterResourcesManagementStrategydocument.

Thesanitarysewer2025andFullBuildoutMasterPlansareillustratedonExhibit20:SanitarySewer,2025andExhibit21:SanitarySewer,FullBuild.

This Level B PlanAreamaybe serviced from twoexisting, adjacent ABCWUA sewer systems andfromaproposedfutureWaterReclamationPlantinthefollowingmanner:

• Much of the Level B Plan Area sewerssouth and east toward the Dennis ChavezBoulevard/Atrisco Vista Boulevard inter-section. At this location, flows can bedirected to an existing interceptor (withenhanced capacity as needed) in DennisChavezBoulevardonatemporarybasis,asapprovedbytheABCWUA,ortoapotentialfuture satelliteWaterReclamationplant inthesouthernportionoftheSantolinaLevelA PlanArea. AWater Reclamation Plant isthe termused fora facility that treats rawsewagefromthesewersystem.Dependingon system goals, the sewage treatmentlevelscanbeadjustedtofitvariousmethodsof discharge, i.e., to parks, river, storageponds,etc.

• AsmallareaofLevelBPlanArealyingeastof Atrisco Vista Boulevard, south of theTierra West residential community, belowthemesatopandescarpmentdrainssouthandeastintotheexistingABCWUAsanitarysewersystem.

As stated previously, this preliminary conceptualplanningmaybemodifiedby comingagreementsandplanningeffortswiththeABCWUA.

6.2.5 System Phasing

The Santolina Level B Plan envisions residentialdevelopment of Santolina generally moving in asouth, west, southwest and southeast direction,from roughly the Atrisco Vista Boulevard andCentralAvenueintersection.

The Industrial Park and the Business Park areboth identified as being first developed on theirnortherlyandeasterlyportions,thatis,theseparksbegindevelopmentatpoints thatarenearest theexistingsewersystems. The timing of construction of the Water Recla-mation Plant and related infrastructure mustcorrespondtotheproposedpoliciesoftheWRMSpolicydocument. Usageof thereclaimed(waste)water from this plantmust be identified prior toinstallationoftheplant.

6.2.6 Projected Sewer Flows

Sewer flow rates are generally established as apercentage of the water demand. This is oftenabout70%ofthewaterdemandsincesomewateris lost permanently (consumed) at homes, apart-ments, parks and businesses. As reported in theWater section, Level B 2025 and 2040 ‘averageday’waterdemand(waterusage)willbeapproxi-mately2,252acre-feetannuallyin2025and3,188acre-feetannuallyin2040.Convertingtheseratesto a more standard sewer flow unit means thatyears 2025 and 2040will generate approximately2mgdand2.8mgd,respectively.LevelBsanitarysewerinfrastructuresystemswillbesizedtoaccom-modatetheactualrateofsewerflow.

The described sewer flows reflect the totalunadjustedsewerflows.However,it isanticipatedthat reclaimed (reuse) watermay be available totheSantolinaLevelBPlanArea,eitherbyextensionof existing ABCWUA reuse facilities or by theconstructionofanewlocalWaterReclamationplan.If reclaimed/reuse water becomes available, theportionoftheabovewaterdemandthatissuppliedfromwells/aquiferorriversourceswillbereduced,perhapsby50%ormore.Instead,reclaimedwaterwouldberecycledwithintheSantolinaLevelBPlanAreauntilmorefullyconsumed.

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Exhibit20:SanitarySewer,2025

Exhibit21:SanitarySewer,FullBuild


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6.3 DRY UTILITIES

TheLevelBPlanAreawillbeservedby‘dryutilities’,including electric, gas, cable and telecommunica-tionsutilitysystems. Exhibit22:DryUtilitiesPlan shows the location of existing and proposed dryutilityinfrastructureataschematiclevel.

Whenpossible,thedryutilitieswillgenerallyshareutilitycorridorswithothernon-dryutilitiessuchaswater andwastewater lines. Santolina anticipatesthatmostmajordryutilitycorridorswillbewithinor adjacent tomajor roadway facilities, orwithinlinear open space corridors on the Level B LandUsePlan.Suchutilitiesmaybeinstalledoverheador underground. The installation of utilities willbephasedtomatchthedevelopmentpaceofthisLevelBPlan.FutureLevelBPlansandLevelCPlansitedevelopmentplanswillestablish theultimatesizeand locationofdryutility infrastructure. Theutility companies will perform developmentspecific service studies as Santolina developmentprogresses.

6.3.1 Electric

PNM® is the electric service provider for theAlbuquerque/Bernalillo County area and haselectric facilities located inproximity to this LevelBPlanArea.

TheLevelBPlanAreaisbisectedbya345kVtrans-mission line owned and operated by the El PasoElectricCompany.The transmission line is locatedadjacenttotheAtriscoVistaBoulevardright-of-way.PNM®ownsandoperatesone345kVtransmissionline andone115kV transmission line, bothparal-lelingtheeasternboundaryoftheLevelAPlanAreafromnorthtosouthalong118thStreet.PNM®alsoownstwo115kVtransmissionlinesparalleling98thStreet/SnowVistaBoulevard. PNM’s115kVtrans-mission line and the Lost Horizon Substation arelocatedjustnorthof I-40.This lineandsubstationconnect with an east-west 115kV transmissionline.Alltransmissionlinesintheareaareoverheadfacilities. Therearefewelectricdistributionfacilitiescurrentlylocatedinthearea.PNM®hasanexistingoverhead12.47 kV distribution line on thewestern portionof the Level B Plan Area and another overhead12.47kVdistributionlinelocatedwithintheLevelBPlanArea.

Electric utility transmission development isguided by the Facility Plan Electric System Trans-mission and Generation (2010-2020) adopted bythe County. Electric distribution development isguidedbyPNM’s Electric ServiceGuide. In ordertoprovideelectricservicetotheLevelBPlan,the

Exhibit22:DryUtilitiesPlan

97


proposed electric system is anticipated to consistof 115kV overhead transmission lines, structuresand distribution substations. Distribution facil-itiesusing12.47kVand7.2kVlines,structuresandequipment,willultimatelybe required for servicetothedevelopment.

In order to support the buildout of Santolina,overhead 115kV transmission lines will have toconnect with new substations located withinload centers. New transmission lines will requirea minimum 75-foot easement or right-of-waycorridor.Distribution substation siteswill typicallyoccupyparcelsof landapproximately1to2acresin size. Transmission-related stationswill typicallyrequire5to10acresites.ThestationeasementorsiterequiresaccesstoapublicROW.Thislocationwill be the terminus of a transmission line andthereforewillhaveoneincomingandoneoutgoinglinetoanothersubstation.

Thelocationoftransmissionrelatedstation(s)andtheroutingoftransmissionlinesneededtosupportdevelopmentwillbedeterminedbyPNM®,basedon Santolina’s buildout load requirements alongwithadditionalsubstationsbroughtonline.

ThePNM®distributionsystemisbuiltandoperatedas an interconnected system. The distributionlines of adjacent substations are interconnectedto accommodate transferring load betweensubstations.

Theelectricdistributionsystemwillfeedoutofthesubstations tying the electric users to the substa-tions.Any12.47kVor7.2kVundergroundfacilities,wherefeasible,willbeplacedinajointtrenchwithotherdryutilitiessuchasnaturalgas,telecommu-nicationsandcable/internetservices.

The existing distribution linewithin Santolina haslimitedremainingcapacityandwillrequireupgradesto supportnear-termcommercialgrowth.FurtherelectricserviceswillhavetobebroughttoSantolinato continue with the buildout. The main distri-butionsystemrequiresthefollowingeasementsforthefollowingtypicalsystemfacilities:

• DistributionFeeder–Locatedwithinautilityeasement. PNM® will seek an additionaleasementbehindtheright-of-waytosecureinstallation. Distribution lines require aminimumof10feetforaneasement

• Switch Cabinets – Located within utilityeasement. Each cabinet is approximately7’x7’x4’andrequiresatleasta23’x13’easement or clear space for access to thedoors

• Transformer – Located within easementdetermined by transformer size. Trans-formers are typically installed on the frontlot line of a given property and requireeasementsforaccessandfeed.

Future Level B and C Plans must be coordinatedwith PNM® to ensure appropriate electric distri-butionsystemplanning.

6.3.2 Gas

The New Mexico Gas Company (NMGCO) is thelocalgasdistributionutilitycompanythatwillservethe Santolina Level B Plan. Currently there is anexisting20”transmissiongasline(600-900psi)thatrunsfullyacrossSantolinafromeasttowest,alongtheDennisChavezBoulevardalignment.Therearetwo existing ‘border stations’ adjacent to the 20”transmissiongaslinelocatednear118thStreetandnearShellyRoad.Anexisting16”veryhighpressure(VHP) gas line (175psi) runs west along CentralAvenuetoAtriscoVistaBoulevardandturnssouthfor approximately 2,500 feet before terminating.Theexistinglinesareingoodconditionwithsignif-icant cathodic protection maintained throughoutthelengthoftheline.

Currently,therearenolongrangeNMGCOplansfortheinfrastructuresystemthisarea.

With the ultimate development of Santolina,conceptual level planning indicates a loopedpipesystem of 8-12” gas lines will be required. Thisloopedsystemwilltieintotheexisting20”VHPgaslinesattheborderstationnearShellyRoadaswellasapossiblefuturegasborderstationlocatednearAtriscoVistaBoulevard.Thisloopsystemwillalsotie intotheexisting16”VHPgas linenearCentralAvenue.

Borderstationsshallbeutilizedtoreducepressuresfrom the 20” gas transmission line of 600-900psitoHPgas lines i.e., loopedsystem linesof17psi.RegulatorstationswillbeutilizedtoreducetheVHPgaslinetoadistributionlinesizedfor60psi.


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6.3.3 Telecommunications

Both CenturyLinkTM (Qwest) and XFINITY®(Comcast) provide telecommunication services(suchastelevision,internetandvoice)inthisarea.

The current municipal western limit for Centu-ryLink’sWestCentralOfficeis118thStreet.However,thisboundary is likelytobeexpandedasdemandincreases.TheSantolinaLevelBPlancurrentlyfallsundertwoexistingdistrictoffices. TheSouthwestCentralOfficeoversees jurisdictionof all territoryapproximately south of Dennis Chavez BoulevardwhiletheWestCentralOfficeoverseestheterritoryapproximately north of Dennis Chavez Boulevard.Allexistingcustomersoutsidethecurrentmunicipallimit are currently served by these two districtoffices.

Telecommunication services will extend from theeasttonewF-1sitesandwillbeplacedundergroundthroughoutallResidentialVillages. Telecommuni-cationlinesmayalsopiggybackonoverheadelectricpowerpoleswhereverthisinstallationisproposed.

XFINITY®mayextendfiberopticservicewestwardfromtheDennisChavezBoulevardand118thStreetintersectionforthesoutheastLevelAMasterPlanAreaandfrom140thStreetandCentralAvenueforthenortheast LevelAMasterPlanArea.XFINITY®

would follow PNM® Electric where possible andmost likely locate services underground withina public utility easement or public right-of-way.As with others, telecommunication lines maypiggy back on the overhead electric power poleswhereproposed.XFINITY®willrequirea10’x10’easementlocatednexttotypicalPNM®switchgears.XFINITY® assumes installation costs (exclusive ofundergroundtrenching)assuminganacceptable60monthsbuybackcreditisdetermined.

CHAPTER 7GOVERNMENT AND PUBLIC SERVICES


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7.1 OVERVIEW

Thischapterdiscussesplanninganddesignconsid-erationsrelatedtopublicfacilitiesproposedwithinthis Level B Plan Area. These facilities includepolice, fire, solid waste, recycling, transportationand schools. Anobjective of theCounty’s PCC istoensurethataplannedcommunity isdevelopedinamannerthat isself-sufficientandsustainable.The Santolina Level AMaster Plan is designed asa community for future residents to live, work,educate and play. Santolina is also designed toensurethatinfrastructureisdevelopedasanintegralpartofthecommunitybyappropriatelyplanningforservicestomeettheneedsofresidentsthroughoutthe community’s development. Community facil-ities ensure that residents can utilize and benefitfromtheseformsofinfrastructurethatarecriticalto the creation of a comprehensive community.Forexample, theplan includesa large,mixed-useUrbanCenterthatwillhouseavarietyoflanduses,withafocusoneducationelements,bothprimaryandsecondary.

7.1.1 No Net Expense

Thecapitalandoperatingcostsforcommunityfacil-itiesareaddressedwithinthecontextofthe“nonetexpense” requirementsof thePCC. TheCompre-hensive Plan provides that planned communities

shallnotbeanetexpensetotheCounty.PertheDevelopment Agreement, the “no net expense”policyisamutualcommitmenttoachievethegoalof a responsible balance of infrastructure costs,including construction, operation and mainte-nance, shared between the public and privatesectors. The “no net expense” test is satisfiedif the County’s on-site public expenditures andoff-sitepublicexpendituresreasonablyallocatedtoSantolinahavebeen,orwillbe,offsetbyrevenuesand/oreconomicandfiscalbenefits(direct,indirectandinduced)fromSantolina.

7.2 POLICE FACILITIES

Santolina’s first sheriff substation is planned toservethethreeResidentialVillages,(VillageVerde,VillageOroandVillageAmarillo),locatedwithintheLevelBPlanArea.Thesheriffsubstationislocatedjust outside and to the southeast of the VillageCenterasshownonExhibit23:ServiceFacilitiesandDispatch Boundaries. Acknowledging the impor-tanceof the co-locationof facilities, a fire stationislocatedadjacenttoandwithintheVillageCenter.WALHwillworkwiththeBernalilloCountySheriffDepartmentonthephasingandplanningoffuturelocationsforpoliceservicewithintheremainderofthe LevelBPlanArea. Timing, alongwith capitalandoperating costs associatedwith theprovisionofpoliceserviceswillbeestablishedaspartofthis

Exhibit23:ServiceFacilitiesandDispatchBoundaries

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CHAPTER 7: GOVERNMENT AND PUBLIC SERVICES

andsubsequentLevelBDevelopmentAgreementsbetweentheCountyandWALH.Thelocationofthesheriffstationisproposedtoservethefirstphaseofresidentialvillagedevelopment.Specifically,thisLevelBPlanplansforfullbuildoutofVillageVerdeandpartialdevelopmentofVillageOroandVillageAmarillo.Therefore,thelocationofthefirstsheriffsubstation has been strategically located withinVillageVerde.

The4.7acrelandparcelreservedwithinthisLevelBPlanallocatedforthepolicesubstationislocatedalong the proposed loop road and between twomajorarterialroads,GibsonBoulevardandDennisChavezBoulevard.ItisunderstoodthattheserviceareaforthepolicesubstationwillextendbeyondtheboundariesofSantolina. PertheapprovedDevel-opmentAgreement,theCountywillprovidepublicservicestotheprojectconsistentwiththelevelofserviceprovidedtotheremainderof theunincor-porated areas of the County. The requirementsfor public services within the project will complywith theMaster Plan and the applicable level(s)-of-service intheremainderof theunincorporatedareasoftheCountyandpursuanttoCountypoliciesappliedinanon-discriminatorymanor.

7.3 FIRE PROTECTION

ABernalilloCountyfirestationisplannedwithintheLevel B Plan along Gibson Boulevard. Placementof the station along a major roadway provideshigh accessibility within the respective servicearea. As outlined in Chapter 2: Land Use, thisLevelBPlan includescompletebuildoutofVillageVerdeandpartialdevelopmentofVillageAmarilloand Village Oro. As a result, the fire station hasbeen strategically located within Village Verde.The 6.1 acre site has been approximately sizedand located as a community focal point withinthe Village Verde Village Center. Consistent withthe vision for the Level B Planpolice station, thisLevelBPlan fire station is located inproximity tothemixed-useVillageCenterandtheco-locationofother government facilities. Additional potentialsubstation locations will be identified in subse-quentLevelBandCPlansubmittals.

This Level B Plan fire station along with futurestationswill provide emergency services to otherareasoftheCountyasnecessary.CostsassociatedwiththeprovisionoffireserviceforthisLevelBPlanwillbeestablishedaspartof thisandsubsequent

Level B Development Agreements between theCountyandWALH.Primaryaccessforfireapparatuswill be provided along streets within the LevelB Plan Area. Pursuant to the International FireCode,thestreetswithinSantolinawillserveasfireapparatusaccessroads.Assuch,roadswithinthisLevelBPlanAreashallextendwithin150feetofallportionsofallbuildingsorfacilitiesandallportionsoftheexteriorwallsofthefirststoryofbuildings,asmeasuredbyanapprovedroutearoundtheentirebuilding.Buildings(orportionsthereof)locatedatdistances greater than150 feet shall bedesignedwithanapprovedturningradiusforfireapparatus,otherwise approved fire sprinkler systemswill beinstalledinsubjectbuilding.

7.4 SOLID WASTE AND RECYCLING

Solidwaste collection in theCounty is contractedwithWasteManagement,Inc.Thecontractincludesresidentialandcommercialsolidwastecollectionatindividualproperties,transferanddisposalofsolidwaste. Additionally, services include communitycleanups, customer service, billing, education,source reduction and recycling programs. WALHwillworkwithWasteManagement, Inc.toextendservicetotheentireSantolinaLevelAMasterPlanArea, including this LevelBPlanArea. WALHwillalso work with the County Manager to establishpoliciesandproceduresforthebillingandcollectionof service fees alongwith the need, location andoperationofadditionalfacilitiesrequiredtorecovermaterial from solid waste to achieve resourcerecoveryorthebenefitmanagementofsolidwastewithinSantolina.

PerChapter 70,Article II of theBernalillo CountyCode of Ordinances, the Board is responsible fordesignating areas of the County for phased-inservice by mandatory solid waste collection


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services.Servicesmayincluderoadsidecollection,areasolidwastecollectionorthecollectionproce-duresdeemedappropriatebytheCountyManagerfor residential collection. The Board may alsoinclude commercial business in the mandatorycollectionsystem.

7.5 TRANSPORTATION SERVICES

One of the underlying principles that forms theSantolina design process is a systems approachto planning with the goal of creating a moresustainablecommunity. Each landusewithin theLevel B Plan has been designed in context to aroadnetworkthatcanbeaccessedbymulti-modeltransportationoptions.Theintentofthisgoalistocreateacommunityinwhichsocial,civic,educationand recreational needs are physically connected.Thiscreatesanenvironmentwhichinturnprovidesforsocialconnectionsandahighqualityoflife.

Santolina and this Level B Plan benefit from thecommunity’s existing road network as well asproposedregionalroadways.Theroadwaynetworkwithin this Level B Plan Area has been designedandmodeledtotieintoandenhancetheregionalnetworkwithmulti-model accommodations. Themulti-model accommodations provide adequatespace for public transit, bicycles and pedestriansalongwithvehicularmovement.Anew loop roadformsthekeystructureoftheLevelAMasterPlan.This loop road moves through the center of thisLevel B Plan and provides internal circulation tosubsequent portions of the Level A Master Plan.Minorarterials and collector roadwaysbranchoffthelooproadwithinthisLevelBPlantocreatelocalaccesswithineachLevelBPlanResidentialVillage.Theseroadwayswillalsoincludebicycleandpedes-trianfacilitieswithintheroadwaydesigns.

ThisLevelBPlanprovidesacommunitywidepedes-triansystemofroadsideandoff-roadtrailsdesignedtoconnecttheResidentialVillageswithamenities,commercial, jobcentersandparks. Similartothepedestrian trails system, theLevelBPlanbikewaynetworkwillprovideacommunitywidesystemofon-street,roadsideandoff-roadtrails.Thebicyclenetwork conforms to, andwill integratewith, theMRCOG Long Range Bikeways SystemMap. Thepedestrian and bicycle trails provide extensiveopportunities for recreation and commuter uses.The trails system also considers and incorporatesthe locationofbus stops tobewithin reasonable

walking distance of residences. Short walks andconvenientbusstoplocationswithinthecommunitywillencouragebustransitridership.

This Level B Plan includes two types of openspace.Thefirstistheescarpmentopenspace.Theescarpment open space areas are typically undis-turbedsteepslopeareasaswellasmulti-usetrailandroadway/utilitycorridorslinkingthemesatopdevelopmenttothesurroundingvicinity.Thesecondtype of open space includes parks and internal

openspacetypicallylocatedwithinthemesadevel-opmentareas.AsillustratedontheLevelBLandUsePlan,trailconnectionsareprovidedfromtheparksand internal open space to the escarpment openspace. Thisdesignapproach links thecommunityandprovidesopportunitiesforaccessthroughthecommunity by alternative, non-motorized modesoftransportation.Additionally,thetrailswillserveas recreational destinations by providing jogging,walkingandbicyclingopportunities.

7.6 SCHOOLS

Educational centers are the anchor of this LevelB Plan Urban Center. The Residential Villagesand Village Centers have been organized with afocus toward a Kindergarten through 12th GradeproposedAlbuquerquePublicSchool (APS) facilityandaproposedCNMcommunitycollegecampus.Along with the APS Kindergarten through 12thGradecampus,theLandUsePlanalsoincludesthreeadditional elementary schools within the Level BPlanArea.OneschoolislocatedwithineachofthethreeResidentialVillageswithin this LevelBPlan.These schoolswill serve theprojectedpopulationof this Level B Plan. Additional school sites shall

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CHAPTER 7: GOVERNMENT AND PUBLIC SERVICES

be identified and scheduled to meet school andcommunityeducationneedsduringthedesignandapprovalofsubsequentLevelBandLevelCPlans.

The education land allocation within this Level BPlanisapproximately221.2acresasfollows:

• ThreeAPSElementarySchools-43.3acres

• K-12APSCampus–91.3acres

• CNMCampus–86.6acres

Theallocationoflanddedicatedtoeducationfacil-itieswithinthisLevelBPlanisconsistentwiththeschoolprojectsoutlinedwithintheLevelAMasterPlan.

Conscious of how demand for classrooms on theWest Side has resulted in classroom overflow,enrollmentanxietyand less thanoptimal learningconditions, WALH is in discussion with APS andCNM to addressneeds. Schoolswithin this LevelBPlanwillbedesignedtoreflecttheoveralldesignphilosophy of Santolina, neighborhood scaledcampuses connected to the surrounding neigh-borhood via a strong network of roadways andbicycleandpedestriantrails.ThethreeelementaryschoolswithinthisLevelBPlanareapproximately14acreseach.Subjecttofunding,APShasindicatedawillingnesstoworkwithWALHtomeettheantici-patededucationfacilityneedswithinSantolina.APSunderstandsWALH’sdesirefortheconstructionofpermanentfacilitiesratherthantheuseofmobileclassrooms. Any Developer contributions will benegotiatedaspartofanoverallagreementbetweenAPSandWALH.SuchagreementwillreflectAPS’slevelofparticipationwithinSantolina.

7.7 EXISTING SERVICES

ThisLevelBPlanisthefirstphaseoftheSantolinaLevel A Master Plan community. As such, itis important to recognize County and City ofAlbuquerque facilities that currently exist in closeproximity to the boundary of the Level AMasterPlanArea. InitialdevelopmentwithinthisLevelBPlanwillutilizetheseexistingpublicfacilities.

7.7.1 Existing Police Facilities/Service

TheCityofAlbuquerqueSouthwestAreaCommand134currentlyprovidesservice topropertyeastof

thisLevelBPlanArea,justbeyondUnserBoulevardand north of Dennis Chavez Boulevard. AreaCommand134willserveresidences,commercialandemploymentcenterswithinthisLevelBPlanArea.TheclosestsubstationtotheLevelBPlanislocatedon Las Volcanes Road, west of Coors BoulevardandsouthofI-40.Thissubstationisapproximatelysevenmiles from the proposed sheriff substationproposedwithinthisLevelBPlan.ThisLevelBPlanArea is includedwithintheexistingCountysheriffdispatch for 724 and 722 Command Areas. ThenearestexistingCountysheriffsubstationislocatedonIsletaBoulevard,eastofCoorsBoulevard.Thisexisting County substation is approximately 12milesfromtheproposedsheriffsubstationwiththeLevelBPlan.

7.7.2 Existing Fire Stations/Service

City Fire Station 14 is located on Eucariz Avenue,southofCentralAvenueandwestof98thStreet.Thisstationcouldprovideservicetotheresidencesand commercial/employment centers within thisLevelBPlan.FireStation14islocatedslightlymorethantwomiles fromtheeasternboundaryofthisLevelBPlan.FireStation14isapproximatelyninemiles from the proposed fire station within thisLevelBPlan.TheCountyFireStation33islocatednorth of Dennis Chavez Boulevard and west ofCoorsBoulevard.Thisstationisapproximatelyfivemilesfromtheproposedfirestation locationwiththisLevelBPlan. ThisLevelBPlanArea iswithinexistingCountyFireDispatchAreas330123,330167and330174.

7.7.3 Existing Trails

DeVargasTrailisapaved,multi-usetrailrestrictedtonon-vehiculartrafficlocatedalongDeVargasRoad,


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Eastof114thStreet.ThistrailcanbeextendedtotheboundaryofSantolinatoaccommodatebicycleandpedestrianaccesstoandfromSantolina.

Coordination with the County may facilitate theextension of existing bicycle lanes along GibsonBoulevard and 118th Street, to the boundary ofSantolina.

An existing bicycle facility is located alongDennisChavezBoulevard. It extends to theboundaryofSantolina. Thisbicycle facilityextendswestalongDennisChavezBoulevard,northalongAtriscoVistaBoulevard and east along Central Avenue. It isownedandmaintainedbyNMDOT.

7.7.4 Existing Bus Facilities

ABQ Ride Bus Route 198 currently runs north/southalong98thStreet,thenloopsaroundDennisChavezBoulevard,118thStreetandAmoleMesa.TheextensionofthisbusrouteintothisLevelBPlanAreaisfeasible.

7.7.5 Existing Park Facilities

Thereareanumberofpubliccommunityfacilitieslocated in close vicinity east of this Level B Plan.These facilities include theCarlosReyCommunityParkandTennisCourtslocatedalongCerrillosRoadaswellastheSunsetTerraceTennisCourtslocatedon102ndstreet.

7.7.6 Existing Schools

Two APS elementary schools are located withinclose proximity of this Level B Plan. Carlos ReyElementary School is located approximately onemile east of the Level B Plan Area on CerrillosRoad,westof98thStreet.Thesecondelementaryschool, Rudolfo Anaya Elementary School, islocatedapproximately twomiles fromtheLevelBPlanAreaboundaryonVermejoParkDrive,eastof98thStreetasshownonExhibit24:ExistingPublicSchoolLocations.

Additional APS facilities located in close vicinityincludeAtriscoHeritageAcademyHighSchoolandGeorge I. Sanchez K-8 School. Both facilities arelocated approximately one-half mile east of theLevel B Plan Area boundary, just south of DennisChavezBoulevard. JimmyCarterMiddleSchool is

locatedalongBluewaterRoad,eastof98thStreet.

APS has provided a list of strategies to mitigatecurrent overcrowding at these existing schools.Thesestrategiesinclude:

• Providenewcapacity

• Improvefacilityefficiency

• Shiftstudentstoschoolswithcapacityand

• Combinationoftheabovestrategies.

ThesestrategieswillfacilitateintermediaryplanningofschoolsfortheLevelBPlanArea.Theyhavealsonotedthatsomeofthesestrategiesaredependentuponvoterapprovalforfunding.

There will likely be some need for APS toaccomodate initial students within existing facil-itiesuntiltheAPSfacilitieswithintheLevelBPlanareconstructedandopenforenrollment.SantolinashallcontinuetoworkwithAPSFacilitiesPlanningtoensuresitesandschoolfacilitiesareavailableina timelymanner,consistentwithAPSpoliciesandfunding.

Exhibit24:ExistingPublicSchoolLocations

CHAPTER 8APPROVAL PROCESS


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8.1 OVERVIEW

ThisLevelBPlanisthefirstLevelBPlantofollowapproval of the Santolina Level A Master Plan.This Level B Plan regulates development withinthe defined boundaries of this Level B Plan Areathatencompassesapproximately4,243acres.ThisPlanisconsistentwithandsupportiveofthegoalsandpoliciesof theSantolinaLevelAMasterPlan,the PCC, the Comprehensive Plan, the SantolinaPC Zoning, Land Use Plan and DevelopmentAgreement.

IntheLevelBPlan,asrequiredbythePCC,landusedistrictsoftheLevelAMasterPlanhavebeenfurtherdefined and design standards are codified for alldevelopmentwithin those districts.More generaldevelopment characteristics are also defined anddescribe provisions for transportation, drainage,openspace,parks,trailsandpublicfacilities.

8.1.1 Application of Development Standards

Theuse,building,andlotstandardsprovidegeneralguidancetoassistApplicants,neighborhoods,andCounty development reviewers. However, it isnot the intentof theseregulations to limitdesigncreativityorignoreunusualsiteconditions.Assuch,the following two levels of modifications to theLevelBPlanareallowed:

1. Minor: The Planning Director or his/herdesignee may approve deviations fromnon-dimensional standards, or 25%or lessfromanydimensionalstandard.

2.Major: Any deviation over 25% from anydimensional standard and deviations tonon-dimensional standards deemed torequire review shall be reviewed by theCountyPlanningCommission (CPC) via theLevel C (subdivision or site developmentplan)approvalprocess.

Criteria/Process: InorderforthePlanningDirectorortheCPCtograntaDeviation,theApplicantmustdemonstrate that theapplicable intent, goals andpoliciesof theSantolinaLevelBPlanarestillmetand that the project is of a comparable qualityand design, as otherwise required by the Level BPlan, and will enhance the area. In addition, the

Applicantmustalsodemonstrateatleastoneofthefollowing:

The site is unique in terms of physical character-istics and requires the deviation in order to bedeveloped.Thismay include,but isnot limitedtoslope,drainage,safetyissuesorsiteconstraints.The site/projectwill provide for a compatibleusethatwasnotanticipatedintheplanandprovidesaneededserviceoruseforthecommunity.Thedesignofthesite/projectrespectstheintentoftheplanandimplementstheplaninamannerthatwasnotanticipated.

Applicantsmustprovidewrittenstatementdetailinghowthedeviationsmeettheintentoftheplan.

All Applicants seeking deviations shall attend aPre-ApplicationMeeting with County staff beforesubmittingtherequestfordeviation.

8.1.2 Approval of the Level B Plan

The authority to approve this Level B Plan isreservedtoBernalilloCountyCommission.

8.2 DEVELOPMENT PHASING

Based on the approved Level A DevelopmentAgreement, the overall Santolina project shall bedeveloped in multiple phases. The term “phase”andtheconceptofphaseddevelopment, shallbedefined as follows: ordered sequencing of devel-opment based on the provision of services, theestablishment of the planned roadway networksandtheABCWUAserviceabilityagreementsthatwillbefinalizedintheLevelBDevelopmentAgreement.Timing, location and size will be determined bymarket demand or the landowner. Accordingly,Santolina’s infrastructure improvements shall beinstalledinphasesonanasneededbasisandsizedtoservetheproposedphaseofthedevelopment.

The Santolina Master Plan and this Level B Planhave been planned to create a livable, completecommunity through an integrated implemen-tation of transportation facilities, land use areasand design standards. Infrastructure will phasedtoavoidfragmented,leapfrogdevelopmentbythethorough consideration of transportation optionsandconnectivity,mixedandefficientusesofland,healthy environments, as well as job growth andbusinessdiversity.

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CHAPTER 8: APPROVAL PROCESS

DevelopmentwithinthisLevelBPlanAreawillbemanagedwiththefollowingobjectives:

• Investmentininfrastructureandservicesinamanner thatpromotesquality, efficiencyandcompactgrowth

• Ordered phasing of development throughtheprovisionofservicestofostermixed-useandcompactdevelopmentpatterns

• Implementation of complete streets formulti-modal transportation options. Streetsections within this Level B Plan promotesafe access for all users including pedes-trians,bicyclists,motoristsandtransitriders

• Conservation and protection of naturalresources.TheLevelBLandUsePlan(Exhibit2) identifies the preservation of approxi-mately1,000acresofpublicopenspace.

PhasedDevelopmentwithinthisLevelBPlanAreawill be sequenced based on the 2025 and 2040projectionsforbuild-out.DevelopmentphasingofthisLevelBPlanAreawillachievethefollowing:

• Orderlydevelopmentthatencouragesurbangrowth to be located in: (1) areas withexisting urban development and existingservicecapacity;(2)inexistingurbandevel-opment areas where new service canbe provided in conjunction with existingservices; and (3) in the remainder of theLevelBPlanArea.

• Prevent the commitment of land to urbangrowth before the provision of adequatepublic facilities. Capital facilities, trans-portation, parks and open space can beprogrammedbasedonanorderlyphasingofdevelopment.

• Prevent low density development fromoccurring prior to the ability to supporturbandensities.

Effective growthmanagement has asmuch to dowithtimingofdevelopmentastheplannedlocationofuses.ThisLevelBPlanprovidesaLandUsePlanthatidentifiestargetareasfordevelopment.Phasingof infrastructure and, subsequent development,

isbasedonthe2025and2040roadwaynetwork.Furthermore, phasing of this Level B Plan AreadependsonserviceabilityagreementsreachedwiththeABCWUA,asfurtherdelineatedinSection

8.2.9 Water and Sewer Infrastructure

This Level B Plan provides a Land Use Plan andExhibit 25: Sequencing Map that identify targetareas and a projected sequencing for residentialand non-residential development. Sequencing,Non-residential sequencing is illustrated overthe courseof four incrementsof time (A throughD), while residential development is projected todevelopovereightincrementsoftime(1through8).Whilemarketconditionswillultimatelydeterminethe actual sequencing of development, Table 10illustrates the relationship between non-resi-dentialandresidentialsequencesofdevelopment.Forexample, asdelineated in theTable,non-resi-dential Sequence A is associated with residentialSequences1and2.TheTotalJobs-HousingBalanceTableidentifiesthesequence,typeofdevelopment,housingunits, residents, anticipated jobscreatedand associated parks and recreation facilities bysequence.

Both the LandUsePlan and SequencingMapareintended to be illustrative, actual sequencing,residents,units, and jobs createdmayvarybasedonmarket conditions. Future deviations to theseexhibitsareacceptableaslongasproposeddevel-opmentcomplieswiththeZoningDistrictMapandZoning Regulations, as provided in Chapter 3 ofthisLevelBDocumentandmeetthejobs/housingthreshold requirements in the approved Devel-opmentAgreement.

8.2.1 No Net Expense

The Comprehensive Plan provides that plannedcommunities shall not be a net expense to theCounty. As defined in the Level A DevelopmentAgreement,“nonetexpense”isdefinedasamutualcommitment to achieve the goal of a respon-sible balance of infrastructure costs, includingconstruction, operation andmaintenance, sharedbetween the public and private sectors. The “nonetexpense”testissatisfiediftheCounty’son-sitepublicexpendituresandoff-sitepublicexpendituresreasonablyallocated to theprojecthavebeen,orwill be, offset by revenues and/or economic and


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TABLE 10: Sequencing

Non-Residential Sequence Acres Units Residents Jobs

A 546 0 0 3,000B 333 300 492 3,000C 405 300 492 2,150D 195 300 492 1,950

Non-Res Total: 1,479 900 1,476 10,100

Residential Sequence Acres Units Residents Jobs Anticipated Location of Parks

& Recreation Facilities

1 277 1,588 4,034 200Neighborhood Park (3-5 ac.)Auquatic/Community Center

2 250 2,132 5,415 300 Neighborhood Park (3-5 ac.)3 207 1,099 2,791 250 Neighborhood Park (3-5 ac.)4 72 452 1,148 2505 170 854 2,169 200 Auquatic/Community Center6 178 894 2,271 200 Neighborhood Park (3-5 ac.)7 156 924 2,347 200 Neighborhood Park (3-5 ac.)8 70 600 1,524 200

Res Total 1,380 8,543 21,699 1,800

Acres Units Residents Estimated Jobs*

Non-Residential ResidentialA 1 823 1,588 4,040 1,700A 2 583 2,132 5,175 1,800B 3 612 1,399 3,553 2,900B 4 267 452 1,148 600C 5 170 1,004 2,275 1,250C 6 178 1,044 2,350 1,300D 7 156 1,074 2,732 1,350D 8 70 750 1,905 1,000

Total 2,859 9,443 23,178 11,900

Non-Residential Sequencing

Total Sequence

Total Jobs-Housing Balance by Phase

* Jobs are identified as required to meet Section 4.3 of the Level A Development Agreement. Pro rated from non-residential sequencing.

Note: Total job potential based on land use and developable acres = 31,457.

Residential Sequencing

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fiscal benefits (direct, indirect and induced) fromtheproject.

TheLevelBPlananalysisfortheprojectmustalsosatisfy the “no net expense” policy. If the devel-opment of a phase results in a revenue shortfall,thensuchshortfallwillbemitigated. If thedevel-opmentofaphaseresultsinexcessrevenue,thensuch excess revenue will be carried forward andused when applying the no net expense test tofuturephases.

8.2.2 Timing of Development

Recognition of the size of the project, the timerequired to complete development, the need fordevelopmenttoproceedinphasesandthepossibleimpactoftheeconomicconditions,cycles,varyingmarket condition and financing availability duringthe course of development, Owner(s) and Devel-oper(s)shallhavetherighttodevelopthepropertyin such order and at such rate and time as themarket dictates. This flexibility is subject to theconditionsof theLevelAPlanapprovals, thisandfutureapprovedLevelBPlansandLevelCPlans.

8.2.3 Infrastructure Improvements

TheLevelCDevelopmentAgreementswillcategorizeinfrastructure improvements, using industry

practicesandstandardscustomarilyacceptable toanduniformlyappliedbytheCounty,as:

• Infrastructure that solely benefits theproject(the“ProjectInfrastructure”)and/or

• Infrastructure that benefits the project aswellasotherrealproperty(the“SystemInfra-structure”). The determination of whetherinfrastructure is Project Infrastructure orSystem Infrastructure shall be determinedusing industry practices and standardscustomarily acceptable to and uniformlyapplied by the County. The Owner(s) andDeveloper(s)oftheProjectInfrastructureorSystem Infrastructure shall be responsible

Exhibit 25: Level B Plan Sequencing Map


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for the operation andmaintenance of theinfrastructurethatitowns.

8.2.4 Project and System Infrastructure

Owner(s)and/orDeveloper(s)shallberesponsiblefor all the costs and expenses associatedwith allProject Infrastructure,which is infrastructure thatsolely benefits the project. Project Infrastructuremay be funded by Owner(s) and Developer(s)directly or from any and all available financingmechanisms. Owner(s) and Developer(s) will beresponsible for its proportionate share of SystemInfrastructure, as determined using industrypracticesandstandardscustomarilyacceptable toanduniformlyappliedbytheCountyofthecostandexpenseassociatedwithSystemInfrastructure.TheCounty will reasonably cooperate and participatewithOwner(s)andDeveloper(s)andothergovern-mentalandquasi-governmentalentitiesandutilityserviceproviderswithrespecttoanySystemInfra-structure. System Infrastructure may be fundedfromanyandallavailablefinancingmechanisms.

8.2.5 Roadway Infrastructure

Owner(s) and Developer(s) shall be responsiblefor the design, construction and dedication of alltransportation improvements that are reasonablynecessarytoservicetheprojectandthataredesig-nated as Project Infrastructure. Owner(s) andDeveloper(s)shallnotberesponsibleforanyinfra-structureassociatedwiththeExistingUses,unlessdeterminedtobeSystemInfrastructure.Owner(s)andDeveloper(s)shallberesponsibleforitspropor-tionate share of the construction and dedicationof all transportation improvements designated asSystem Infrastructure. Owner(s) and Developer(s)has prepared a TransportationMaster PlanwhichisdescribedintheMasterPlan.TheMasterPlanissubject to adjustment through themore detailedanalysis conducted in connection with Level BPlansandLevelCPlans.Owner(s)andDeveloper(s)shall not be required to correct existing roadwaydeficiencies; however, the County may requireOwner(s) and Developer(s) to mitigate additionalnegative impacts resulting from the developmentof the project which are identified through theLevelCPlanreviewprocess.

8.2.6 Industrial Development Impacts

In the event any development provides industrialusesthatgeneratetrucktrafficcarryingheavyloads(HVT) which negatively impact existing roadwayinfrastructure otherwise in serviceable condition,then the Owner(s) and Developer(s) of the LevelC Planmay be required to address andmitigate,usingindustrypracticesandstandardscustomarilyacceptabletoanduniformlyappliedbytheCounty,suchnegativeimpactscausedbytheHVT.

8.2.7 Stormwater Infrastructure

Owner(s) and Developer(s) shall be responsiblefor thedesign and constructionof all stormwaterdrainageinfrastructurethatisreasonablynecessaryto service the project and designated as Projectinfrastructure. Owner(s) and Developer(s) shallbe responsible for its proportionate share of thedesign, construction and dedication of all storm-waterdrainageimprovementsthataredesignatedas System Infrastructure. The preliminary Storm-waterManagementPlanisdescribedintheLevelAMasterPlan,but issubjecttoadjustmentthrough

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themoredetailedanalysisconductedinconnectionwith LevelBPlans and LevelCPlans. IfAMAFCAprovides stormwater drainage infrastructure forthe project, the Owner(s) and Developer(s) mayenter intoseparateagreementswiththeAMAFCAconcerning the terms of providing such storm-water infrastructure to the project. All mattersassociated with existing and/or future AMAFCAstormwaterdrainageinfrastructurefortheprojectshallberesolvedsolelybetweentheOwner(s)andDeveloper(s)andtheAMAFCA.TheCountywillnotpromote, support or enact any ordinance, legis-lationorpolicythatinterfereswithand/orrestrictstheOwner(s)andDeveloper(s)useoftheAMAFCAexistingand/orfutureinfrastructureand/oragree-mentsbetweentheOwner(s)andDeveloper(s)andAMAFCA,aslongasthatusedoesnotdiminishorotherwisenegativelyaffectcurrentCountyfloodordrainageinfrastructure.

8.2.8 Open Space, Parks, Recreation and Trail Facilities

Development of openspace, parks, recre-ationandtrailfacilitiesshall comply with theLevel A Master Plan.The Level A MasterPlanmustbeamendedif a Level B Plan orLevel C Plan proposeschanges to the typesand general locations of open space, park, recre-ationand/ortrailfacilitiesthatsignificantlydeviatefromtheintentandframeworkestablishedbytheLevel A Master Plan. Owner(s) and Developer(s)shalldedicatetotheCounty:

1. All open spaces, parks, recreation and/ortrail facilities that are designated ProjectInfrastructure;and

2.The Owner(s) and Developer(s) propor-tionateshareofSystemInfrastructure.

Alldedications shallbe subject to the reservationofreasonablerightsnecessaryforthedevelopmentoftheproject,includingbutnotlimitedtoroadway,utilityanddrainageeasements.Alllandsandfacil-itiesdedicatedand/orconstructedbyOwner(s)andDeveloper(s)mustmeettheindustrypracticesandstandardscustomarilyacceptabletoanduniformly

applied by the County. The Owner(s) and Devel-oper(s) of the open spaces, parks, recreation ortrail facilities shall be responsible for operatingandmanagementofthosefacilities.Thelandareaof anyopen spaces,parks, recreationand/or trailfacilitieswillbeconsidered incalculating the landusedensitiesandopenspacerequirementsfortheproject.IfaccessdedicationsaremadesuchexcessshallbecarriedforwardandusedincalculationforsubsequentLevelBorLevelCPlans.

8.2.9 Water and Sewer Infrastructure

TheABCWUAmayprovidewaterandsewerservicefor the project. The Owner(s) and Developer(s)haspreparedaconceptualWaterMasterPlanandconceptual Wastewater Master Plan, which aredescribedintheMasterPlan.However,suchmasterplansaresubjecttoadjustmentthroughthemoredetailed analysis to be conducted in connectionwithLevelBPlansandLevelCPlans.IftheABCWUAprovideswater and sewer service for theproject,the Owner(s) and Developer(s) will enter intoa separate Development Agreement with theABCWUA concerning the terms of providing suchwaterandsewerservicetotheproject.Allmattersassociated with water and sewer infrastructurefor the project shall be resolved solely betweentheOwner(s)andDeveloper(s)and theABCWUA.TheCountywillnotpromote,supportorenactanyordinance,legislationorpolicythatinterfereswithand/orrestrictstheOwner(s)andDeveloper(s)useof the ABCWUA’s water and sewer infrastructureand/or agreements between the Owner(s) andDeveloper(s)andtheABCWUA,aslongasthatusedoes not diminish or otherwise negatively affectcurrentCountywaterorsewerservice.

8.2.10 Phasing of Project and Infrastructure

Theprojectshallbedeveloped inmultiplephasesat such times, locationandsizeasdeterminedbymarketdemandortheOwner(s)andDeveloper(s).The project Infrastructure improvements shall beinstalledinphasesonanasneededbasisandsizedto serve the phase of the project proposed and/or being developed. Owner(s) and Developer(s)portion of all costs incurred for the constructionof System Infrastructure that benefits the projectshall bebasedona fair-share, proportionate costdetermination.


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8.2.11 Proportionate Share Requirements

Owner(s) and Developer(s) shall be responsiblefor the costs of Project Infrastructure and theOwner(s) and Developer(s) shall only be respon-sible for its proportionate share of the costs ofSystem Infrastructure. The Owner(s) and Devel-oper(s)proportionateshareofthecostsofSystemInfrastructure shall be based on a fair-share,proportionatecostdetermination,consideringtotalinfrastructurecapacityandthecapacityrequiredtoservetheproject.IftheOwner(s)andDeveloper(s)elects to construct and/or pay for more than itsproportionate share of any System Infrastructure,the County will allow the Owner(s) and Devel-oper(s)torecover,throughanylegalmeans,allofthe costs incurred by Owner(s) and Developer(s)inconnectionwithsuchSystemInfrastructurethatexceed the Owner(s) and Developer(s) propor-tionateshare.

8.2.12 Impact Fees

The County and Owner(s) and Developer(s) willcomplywiththeNewMexicoDevelopmentFeesActof1978NMSA,§§5-8-1,etseq.(the“Act”)andtheBernalilloCounty ImpactFeesOrdinance,Chapter46-1, et seq. (the “Ordinance”) to the extent theOrdinance and its implementation is not incon-sistentwiththeAct,withtheunderstandingthatitisanticipated theprojectwillbe itsownseparateservicearea.

8.2.13 Level of Service

The County will provide public services to theprojectconsistentwiththelevelofserviceprovidedto the remainder of the unincorporated areas ofthe County. The design and construction require-ments for all infrastructure improvements withintheprojectwill complywith theMaster Plan andtheapplicable level(s)-of-service in the remainderof the unincorporated areas of the County andpursuant to County policies applied in a non-dis-criminatorymanner.

8.2.14 Conveyance of Infrastructure

Upon completion of any public roadway infra-structure, drainage facilities, parks, open spaceand trails, or any other County infrastructureimprovement, wherever located, constructed for

thebenefitofthegeneralpublic,whichalsobenefitstheproject,theCountywillaccepttheconveyanceofanysuchimprovementsandshallthereafterown,operateandmaintainsuchimprovementsatitssolecostandexpense.TheCountyreservestherighttonotaccept infrastructurethat isnotdesignedandbuilt to the County’s standards. The County mayincorporateintoitsImprovementPlanSystemInfra-structureidentifiedinfutureLevelAPlans,LevelBPlansandLevelCPlans.

8.2.15 Plans Approved by the County

TheCountywillcooperatewithOwner(s)andDevel-oper(s)inconnectionwiththefunding,designandconstructionofallinfrastructureimprovements.

8.3 LEVEL B DEVELOPMENT AGREEMENT

ALevelBDevelopmentAgreementwillbesubmittedto theCounty for this Level BPlan. Basedon thePlannedCommunitiesCriteriaforLevelBPlans,theintentoftheLevelBDevelopmentAgreementistoprovide:

• Detailed infrastructure/service agreementscovering phasing of the Master Plan andits public services/facilities and designatefinancial, operational and managementresponsibilityovertime

• Measures to mitigate negative conse-quencesofthedevelopment

• Augment the Level A DevelopmentAgreementbynotingitemsmutuallyagreedtoby theCountyandOwner(s)andDevel-oper(s)andcommittingtotheirpermanency,unlessre-negotiated

• Providealegalrecordinginstrument

• Identify any public/private partnerships,publicincentivesandincludeprovisionsforaffordablehousing

• Identify public/private agreements for theprotection and maintenance of the openspacesystem.

Anylimitationsondevelopmentestablishedwithinthe Level A Master Plan Approvals cannot beincreasedwithintheLevelBPlanApprovals.

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8.4 LEVEL C APPROVAL PROCESS

OncetheLevelBPlan isapproved,allsubsequentdevelopmentmust complywith its standards andguidelines. The PCC imply that a plan submittedpursuanttotheLevelBPlanistobeeitheraSubdi-visionPlatoraSiteDevelopmentPlan. Accordingto the PCC, Level C approvals are by “Staff, withpre-application conference.” For the purposesof this Plan, this is construed to mean BernalilloCountyPlanningDepartmentStaff.

Anylimitationsondevelopmentestablishedwithinthe Level B Plan approvals cannot be increasedwithintheLevelCapprovals.

This LevelBPlanencompasses4,243acresof the13,851 acre approved Santolina Level A MasterPlan. SubsequentLevelBPlanswillbesubmittedfortheremaining9,608acresoftheLevelAMasterPlan. Future Level B Plans will follow the sameprocessasthisLevelBPlanandwillencompasstheappropriate landareaandrequirementsbasedontheprovisionsofthePCC.

8.5 PROJECT AND SYSTEM PUBLIC INFRA-STRUCTURE FUNDING STRATEGY

Asdefinedby theapprovedLevelADevelopmentAgreement,Owner(s)and/orDeveloper(s)shallberesponsibleforallthecostsandexpensesassociatedwith all Project Infrastructure, which is infra-structure that solely benefits the project. ProjectInfrastructure may be funded by Owner(s) andDeveloper(s)directly,orfromanyandallavailablefinancingmechanisms.Owner(s)andDeveloper(s)will be responsible for its proportionate share ofSystemInfrastructure,asdeterminedusingindustrypracticesandstandardscustomarilyacceptableto,anduniformlyapplied,by theCounty for thecostandexpenseassociatedwithSystemInfrastructure.The Countywill reasonably cooperate and partic-ipate with Owner(s) and Developer(s) and othergovernmentalandquasi-governmentalentitiesandutilityserviceproviderswithrespecttoanySystemInfrastructure.SystemInfrastructuremaybefundedfromanyandallavailablefinancingmechanisms.

Available financing mechanisms for Project andSystem Infrastructure may include but not belimitedto(inalphabeticalorder):

Charges for Services. Fees imposed for publicservicesand/orfacilities.

Direct Funding. Financingwithout theuseof thefinancialmarketorathirdpartyservice,suchasafinancialintermediary.

Federal Grants. Funds received from federalagencies. Some grants may require a percentagematchfromtheCounty.

General Obligation (GO) Bonds. GO bondsapproved by voters. The sale of bonds will notnecessarilyincreasetaxesforpropertyowners.GObondswillnotbeusedtofundtherepairofexistingCountyfacilities.

Gross Revenue Tax (GRT) Revenue Bonds. GRTbondsareprojectspecific formajorcapitalacqui-sitionsorconstruction.GRTBondsareapprovedbytheBoardandarefundedfromgrossreceiptstaxescollectedwithinthecounty.

Open Space Mill Levy. In2014,BernalilloCountyvotersapproveda.20millevyfor15years.Theopenspacemilllevymaybeutilizedforthepurposesofacquiring, improving, operating and maintainingnatural areas, open spaces and cultural, historicand nature education sites within the County toprotectdrinkingwatersources,wildlifehabitatandagricultural land, including along the Rio Grande,providingopportunitiesforcitizenstoenjoynature.

Impact Fees. Impact fees fund capital facilitiesidentified in the Impact Fee Capital improvementPlan (ICIP). Impact Fee Capital Improvementsincluderoads,parks,openspace,drainageandfire/emergencyservices.

Intergovernmental Revenues. Revenues receivedfrom other governing agencies other than theCounty.

Loans Financingwhere fundsareborrowed fromthe financial market using a third party service,suchasafinancialintermediary.

Special Assessment District (SAD). SAD’s aretypicallyformedbyagroupofpropertyownersthatagreetopayaspecialassessmentontheirpropertytofundpublicimprovements.

State Capital Outlay Appropriations. CapitalOutlayfundsare received fromtheStateofNewMexico


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(State) through legislative capital outlay appropri-ations.Thesegrantsarereimbursable(theCountyfrontssaidfunds)andawardedforprojectsinalocalgovernment’s Infrastructure Capital ImprovementPlan (ICIP). Capital Outlay grants must be spentwithinfouryearsofappropriation.LikeGOBonds,these fundsmustbe spenton the specific capitalprojectforwhichappropriatedandcannotbeusedondailyoperationsormaintenance.

Utility Expansion Charges (UEC). Utilityexpansioncharges are fees paid by customers as a methodtorecoverpartorallofthecostofpublicfacilitiesprovidingsystemcapacityfortheiruse.

Water Supply Charges (WSC). WSC’s chargesarefeespaidbycustomersasamethodtorecoverpartor all of the cost of providing awater supply fortheiruse.

Inadditiontothestandardtools,theStatecreatedtwo additional approaches. These add to theexistingtoolboxandcanbekeyopportunitiesandincentives to ensure that infrastructure is built inlogical and complete phases.Many of the typicalinfrastructure development approaches providepiecemeal construction of said infrastructure asdevelopment occurs, without incentivizing theupfrontinfrastructureconstruction.

Tax Increment Development Districts (“TIDDs”). Adopted by the NewMexico Legislature in 2006,TIDD’s provide for the financing of public (notprivate) improvements, including, but not limitedto: water and wastewater systems, streets andtrails,parks,utilities,publicbuildings,librariesandcultural facilities, schools and workforce housing.TIDD’s utilize the tax increment generated withintheboundariesiftheTIDD(s)only.ThetaxesoutsidetheboundariesoftheTIDD(s)willnotbeaffected.

“Tax increment” is the amount of gross receiptstaxorpropertytaxcollectedwithinadistrictovera “base amount” which is the amount collectedduring thecalendaryearpreceding the formationof a district. This is only the tax incrementwhichprovides the revenue stream to fund bonds.TIDD’s areutilized to financedebt createdby thepledge of incremental revenues to the paymentof debt service on TIDD bonds. Furthermore,TIDDbondsarenotobligationsoftheStateorthelocalgovernment jurisdiction inwhichtheTIDD islocated.Rather, TIDDbondsare solelyobligationsoftheTIDDissuingthebonds,asTIDDsarepolitical

subdivisionsoftheState,separateandapartfromthe county. Importantly, a county forming a TIDDcan dedicate a maximum of 75% of local option“tax increment” generated within the district forthe purpose of securing district bonds, and thatpercentage must be formally approved by theCounty.

The establishment of TIDD(s) will not abolish therequirements of the “no net expense” for theCounty’sPCCLevelA,BorC. Finally, it is critically important to recognize thatTIDDs:

• Placetheupfrontcostsfortheconstructionof public infrastructure on the ProjectProponent.

• Providefundsnecessaryfortheconstructionof public improvements with third partyfinancing, relieving theCountyof incurringthe costs, risk and obligation of issuingCounty bonds and potentially freeing upadditionalbondingcapacityfortheCounty.

• Allow public improvements to beconstructedearlierthansaidimprovementsmightotherwisebeconstructed.

• Since,theyarestructuredas“reimbursementdistricts,” the public improvements are,most often, completed and the tax baseessentiallyestablishedpriortotheissuanceofTIDDbonds.

• Require that constructed public infra-structure is dedicated (given) to theCounty (or appropriate agency) only oncecompleted.

• TIDD’s Play an important role in ensuringtheviabilityandvibrancyofSantolina,withcorrespondingbenefittotheCounty.

Public Improvement Districts (“PID’s”). PID’s areusedtofinancepublicinfrastructuresuchason-siteand off-site infrastructure and improvements,including water and sewer systems, streets andtrails,parks,electrical,gasandtelecommunicationssystems,publicbuildings,librariesandculturalfacil-ities,schoolfacilities,equipmentandrelatedcostsofoperationandadministration.

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EachPIDonceformed,constitutesapoliticalsubdi-vision of the State, separate and apart from theCounty. PID financing is based on a special levywhichisinadditiontoallexistingtaxesandlevies.The special levy is only imposed on propertycontainedwithinthePID.Thespeciallevyamountisbasedontheinfrastructurecostsandthebenefitsreceived by the property. No property locatedoutsidetheboundariesofthePID(s)will incurtheadditionalspeciallevyandallexistingtaxrevenuestotheCountyandStateoutsidethePIDswillremainunchanged.

APID is typicallyorganizedthroughastreamlinedpetition and hearing process, with a unanimousconsentprocedureorapprovalthroughanelectionofpropertyownersandqualifiedresidentelectors.Onceformed,PID’sareutilizedtofinance,inpart,variousMost frequently, a PID financing is baseduponthepledgingofrevenuesinordertopaydebtserviceonbondsissuedbyaPID.NotaxesgeneratedoutsidetheProjectareutilizedbythePID’s.

PID’s do not finance private infrastructure costshowever,may be used for improvements such asthefollowing:

• County and State roadways, interchanges,andtrafficsignalization

• ABCWUAwaterandsewerinfrastructure

• County and AMAFCA flood and drainagecontrolstructures

• County parks, trails and recreationalfacilities.


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INTENTIONALLY LEFT BLANK

EXHIBIT 1: CONTEXT MAP

exhibit 2: land use plan

Exhibit 3: Level B Zonning Districts Map

EXHIBIT 4: AUTO TRANSIT CIRCULATIONFULL BOULDOUT NETWORK

EXHIBIT 5: AUTO TRANSIT CIRCULATIONLEVEL B NETWORK

EXHIBIT 6: ROADWAY PHASINGROADS REQUIRED BY 2025

EXHIBIT 7: ROADWAY PHASINGROADS REQUIRED BY 2040

EXHIBIT 8: ROADWAYS - 6 LANE PRINCIPAL ARTERIAL,PRINCIPAL ARTERIAL

6-LANE PRINCIPAL ARTERIAL (160 FT R.O.W.)

4-LANE PRINCIPAL ARTERIAL (144 FT R.O.W.)

EXHIBIT 9: ROADWAYS - 4 LANE MINOR ARTERIAL4 LANE COLLECTOR WITH PARKING

4-LANE MINOR ARTERIAL (136 FT R.O.W.)

4-LANE COLLECTOR WITH PARKING (129 FT R.O.W.)

EXHIBIT 10: ROADWAYS - 4 LANE COLLECTOR WITHOUT PARKING,2 LANE COLLECTOR WITH PARKING

4-LANE COLLECTOR WITHOUT PARKING (115 FT R.O.W.)

2-LANE COLLECTOR WITH PARKING (77 - 99 FT R.O.W.)

EXHIBIT 11: ROADWAYS - LOCAL STREETS

LOCAL STREET 2 (50 FT R.O.W.)

TO BE USED ON LOW VOLUMEN ROADS ADT <1,500,PRIVATE ROADS, OR AS APPROVED BY THE COUNTY

BERNALILLO COUNTY LOCAL ROAD SECTIONSINCLUDED BY REFERENCE:

MINOR LOCAL RESIDENTIAL DWG 201008,FEBRUARY 15, 2016

MAJOR LOCAL RESIDENTIAL DWG 201007,FEBRUARY 15, 2016

LOCAL STREET 1 (52 FT R.O.W.)

LOCAL STREET 3 (48 FT R.O.W.) MAJOR LOCAL STREET (60 FT R.O.W.)

EXHIBIT 12: ROADWAYS - LEVEL B MULTI-WAY BOULEVARDS

DENNIS CHAVEZ/ATRISCO VISTA @ URBAN CENTER *

PASEO DEL VOLCAN @ URBAN CENTER *

* CYCLE TRACK.BIKE LANE ALLOWABLE ON MULTI-WAY BOULEVARD ROADWAY

EXHIBIT 13: PEDESTRIAN AND BIKE CIRCULATION MAP

EXHIBIT 14: STORMWATER MASTER PLAN, 2025

EXHIBIT 15: STORMWATER MASTERPLAN, FULL BUILD

EXHIBIT 16: SOIL SURVEY MAP

EXHIBIT 17: WATER SYSTEM, 2025

EXHIBIT 18: WATER SYSTEM, FULL BUILD

EXHIBIT 19: ABCWUA WEST SIDE WATER SYSTEM TRUNK ZONES

EXHIBIT 20: SANITARY SEWER, 2025

EXHIBIT 21: SANITARY SEWER, FULL BUILD

EXHIBIT 22: DRY UTILITIES

EXHIBIT 23: SERVICE FACILITIES AND DISPATCH BOUNDARIES

EXHIBIT 24: EXISTING PUBLIC SCHOOL LOCATIONS

EXHIBIT 25: LEVEL B SEQUENCING MAP

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