Cañon–WeimerOeste

PresentedbytheJ.AlexanderCompany

Presented by J. Alexander Company, Inc.

March 25, 2019

Final Presentation: Cañon - Weimer Oeste

Presented by the J. Alexander Company, Inc.

Alexander Schoenfeld

Mr. Bellis, We respectfully submit this narrative as an accompaniment to our application receiving Preliminary Plat approval on March 6, 2019, case No. PZ2019-15 for a 39-lot residential subdivision for Final Plat consideration by the Planning Commission at their meeting on May 1, 2019. Project Summary: Cañon - Weimer Oeste

The subject property is 23.260± acres of R-14 zoned land located along Weimer Road between Holy Cross Hospital and the Paseo del Cañon roundabout. The proposed subdivision ("Project") is comprised of 39 single-family and multi-family lots ranging in size from ±0.164 acres to ±6.123 acres. Of the 39, lots, 35 will be platted as single-family residential lots, and the 3 will be used for the development of a mixture of multi-family housing types such as townhomes, apartments, and/or workforce housing. According to the Town’s Land Use Development Code, the proposed subdivision is considered a Class A subdivision as provided in Section 16.24.010.2; a subdivision in which the average lot size is one acre or less.

Our responses to the Subdivision Approval Criteria are outlined below. 1. 16.24.010.4: Suitability of the Land for Subdividing: The subject property is currently zoned

R-14, a designation placed on it by the Town of Taos for residential and limited commercial uses. The project is sited on a gentle sloped site generally consisting of a sagebrush landscape and development of the site will not increase danger to health, safety, or welfare of the community. We have intentionally accounted for drainage on the site, and the development will not aggravate flood or erosion hazards.

2. 16.24.010.5: Community Assets: As mentioned above, the site is largely a sagebrush landscape with no historical or archeological sites, no acequias, and no watercourses that will impact the ability to subdivide the land. The project will, in turn, provide a number of public amenities, including increased on-site storage of storm water, increased trail access and mobility, and increased housing opportunities for residents of the Town.

Presented by J. Alexander Company, Inc.

3. 16.24.010.6: Acceptance of Public Lands: There are no areas of the subdivision currently proposed for acceptance by the Town of Taos. All streets, easements, and open space will be maintained by the owner’s association in the future.

4. 16.24.020.1: Required Monuments: All subdivision boundary corners and the intersections of

street centerlines will be marked with one-half inch (1/2") rebar with cap. A permanent bench mark will be placed within the subdivision at a point accessible to the public. The elevation of this bench mark shall be referred to as USGS datum and said elevation shall be accurately noted on the final plat.

5. 16.24.020.2: Utility, Storm Drainage and Street Improvements: The project falls under the

Class A Subdivision Class, requiring the applicant to provide Town Water and Sewer, Curb and Gutter, Paved Streets, A Sidewalk, Storm Water Drainage Facilities, and Underground Utilities as a condition of approval. We feel that due to the pedestrian nature of the site the installation of those amenities will aid the future development patterns of the project and the Cañon-Weimer corridor overall. It should be noted that since Sketch Plan approval, JACO has modified the site plan layout proposal to indicate areas of public improvements that will be made on site as part of the approval process, including sidewalks, paved roads, utilities, and proposed solutions for potential storm water issues that may arise from off- or on-site including a 50-foot drainage easement throughout the site. In addition, we have also worked to reduce the number of entrances and exits to the site to potentially address any concerns related to traffic to and from the proposed lots.

6. 16.24.020.3: Public Site and Open Space: The Town’s Land Use Development Code requires the public dedication or private reservation of at least 10% of the total gross acreage of the subdivision to be preserved as useable open-space in perpetuity. Cañon-Weimer Oeste has a total gross acreage of ±23.260 Acres and we are currently proposing to reserve ±2.406 Acres – exceeding the open space requirement for the site. In addition to open space, the subdivision will work to incorporate several non-sanctioned social trails that traverse the site. We believe that by incorporating trails for pedestrians and bicycles into the overall design – it will aid not just residents of the proposed subdivision, but the entire Cañon-Weimer corridor, allowing for increased access to and from a number of uses that occur in the area including the Hospital, the Youth and Family Center, the bowling alley, and a number of different schools within the general vicinity. Site amenities for residents, and the community, begin with walkways and bike paths which preserve and expand the existing circulation through the site. Park Areas and landscape features are integrated with this circulation. Some parking areas which are not otherwise shielded with landscaping are planned to be covered with free-standing colonnade, pergola and portales, which are composed of adobe plaster columns and metal trellises. These are shade structures for this parking, provide support for solar panels, function and privacy screens for many of the residential structures, and act as an extension of the architectural character for the entire project. This character seeks to respect the style, scale and historical traditions of the community.

Presented by J. Alexander Company, Inc.

Access and Traffic

The Project takes access from the eastern boundary of the property fronting Weimer Road. Within the project, all 4 proposed streets will be developed as 24-foot asphalt roadways, with curb and gutter on each side along with a (omitted “4-foot”) sidewalk for pedestrian travel. Included below is a table that demonstrates proposed road names as well as each lot that will be access by the specific roadway.

Road Name Lots Accessed by Road Calle Reina: Main Access into Cañon – Weimer Oeste from Weimer Road

Lot 1

Via Victoria Lot 2 Camino Tres Juans Lots 3 - 9 Campos Bonitos Pl Lots 10 - 38

A Traffic Impact Analysis ("TIA") was submitted with the Preliminary Subdivision application. The TIA demonstrates that all studied intersections will maintain adequate levels of service. In addition to Emergency access and fire turn arounds along the main roads within the project, additional emergency access will be provided along the northern portion of the project via a 15' wide non-paved emergency access road with bollards or a gate preventing public use. The emergency access road will also serve as a pedestrian trail connecting the north side of the project with Weimer Road. Pedestrian access will be provided throughout the project through the use of sidewalks, and trail connections will provide additional pedestrian access to the existing Weimer-Maestas paved trail along the eastern property boundary. Terrain Management All terrain management regulations will be met. Requisite drainage easements are created with this plat. The Project works to incorporate existing topography of the site in order to reduce site disturbance overall. The project will be served by 5 detention ponds – adequately capturing all runoff generated from the newly created roadways – throughout the project. Because of the site’s gentle slope, lack of trees and/or rock features, and lack of acequias, site disturbance will be able to be minimized during the development and creation of infrastructure. Landscaping The project provides for ample landscaping used to shield the view of some parking areas. Ornamental ponds will function as a part of a water catchment system throughout the project. Landscaping will be provided via street trees and plantings in the ponding areas. All future development will be required per the Town LUDC and Owner Association requirements to meet all landscaping requirements. There is a total of ±2.406 acres of open-space, exceeding the required 10% dedication.

Water and Wastewater

Presented by J. Alexander Company, Inc.

The Project will be served with City water and sewer. All required utilities for the project are within the Weimer Road right-of-way, and the Town Public Works department has stated that the Town currently has capacity for any needed increase in water or sewer generated from any future growth in this area. Utility easements have been provided on the site for the conveyance of utilities throughout the site. Conclusion: The proposal has followed all required steps as provided in the Town’s Land Use Code, Section 16.12.040.5 regarding the application’s submittal, public notice, and review by the Town of Taos Planning Department. In addition, the application meets all the requirements listed with the Land Use Code regarding subdivisions, including minimum lot sizes, open space requirements, storm water mitigation, access to and from the site, and infrastructure needs. Overall, we believe that this project is a positive step for the Town of Taos, generating a much-needed supply of housing within an area identified for future growth within the Town’s Vision 2020 Master Plan. The arrangement of the lots, the clustered nature of future uses, along with the mixed housing types of the overall project truly allows for increased public health through pedestrian oriented development, increased safety and welfare of the area through added vitality, and increased housing and economic opportunities for the residents of Taos.

Subdivision Summary follows on next page …

Presented by J. Alexander Company, Inc.

Subdivision Summary:

Existing Parcel: Approximately 23.260 Acres

Lot # ±Acreage Lot 1 2.913 AC Lot 2 6.123 AC Lot 3 4.690 AC Lot 4 0.168 AC Lot 5 0.168 AC Lot 6 0.167 AC Lot 7 0.167 AC Lot 8 0.167 AC Lot 9 0.167 AC Lot 10 0.178 AC Lot 11 0.179 AC Lot 12 0.170 AC Lot 13 0.174 AC Lot 14 0.174 AC Lot 15 0.244 AC Lot 16 0.166 AC Lot 17 0.167 AC Lot 18 0.166 AC Lot 19 0.166 AC Lot 20 0.208 AC Lot 21 0.168 AC Lot 22 0.166 AC Lot 23 0.166 AC Lot 24 0.166 AC Lot 25 0.164 AC Lot 26 0.241 AC Lot 27 0.193 AC Lot 28 0.183 AC Lot 29 0.173 AC Lot 30 0.167 AC Lot 31 0.173 AC Lot 32 0.174 AC

Lot 33 0.168 AC Lot 34 0.166 AC Lot 35 0.167 AC Lot 36 0.182 AC Lot 37 0.198 AC Lot 38 0.185 AC Open Space

2.406 AC