Site Feasibility Report

Prepared for

New Mexico Inter-Faith Housing

Daniel Werwath, Chief Operating Officer

By

David R. ThomasSeptember 16, 2015

Authorization: This report on the feasibility of the Siler Road site for a proposed multi-family

apartment complex has been prepared in accordance with the agreement with Daniel Werwath,

Chief Operating Officer for New Mexico Inter-Faith Housing, dated August 12, 2015.

Purpose: This study is intended to establish the general characteristics of the site that affect

the feasibility of the site for its intended purpose as a 60-unit tax-credit apartment complex.Characteristics include: availability of utilities; access to the site via pedestrian, vehicular and

public transit; terrain and drainage; zoning; and proximity to community, social and educationalfacilities.

Project Description: The intent of the project is to create a mufti-family tax-credit apartment

complex which is to include a common building with rental and management offices, possible

service and/or counseling offices and other tenant needs and activities. Other amenities mayinclude playgrounds, barbeque grills, shelters, etc.

Site Description: The property is on the west side of Siler Road, west of the Food Depot

complex, and east of the city-owned building currently used by the parks and solid waste

divisions. There are 7.5 acres available from which the City may be willing to donate

approximately 5 acres to the project. Matthew O'Reilly, the City's Asset Development Director,stated his preference that the site be located on a rectangular parcel immediately adjacent to(west of) the existing Food Depot facilities with the short side of the rectangle along Siler Road.A 5-acre parcel as such would be about 300 feet by 700 feet.

There is a high voltage power transmission line along the west side of Siler Road. The width ofthe easement and the safe clearance from any building to this line must be determined.

The site is currently being used to store material and equipment by the City such as scoria,

trash dumpsters, street light poles, impounded vehicles, concrete pipe, manhole rings andeovera.rubbleanddebris- ::There-are .also.some trees.that m~vneed .tobe-cteared. - -.

Up until the early 1980's, the City's wastewater treatment plant was .located on the site.According to the Master Plan and Financial Analysis for the Downtown and Siler Road Propertypublished in 2007, when the plant was decommissioned it was partially demolished and allabove ground structures were removed to a depth of six feet. The report states that some of thetreatment tanks extended below six feet. Some partial walls and foundations are likely toremain. There are also reports that pits may have been dug on the site to bury treated sludgefrom the plant.

The Acequia Madre irrigation ditch runs along the western edge of the site and can be crossed

by a foot bridge from the parking areas east of the City's Parks and Solid Waste building. Thenorth edge of the site is adjacent to Siler Road across which are commercial and industrial

buildings. The Food Depot storage and distribution complex is located south of the site. TheCity owns the property west of the site. It is used for storage of asphalt millings, sand, gravel,

construction equipment, etc.

Siler Road Site Feasibility Report

The site is basically flat with a gentle slope of less than 2% from north to south. The onlysignificant natural vegetation on the site is along the Acequia Madre which flows from north to

south along the west side.

See Figure 1 - Aerial View of Site.

Zoning: The site and surrounding parcels are zoned industrial (12). The majority of the parcelsadjacent 12zoning are zoned light industrial (11). Parcels along Cerrollos Road, located about1800 feet south are zoned C2. Nearby residential (R1) zoning is to the west along Agua Fria

Street about 1800 feet, and other residential zoning of various densities another 1800 feet to thenorth.

See Figure 2 - Zoning Map

Proximity to Services: Most of the retail and commercial services in the vicinity are along

Cerrillos Road located about 1800 feet to the south which is the retail and commercial artery ofSanta Fe.

Agua Fria Elementary School is located about 2000 feet (about 4000 feet by streets) from thesite. De Vargas Middle School is about 1.5 miles to the east and Santa Fe High is about twomiles to the southeast.

The La Cienegita neighborhood park is about one-half mile to the east. Franklin Miles Park is aregional park with play grounds, ball fields and skate park is located about one mile to thesoutheast. Frenchie's Field, a passive park. is along Agua Fria Street approximately one mile tothe northeast.

Prox-ilJlity to Public Transportation: There is a bus route along Cerrillos Road approximately

1800J~etto the south and ano~r along Agua Fria Street about 1400 feet to the north. There

are bus stops at both the Cerrillos Road and Agua Fria intersections with Siler Road.

Vehicular Access: Primary vehicular access to the site is from Siler Road, which is the only

public street adjacent to the site. A driveway to the site immediately across Siler Road fromTrades West Road is likely. It is not likely that a traffic signal would be necessary. but a STOPsign would be adequate. The city traffic engineer may require some modification to Siler Road

to facilitate safe movement of traffic into and out of the site.

Secondary public access would-not be provided unless a public road is extended off RufinaStreet or Rufina Court to the south or from the Richards Avenue Business Park to the west.

Arrangements for emergency access for fire and rescue equipment would have to be made withthe City emergency services. This could be done from around the city-owned building andyards along Siler Road or from the transit facility off Rufina Street. Both these routes would

access the site from the west.

Access to Public Utilities:

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Siler RoadSite Feasibility Report

• Water service is available to the side from the existing 8-inch diameter line in Siler

Road. In order to get adequate flow for the sprinkler systems in the complex and for firehydrants on site, the new system will need to be looped. This could be done by makingtwo connections to the line in Siler Road, An alternative would be to make oneconnection to the line in Siler Road and the other to the system at the Food Depotcomplex or of the lines in the city transit complex to the southwest.

With the help of Robert Jorgensen of the Water Division, water pressure in 8-inch line in

Siler Road was analyzed for adequacy of flow and pressure for fire protection. The

results are as follows: Pressure at 43 psi at 2500 gpm, 28 psi at 3000 gpm and 10 psi at

3500 gpm. These pressures and flow rates are considered adequate.

See Figure 3 - Water

• Sewer service is available from existing manholes on site. There is an 18-inch diameterline that runs through the site from the south between the two buildings of the FoodDepot to Siler road near where the northeast comer of the site may be (approximately

250 feet north of the Trades West intersection with Siler Road). The invert of the sewerline at the manholes varies slightly at around 10 feet below the existing ground maket

the cover over the pipe around 8 feet. The line flows southwest from Siler Road

eventually down Rufina Street. Sewer connections can be made to the manholes in this

line. It would be costly, and likely to be prohibited by the City, to relocate this large line.Upon sale or lease of the property for this project, a 20-foot wide easement over the lineis likely. Building could not be built over the line, but parking, sidewalks, or open spacewould be allowed.

Another sewer consideration is an existing 8-inch diameter concrete effluent line that

crosses the site. The location of this line is not precisely known, but it runs from near the

middle of the south edge of the existing scoria pile southwest to near the northeastcomer of the City Transit Facility, then continues west on Rufina Street. According to

Stan Holland of the City's Wastewater Division, even though the line is inactive and hasbeen for some years, the City wants to maintain the line and future easements in theevent that the line is used in the future.

See Figure 4 - Sewer

• Dry utilities, power; telephone, cable and gas, are all available adjacent to the site. A

combination of overhead and buried services are in the area. The private utility

companies are unwilling to provide specific information for a project this early. However

it can be assumed that all these can and will be provided as the project moves forward.

There is a high-voltage power transmission line in a 15-foot wide easement beyond on

the west side of Siler Road adjacent to the site. The line leads to a substation onIndustrial Road about 1600 feet north northeast of the site. This line needs to be

considered in the design and layout of the proposed project.

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Siler Road Site Feasibility Report

Site Terrain: The site itself is basically flat sloping to the southwest at less than two percent.

There are piles of rubble, scoria, sand gravel, etc. on site. It can be assumed that the City willremove most of this material prior to turning over the site. The developer of project is cautionedthat not all the material on site may be removed. There is a low concrete wall around the scoria

pile built to contain the silt and additives in the scoria. The City may choose to leave this inplace and put the responsibility of removal on the developer.

Site Drainage: The site runoff flows generally west away from Siler Road. The Acequia Madreis carried under Siler Road with two 36-inch diameter corrugated metal culvert pipes and there

are two curb drop inlets in Siler Road which discharge into the Acequia Madre. Although the

Acequia Madre is not maintained to flow and provide water for irrigation; it maintains its historic

status and is protected and regulated by a ditch commission. Regulations prohibit discharge ofrunoff water into the acequia. Avoidance of the acequia should be easily achieved.

As with all storm runoff water in the City, the post-development runoff water flow rate must not

exceed pre-development flow rate. This is normally achieved by a detention pond or other type

of facility to store the excess runoff and allow it to flow from the site at a controlled rate. It islikely that a detention pond can be built near the west edge of the site to control the runoff.There no storm water drainage facilities downstream of the site. Where the discharge from the

site would be discharged after leaving the detention pond is unknown.

See Figure 5 - Site Terrain

Features That Might Affect Project Feasibility. The following is a list of items found duringthe research and interviews done in preparing this report that may affect the projects feaSibility:

• There is a possibility that sludge from the old treatment plant may have been buried inthe site. Other environmental hazards may exist from the old plant such as road salt,city equipment and impounded automobiles. A phase 2 level environmental study

including sampling. testing and analysis should be undertaken early in the project.Sampling and testing for residual nuclear material may also be necessary.

• The structure foundations from the old treatment plant may affect foundation design andplacement along with the buried utilities. There may be concrete structures such as the

concrete wall surrounding the scoria pile that is left in place. These removals anddisposal will add cost to the project. Some as-built plans for the old plan are available.may be possible to use these to determine locations of probes and or borings to locatethe old foundations.

• The existing 18-inch sewer line that crosses the site near Siler Road will need to remainin place and will affect the design of the project and its usable area. It may be possible

to build one non-residential building close to Siler Road with a parking area behind over

the sewer line, then the residential buildings farther away from Siler Road. This mayaffect the area of the site to be given by the City.

• The 8-inch effluent line on the site that is currently not in use may affect the size of thesite and eventual layout. Its location needs to be determined and whether or not it can

4

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Siler RoadSite Feasibility Report

be relocated. The City's wastewater Division has performed surveys to locate this

effluent line which can be made available.

• The width of the easement for the high voltage transmission line in front of the site is 15feet. Parking would be allowed within the easement, however buildings would not.

Building would be allowed outside of the 15-foot easement.

• Assumptions have been made that the cost of off-site improvements would be minimal.

If extensive costs to provide secondary access to the site, storm water drainage.extensive modifications to Siler Road. etc. are necessary. such costs could affect the

project feasibility.

5