Document History
"Plazas at Pecos Trail" Development by Chapman
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Overview Chapman Homes is proposing the "Plazas at Pecos Trail" development of a 19 acre parcel located in the southwest corner of the intersection of Old Pecos Trail and St. Mike's. They have also applied to change the zoning to raise the allowable density from R-1 (Single Family Residential, 1 dwelling unit per acre) to R-2 PUD (Single Family Residential, 2 dwelling units per acre, Planned Unit Development). The proposed re-zoning would allow a total of 40 homes, three of which are units on smaller lots with a fixed sales price to meet the City's "Housing Opportunity Program" (HOP) requirements. The resulting average density of 2 homes per acre is slightly higher than nearby properties to the west, aproximately the same as on the east side of Old Pecos, and within the designated land use planned in the City Master Plan, which could allow up to 7 homes per acre in this area. The target price for the homes is planned to be in the $300-500k range. This section of Old Pecos Trail borders the famed "Route 66" Scenic Byway which has been recognized by Congress as a nationally significant road, and it is certainly the last scenic entryway to Santa Fe. The general guidelines of a Scenic Byway indicate at least a 100' setback, which the proposed development complies with; additionally, the Developer has agreed to limit homes to one story without visible rooftop AC units to minimize impact to the viewscape. As with any other development, there are the issues of available water, city services, and the added traffic as aproximately 350 more "daily trips" would enter this traffic corridor. On the positive side, the Developer has done an above average job of providing a significant amount of open space around the perimeter of the project as well as interior trail easements to provide pedestrian and wildlife movement throughout the project by clustering the homes in a closed loop design with one access to Old Pecos Trail. A second emergency access has been combined with the sewer access route and will be gated to prevent motorized traffic except in emergency. The interior streets are laid out and include medians and mini-circles as traffic control features that should keep speed problems to a minimum. There are also rooftop and street stormwater catchment systems planned to serve landscaping needs that exceed minimum requirements as well as Homeowners Covenants which would help control home and landscape design. This development is just outside the physical boundaries of SeNA, but I am sure we all travel past this location on a daily basis. As "good neighbors" SeNA would like to encourage you to take an active role in making your opinions concerning this development known. The Arroyo Chamiso/Sol y Lomas (ACSyL) Neighborhood Association is taking a strong stance against this development, and has drafted a petition (click images to the right) which you can print and mail in if you wish. Several of the SeNA Board members discussed this development in our meeting 1/27/2005. We are all in agreement that if the development happens, the visual impact from Old Pecos should be minimized with substantial setback and height restrictions as well as context sensitive design to minimize damage to the remaining Pinons and Arroyos. There are concerns with traffic, drainage and water as with ANY development. We would like to follow up and encourage water capture designs REQUIRED for street, roof, and gray water. From a density and planning standpoint there were mixed opinions as rezoning this parcel to R-2 makes some degree of sense as a "transition zone" considering the surrounding developments include several apartment/condo complexes, proximity to several schools, the hospital, and business centers as well as bordering a busy Arterial. Although we would probably all like to not have any development at all, the difficult decision that each of us has to make is whether this is an appropriate location to accept slightly higher density resulting in more affordable homes to support infill rather than sprawl. Public Meetings and News 1/27/2005 - This development was on the Public Regulation Committee (PRC) Agenda to review the re-zoning request to R-2 PUD. The PRC passed the request. 5/11/2005 - City Council reviewed and passed the re-zoning request to R-2 PUD. The entrance/exit to the subdivision remains somewhat problematic with no great solution that makes everyone happy. Building a bridge to utilize the light at Zia would be very expensive and presents issues with impacting the Arroyo and drainage. A complete re-alignment of the Old Pecos/St. Mikes intersection would be quite expensive. Utilizing the easement to Arroyo Chamiso Lane would heavily impact the current residents of the Lane, and require upgrade (paving and possible widening) to the Lane and intersection at Arroyo Chamiso. The current design with un-signalized turn bays on Old Pecos and a U-turn for northbound traffic presents some serious safety issues in the face of rush hour traffic, but has been approved so far by the City Traffic Engineer and City Council. 8/5/2005 - Planning Commission gave Final Approval; with the direct access to Old Pecos Trail. The Review unfortunately was scheduled at the end of the docket and was not heard until 11:30pm. Dan Baker was the lone voice speaking against the approval based on the risk of the entrance/exit design and possible violation of design guidelines in the State document NMAC 18.31-6 defining allowable highway access designs. No appeal was filed within 30 days to bring the proposal before Council, so it looks like it will proceed.... |
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The information on this page was prepared by Dan Baker based on meeting notes and material provided by ACSyL and Chapman Homes.