CITY OF ALBUQUERQUE LAND USE FACILITATION PROGRAM PROJECT MEETING REPORT

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1 Project #: Property Descriptions: All or a portion of Tract 1A1 Plat of Tracts 1A1 & 1B1, El Rancho Atrisco Phase 3, located on Unser Boulevard NW between Ladera Drive NW and Market Street NW Date Submitted: December 3, 2014 Submitted By: Jessie Lawrence Meeting Date/Time: Meeting Location: Facilitator: Co-facilitator: December 1, 2014; 6:30 PM Don Newton/Taylor Ranch Community Center 4900 Kachina St. NW Jessie Lawrence David Gold Parties (Individual names & affiliations are located at the end of the report): - Applicant: o Western Albuquerque Land Holdings, LLC - Agent o Tierra West, LLC - Neighborhood Associations/Interested Parties o Ladera West Neighborhood Association o Laurelwood Neighborhood Association o Parkway Neighborhood Association o Tres Volcanes Neighborhood Association o Westside Coalition of Neighborhood Associations Background/Meeting Summary: Applicant requests an amendment to the zone map, amendment to subdivision, and site development building permit for all or a portion of Tract 1A1 Plat of Tracts 1A1 & 1B1, El Rancho Atrisco Phase 3, located near the corner of Unser Boulevard NW and Ladera Drive NW. Applicant plans to develop the site with commercial uses including a 41,000 square foot grocery with package liquor sales, a service station, and four additional commercial pads including a possible restaurant with full-service alcohol sales. Meeting participants expressed differing opinions about the project; there was not agreement among everyone in attendance. A few participants expressed support for the new commercial development and the grocery store, including the alcohol sales. Others expressed opposition to the sale of alcohol in that location. Some meeting participants also expressed concerns about traffic control and the possibility of increased traffic accidents and suggested traffic improvements including improved left-turn lanes and Unser and Ladera, a new traffic signal at Ladera and Market, and improved pedestrian crossings. Others suggested changes to the design so the new buildings fit in with the existing neighborhood design.

2 Outcome: - Areas of Agreement o None noted among all participants at the meeting. - Unresolved Issues & Concerns o Residents expressed differing opinions about the proposed uses on the site. Some meeting participants expressed support for the proposal, in particular the grocery store. Others expressed concern about the alcohol sales at the grocery store and at a restaurant. A few meeting participants asked whether a different store might be interested in the location. Others expressed concern about a 24-hour store. o Residents expressed concerns about traffic entering and exiting the site and increased traffic at the corner of Unser and Ladera. Some meeting participants suggested the need for an additional turning lane at Unser/Ladera and new traffic signal design. Meeting participants also expressed concern about traffic trying to exit the development onto Ladera and suggested that a stoplight will be needed at Ladera and Market. o One resident suggested that the buildings should be designed to fit in with the surrounding residential neighborhoods, which are mostly California mission style. - Other Key Points o Residents expressed concerns about the need for notice farther in advance of the facilitated meeting and the need for more time to submit comments in advance of the EPC hearing. Meeting Specifics: 1) Project Overview a) Agent stated that the total project is approximately 20 acres, with approximately half zoned for commercial and half zoned for residential/office, and this application is for the commercial area of the project. b) Project is bounded by Unser on the west, Ladera on the north, Market on the east, and a new internal road on the south. c) Project will include a 41,000 square foot grocery store and five other pad sites. i) Pad D, the grocery store, will be a Walmart Neighborhood Center grocery that will sell groceries and package liquor. ii) Pad C will have a retail layout and will face the interior of the site. (1) Pad C will drop 4-5 feet below Unser, and the entire site will step down between Unser and Market, for a total change of approximately 20 feet across the site. iii) Pad F, immediately to the east of the existing Valero station, will be a service station. iv) One use may be a full-service restaurant that would also serve alcohol. v) Other uses may include small retail, a coffee shop such as Starbucks, or a bank. d) The same architectural elements will be used across all areas of the project. e) Traffic will access the project along Unser, Ladera, and Market streets.

3 i) On the far south of the site is right-in, right-out access off northbound Unser and a left turn in off southbound Unser. ii) In the middle of the west side of the site is an additional right turn in off northbound Unser, with no exit from that location. iii) There will be full in/out access off Ladera and Market. iv) Agent stated that any median modifications or improvements would be done at the developer s expense. v) Agent presented a trip generation table and said that it was currently being reviewed by the City. (1) Agent stated that the table assumed the uses with the maximum possible impacts to the traffic network. (2) Agent noted that the total number of trips on the new plan showed a decrease from the traffic impact study completed in f) Agent presented a map of bicycle and pedestrian circulation. i) Agent stated that he would like to see a bike hub with water, air, and vending machines as part of the project. ii) There will be a path through the property so bikes and pedestrians can move through the property from Unser to Market, with a connection to Ladera and to Pad E. iii) Agent stated that there will be four or five points of external connection. g) Agent presented a landscaping plan and said that they would be meeting City landscaping requirements. i) At least 20% of the site is landscaped as per City ordinance. ii) There will be street trees along Unser and in the parking lots. h) Agent said that the zoning change is necessary for the sale of alcohol, which is necessary to be competitive and to provide a service. i) Agent stated that the package sales at the grocery will provide a convenience, and allow people to make one stop rather than going to multiple stores. ii) Agent also stated that the applicant would like the project to include a full-service restaurant, which would want a full liquor license. iii) Agent presented Walmart s policies regarding alcohol sales. iv) Agent stated that no miniatures or singles sales would be allowed, and this would be written into the zoning for the site. 2) Concerns about Traffic and Traffic Control a) A meeting participant noted the need for stoplights at Market Street to address the additional traffic. He noted that traffic leaving the development and going south on Unser would need to exit onto Ladera and go to the Unser/Ladera light. He noted that traffic at the Valero service station is bad now. i) Agent stated that they have heard that people are favorable to a light. Getting a new traffic signal requires 11 warrants, and while they might not meet all of the requirements in this phase of development, they are likely to meet them in the second phase of development. b) A meeting participant said that there is a need for bus stops.

4 i) Agent stated that they have suggested a bay for buses to pull out, but the City does not want that. ii) Agent stated that they would put in a bus shelter. iii) Another meeting participant noted that there are only two buses in the morning and two buses in the evening. c) A meeting participant expressed concern about pedestrian access with two adjacent service stations. i) Agent stated that they attempted to lay out pedestrian connections to minimize pedestrian traffic through the service station area. d) A meeting participant asked if it was possible to add pedestrian safe havens at the crosswalk at Unser and Ladera. i) Agent said that they would look at this. e) A meeting participant stated that he would like to see green turn arrows at the Unser/Ladera intersection in both directions turning from Unser onto Ladera, and that he would like to see two left turn lanes in both directions rather than the existing single left turn lanes. i) Another meeting participant suggested that it should not be, turn only on green arrow, but yield on green light, because there are many quiet times of the day when cars can turn without waiting for a green arrow. (1) Agent stated that this would be up to the City. f) A meeting participant expressed concerns about the number of lanes a pedestrian or bicyclist would need to cross to get across Unser. g) A meeting participant asked if it would be possible to eliminate the left turn from southbound Unser into the development. i) Agent stated that without that left turn, the grocery store couldn t exist, and the issue will be to make sure the center median works. h) A meeting participant expressed concern about traffic on Hanover if cars start backing up on Market, and noted that there is already fast traffic cutting through the Hanover area. i) Agent said that their traffic modeling has been successful in predicting traffic, and the modeling does not predict traffic moving through Hanover. (1) Agent stated that the traffic modeling has used conservative estimates in their traffic projections. ii) Agent stated that if there is cut-through traffic, speed tables and other traffic-slowing devices can be used. 3) Concerns about Alcohol Sales a) A meeting participant asked, if the City were to approve this zone change, if it would set a precedent for others in the area, like the Valero and Walgreens, that might want to sell liquor. i) Agent stated that others would need to go through their own zoning process, and this project is different because it is a grocery and sit-down restaurant. b) A representative of the Ladera West Neighborhood Association shared the results of an online poll of 71 people via their neighborhood association website, and noted that the poll will remain up on their website.

5 i) In response to the question, What kind of liquor license is appropriate? 47.89% said none, 21% said beer and wine only, and 31% said full. ii) In response to the question, Are you in favor of gas pumps? it was nearly a 50/50 split. iii) In response to the question, Are you in favor of it being open 24/7? 67% said no. c) A meeting participant asked if the decision was already made, and what neighbors could do if they are opposed to alcohol sales. i) Agent said that neighbors could voice their opposition by sending comments to the staff planner or to the EPC or appearing at the EPC hearing. d) A meeting participant noted that he supported alcohol sales at the location and believed there was too much nitpicking. e) A meeting participant stated that in 1993 there was a tragic drunk-driving accident and the mother/grandmother lives nearby. This woman has fought hard against liquor sales at the Valero and the Walgreens, and should be consulted. i) Agent noted that a grocery store is different and will not sell singles. f) A meeting participant asked if it was possible to have package sales of only beer and wine, without hard liquor. i) Agent stated that the license available is a full package liquor license, and it is not possible to have a package license for only beer and wine. g) A meeting participant said that he was in favor of alcohol sales at the grocery, and preventing alcohol sales would not address the larger social issues. 4) Concerns about Architecture and Design a) A meeting participant stated that the proposed development doesn t look like the surrounding Laurelwood area, which is California mission style, and asked if that architecture would extend to the future planned apartments. i) Agent said that he would be open to considering a different style. He stated that the future development would also require meetings for neighbors to discuss the design. ii) The meeting participant stated that consistent design would help the proposed development blend into the neighborhood and said that different styles make the area look run down. 5) Other Questions and Concerns a) A meeting participant asked for clarification about what the zone change would be and why a zone change was necessary. i) Agent stated that the zone change is to SU-1/C-1 with package alcohol sales and alcohol sales for a sit-down restaurant. ii) A meeting participant asked whether the zone change would apply to the whole site or just to portions of the site. (1) Agent stated that the zone change would apply to the application currently proposed, but only for the grocery store and a full-service sit-down restaurant. iii) A meeting participant asked if there was any way to accomplish this other than a zone change.

6 (1) Agent stated that the zone change was the only way to accomplish this proposed use. iv) A meeting participant asked, if the proposed grocery store backs out, if a strip club could move in on the site under the proposed zoning. (1) Agent said that a strip club would be a C-3 use and would require a zone change. b) A meeting participant expressed support for the proposed market. She noted that this area of Unser is a food desert, and residents need a food market close. She noted that any grocery store would want to sell alcohol. c) A meeting participant asked if it would be possible to get a different grocery store at the site. i) Agent said that the site has been on the market for a long time, and there was no interest until there was the possibility of changing the traffic access. ii) The meeting participant asked what tax incentives Walmart would be receiving. (1) Agent said none. d) A meeting participant asked how many parking spaces there would be. i) Agent said that there would be approximately 160 near the grocery store and approximately 54 in front of Pad C. ii) Agent noted that parking would be shared by different stores within the shopping center. e) A meeting participant asked what the process would be after this meeting. i) Agent stated that the EPC would meet on December 11. After that, there would be 15 days to appeal, and an appeal would go to the City Council through the ZHE. If there is no appeal, the project will go to the DRB for approval of the construction plan. ii) Agent stated that they hope to have the grocery store open in f) A meeting participant asked if the grocery store hours of operation were set. i) Agent stated that it could be open 24/7, and hours might be adjusted based on customer demand. ii) A meeting participant asked if the zoning would limit the hours of operation. (1) Agent said no. g) A meeting participant expressed concern about the short notice for this meeting and noted that it is hard to get people to participate on such short notice. Application Hearing Details: 1. The Environmental Planning Commission (EPC) is an appointed, 9-member, volunteer citizen board with authority on many land use and planning issues. The EPC was formed in 1972 per City of Albuquerque Ordinance # Members: Peter Nicholls, Chair, Council District 4 James Peck, Vice Chair, Council District 7 Patrick J. Griebel, Esq., Council District 1 Moises A. Gonzalez, Council District 2 Victor Beserra, Council District 3 Derek Bohannan, Council District 5

7 Maia J. Mullen, Council District 6 Karen L. Hudson, Council District 8 Bill W. McCoy III, Council District 9 2. Hearing Time: a. The hearing is scheduled for December 11, b. The Commission will begin hearing applications at 8:30 a.m. c. The actual time this application will be heard by the Commission will depend on the applicant s position on the Commission s schedule. d. The agenda is posted on on the Friday immediately prior to the EPC Hearing. 3. Hearing Process: a. Comments from facilitated meetings will go into a report which goes to the City Planner. b. City Planner includes facilitator report in staff report. c. The Commission will make a decision and parties have 15 days to appeal the decision. 4. Resident Participation at Hearing: a. Comments may be sent to: Maggie Gould, Staff Planner nd Street NW, Third Floor Albuquerque, NM mgould@cabq.gov (505) OR Peter Nicholls, Chair, EPC James Peck, Vice Chair, EPC c/o Planning Department nd St, NW, Third Floor Albuquerque, NM Names & Affiliations of Attendees: Ruben Aleman Parkway NA Rebecca Alvarado Laurelwood NA Ron Bohannan Tierra West LLC Thomas Borst Tres Volcanes NA Alonzo Campos Charles Colarusso Kathy Colarusso

8 Steven Collins Ladera West NA Frank Comfort Laurelwood NA Joyce De Herney Laurelwood NA Hope Eckert Ladera West NA Steve Eckert Ladera West NA Jeff Elks Parkway NA Ri Gaugh Laurelwood NA Steve Hay Parkway NA Harry Hendriksen Westside Coalition of NAs Joel Hernandez Tierra West LLC Elizabeth King James Larkin Laurelwood NA Antionette Lopez Tres Volcanes NA Carol Nordengren Andrew Pacheco Candelaria Patterson Laurelwood NA Palmira Perea-Hay Parkway NA David Skowran Las Lomitas NA John Vrabec Laurelwood NA Howard Vigil Laurelwood NA Emma Wiercinski