HIDDEN HILLS DEVELOPMENT PLAN

Transcription

1 HDDEN HLLS DEVELOPMENT PLAN

2 L L L L

3 HDDEN HLLS DEVELOPMENT PLAN

4 HDDEN HLLS DEVELOPMENT PLAN ("Hidden Hills" is a tentative designation) NOVEMBER 1986 PROJECT DATA AND FACT SHEET PLAN SPONSORS: AMREP Southwest, nc. 333 Rio Rancho Blvd. Rio Rancho, NM (505) Attn: Messs. v Roth and James Wall n L AGENT/PREPARERS: Community Sciences Copoation P.O. Box 1328 Coales, NM (505) M. James Bantley, M. John Pio, M. Cliff Spiock, A..C.P c APPLCABLE ORDNANCES, CTY OF RO RANCHO Subdivision Odinance, No.6, as amended Zoning Odinance, 81-15, as amended ANNEXATON CASE NUMBER STE PLAT CASE NUMBER ZONNG CASE NUMBER l '.. 1 T ' i ~\ )

5 TOTAL STE ACREAGE: Aces (AMREP owneship) TOTAL RESDENTAL ACREAGE: 320 Aces (appox.) TOTAL NON-RESDENTAL ACREAGE: 20 Aces (appox., commecial and office uses) MNMUM ACREAGE FOR PRVATE GREENBELT (WTH PUBLC RGHTS): 50 Aces TOTAL ALLOWED RANGE OF DWELLNG UNTS: D.U.s ALLOWED DWELLNG UNT TYPES: Single Family Detached, Single Family Attached One Side, Single Family Zeo Lot Line and Attached Two Side (Townhouse Style, Owne o Non-owne Occupied.) APPROXMATE MX OF UNT platting): TYPES (Non-binding, subject to incemental Level : Single Family Detached, attached one side and/o single family zeo lot line houses up to 8 dulac. (light gay o yellow aea on maps) Level : Zeo lot line homes, attached one side and/o single family detached, up to 10 du/ac., including slope development aeas (medium gay o oange aeas) Level : Attached two side and/o othe zeo lot line and townhouse poducts, including non-owne occupancy up to 16 du/ac., (dak gay o bown aeas)

6 CHAPTER ONE: EXSTNG CONDTONS CONTENTS CHAPTER TWO: Poject Location and Plan Objectives 1.2 Topogaphic Analysis 1.3 Achaeological Sites 1.6 Adjacent Land Use 1.7 Public Facilities 1.7 Existing Regulations 1.8 PLAN PROPOSALS Development Concept 2.1 Annexation and Zoning Request 2.4 Land Use CHAPTER THREE: Residential. Neighbohood Centes Commecial/Office Open Space Tanspotation 2.18 MPLEMENTATON nstallation of mpovements [ [ [ [ [ Onsite Steets Offsite Steets Wate System Sewe System Dainage Management System Open Space Effects on Public Sevices Tanspotation Schools Police and Fie Potection Utilities [' 1 Development Contols 3.9 CHAPTER FOUR: PROJECT PHASNG AND CONCEPTUAL BULDOUT 4.2 L

7 LST OF LLUSTRATONS AND TABLES LLUSTRATON 1: Location Map 1.1 LLUSTRATON LLUSTRATON 2: 3: Topogaphic Analysis 1.4 Appoval and Entitlements 2.2 TABLE ONE: TABLE TWO: Housing Type Featues 2.7 Special Minimum Setbacks and Lot Aea Allowances 2.8 LLUSTRATON LLUSTRATON LLUSTRATON 4: 5: 6: Rea Alleys 2.10,2.11 Angled Lots and Use Easements 2.12 Paied Steets 2.13 TABLE THREE: TABLE FOUR: TABLE FVE: LLUSTRATON 7: LLUSTRATON 8: LLUSTRATON 9: LLUSTRATON 10: LLUSTRATON 11: LLUSTRATON 12: APPENDX: fdcket 1: fdcket 2: Distibution of Land Use Aceage (Conceptual) 2.15 Onsite Steet Constuctions and mpovements 3.1 Conceptual Build-out 4.1 Landfom Analysis 4.3 Phase One: nitial Development 4.4 Phase Two: Geen Space Expanded, Add Level 4.5 Phase Thee: Poject Expansion 4.6 Phase Fou: Levels and Expanded 4.7 Conceptual Full Build-out 4.8 Adjacent Popety Owneship Official Land Use and Tanspotation Plan Taffic Analysis

8 TO FARMNGTON / / / TO SANTA FE.c-RO POSED APPRDX1WATE LOCATO"' N.W. OUTER LOOP ROAD ~ ~---~ ,,' -- \ \ \, \, \ \ RO RANCHO ESTATES NDAN RESERVATON L c 1 L [-1,,~ \ ;1 '-!!: 1-_ "'\-_~ j; \ 'Z \... \) -. \~" , \0 ~.._. -1 /: )' L 1"= 2mile LLUSTRATON 1 LOCATON MAP 1.1 u.j

9 CHAPTER ONE: EXSTNG CONDTONS PROJECT LOCATON AND PLAN OBJECTVES Hidden Hills is an appoximately 391 ace land pacel in the southeast cone of Sandoval County. t lies appoximately 1 1/2 miles noth of pesently developed aeas of the City of Rio Rancho, on 20th Steet just noth of its intesection with Nothen Boulevad and 20th Steet. t lies within the easten potion of Unit 12. Geneally the poject is bounded by 20th Steet on the east, 15th Avenue on the south, 10th Steet on the west, and the Aoyo de los Montoyas on the notheast. Fo the location of the popety, see llustation 1. Except fo thee out pacels, the land is within the owneship of AMREP Copoation, which has equested the pepaation of this plan fo the development of the popety. The objectives of this plan ae: 1) Annexation of Hidden Hills and adjacent steets into the City of Rio Rancho 2) Establishment of appopiate zoning fo Planned Unit Development (P.U.D.). The zoning designation will pemit flexibility in location and natue of esidential pojects and acceleation of plat and plan eview fo pojects pepaed within the P.U.D. allowances appoved fo Hidden Hills. 1.2

10 3) Establishment of citeia fo development of a maximum 3000 dwelling unit community, with elated commecial and eceational facilities. ncluded will be steet sections, open space povisions and development details. This plan intends to establish guidelines fo development in Hidden Hills that will be in confomance with the zoning code and subdivision odinance of the City of Rio Rancho. 4) ntegation of Hidden Hills into the City of Rio Rancho, with adequate foethought fo offsite equiements, tanspotation concens and utilities sevices. P.U.D.-type zoning fo esidential puposes (SU, special use [, "ḷ "f '-" [ o R-2 with a tailoed odinance) is nomally a thee-step pocess: 1) the establishment of the zone, 2) site plan submittal and appoval, and 3) the plat appoval pocess. The Hidden Hills Plan, when appoved, will constitute the zoning and site plan equiements, leaving the plat pepaation and appoval stages to become an expedient step in the development pocess. i ' " TOPOGRAPHC ANALYSS The name "Hidden Hills" (tentative name) efes to the site's oientation to the moe developed potions of Rio Rancho. The poject lies within a dainage basin which is clealy delineated to ' ). ; j Li.e..] 1.3

11 . - -,,"--~z ;;: -' a. s: 0 '" W -' L 0 0 W W W -' :;; L L i5 0 Q ' -' -' Z <!l w w Z W '" '" '" s: W iii > <!l «~ (!l ' () Z U W "'.. w a: ;;: w ~ S! : w a: a: i5 "' ~ ~ 1\ 11!" ~-" ~~ i z " - 0,~ ~ i! ==~:. :z: 0.l '. ~~ ~ ~ 0",---1 ~0 '~, ~ t ': "'0 ' ~~ ~ i1 ---,." 7"' ~~,. /,.0, - ~..--', ~ ~~~~ L_.,~. ~,~~====~,.==~.~."..~lj~"q~,~--=-==--~~--========~~~~~ u <9 - ='t NC..Lt:tOd..LS3MH.1.nOS.LNn S:..1Vl.S:: OH:>Hy'lf alll ! LLUSTRATON TOPOGRAPHC ANALYSS

12 the noth, west and south by hills. These hills povide a natual visual bounday fo the development. The site slopes to the east towads the Rio Gande. Most pats of the site offe panoamic views acoss the Rio Gande valley to the Sandia Mountains. The teain of Hidden Hills is chaacteistic of the high deset noth of Rio Rancho: gently olling, modeately vegetated sandy hills cut by numeous aoyos. t lies in the southen pat of the dainage basin of the Aoyo de los Montoyas, which flows '1 into the Rio Gande to the east of Rio Rancho. The Montoyas [ _. aoyo is a majo landfom in the aea, and constitutes the notheasten bounday of the plan aea. A small unnamed tibutay of this aoyo paallels the Montoyas Aoyo and uns though the popety. (See llustation 2). [ At pesent, most of the site dains into the tibutay, which then conveges with the Montoyas Aoyo just east and downsteam of the site. The nothen potion as well as the notheasten edge of the popety dain diectly into the Aoyo de los Montoyas. aoyos cay peiodic flows. Both u Most of the site has slopes of less than o. The southwesten cone and aeas nea the cente of the popety have aeas of fom 5 to 10% slopes, but these ae not extensive ' J \!.; Slopes in excess of 10% ae limited and usually associated with the steep sides of aoyos. ' j 1.5

13 Thee ae two closely elated soil types found on the Hidden Hills site. The cental potion of the site is mostly composed of Sheppad loamy fine sand. The nothwest cone contains Gieta- Sheppad loamy fine sands. Fo all of these soils, pemeability is apid, with slow unoff and slight chance of wate eosion. Chances fo wind eosion, howeve, ae consideable. This poblem can be educed by pudent constuction techniques, which might include the minimization of suface distubance and constuction of windbeaks. The U.S. Soil Consevation Sevice ecognizes that the Hidden Hills soils types ae suited fo community development. The Flood Hazad Bounday Map (FHBM) of Sandoval County shows an appoximately 200' wide flood plain fo the Montoyas Aoyo just noth of the site. The southen side of the Aoyo is vey steep and indicates the peceived southen edge of the Montoyas flood plain. The tibutay of the Montoyas Aoyo which uns though the middle of Hidden Hills has a faily extensive offsite wateshed. A cental element of this Plan is a poposal to divet this upsteam dainage into the Montoyas Aoyo. The fome flood plain of the tibutay will be gaded, vegetated and used fo open space and on-site dainage etention. ARCHAEOLOGCAL STES The Envionmental mpact Statement fo Poposed Subdivision Developments in Rio Rancho (HUO-R06-ES-82-7F, 1982) ecognizes thee achaeological sites located in the noth-cental and nothen potions of the poject. The Envionmental mpact Statement ecommends minimum testing fo two of the sites and gives 1.6

14 no ecommendation fo the othe site. The statement ecognizes that the sites ae of scientific inteest. At the time of platting these sites will be eseached, ecoded and mitigated in accodance with F.H.A. egulations. ADJACENT LAND USE Hidden Hills is located in the east cental potion of Unit 12, Rio Rancho Estates. The plan aea is mostly within AMREP Copoation owneship. Thee ae thee outpacels located on the tibutay aoyo, just nothwest of the cente of the site. The poject is suounded by vacant land. On the south, west, noth, and notheast lie olde platting of Rio Rancho Estates Unit Twelve. The aea to the east is Unit Thiteen. Both of these units ae platted into lage lot subdivisions, now unde divese pivate owneship. Adjoining unit, block and lot numbes ae found on llustation 2. A coesponding list of adjoining owneships is found in the Appendix. A potion of the adjoines to the west ae lot and block designations fomely used to denote commecial and multifamily land uses. PUBLC FACLTES The oiginal Rio Rancho platting ceated the system of dedicated steets which povides access to Hidden Hills. Twentieth Steet, a majo noth-south ateial in Rio Rancho, extends nothwad fom Southen Boulevad, though the developed ' L 1.7 " {.~..~

15 pat of Rio Rancho to fom pat of the easten bounday of Hidden Hills. Twentieth Steet has a 50 1 ight-of-way and is impoved up to Abazo Steet, appoximately 1 mile south of Hidden Hills. About half a mile south of the poject is Nothen Boulevad, an east-west oad which connects N.M. State Road 528 with 20th Steet and nothwesten aeas of Rio Rancho Estates. Nothen Boulevad has 100' of ight-of-way and is now unimpoved. Bott ae designated as majo ateials on the Albuqueque Uban Aea and City of Rio Rancho Long Range Majo Steet Plan. Pio platting within the Hidden Hills aea esembles the suounding lage-lot subdivisions. Many lots ae encumbeed by dainage and utility easements which will be vacated upon eplacement of the old platting with new lot and steet aangements that ae in accod with this plan. No utilities now exist in the Hidden Hills plan aea, but thee ae majo off-site utility facilities that have the capacity to seve Hidden Hills. At pesent the closest electic facility is at the cone of 20th Steet and Nothen Boulevad. Thee is an 8" high pessue existing gas main along Nothen Boulevad. A telephone cable is at 20th Steet and Abazo. wate tansmission and stoage facilities exist along Nothen Boulevad to the southwest of this site. EXSTNG REGULATONS A equest fo annexation into the City of Rio Rancho is a majo element of this Plan. The ules and pocedues of Rio 1.8

16 Rancho will theefoe be followed. n Section 14 of the Zoning Odinance (no ) thee is a povision fo Special Use Distict zoning. The Subdivision Odinance (no. 6) suggests the subnission of an "aea plan" to poceed phased platting. t futhe states that the aea plan should show poposed land uses, population densities, and oad netwoks (p. 24). The ecommended altenative zoning designation fo Hidden Hills is R-2, R-3 and C-l zones with a specifically tailoed odinance to accompany the initial zoning. This odinance would include povisions of this Plan to effectively accomplish the same l f.1 use allowances and limitations as this Plan. The implementation mechanisms would include pe-ageed waives, vaiances and specifications fo subsequent platting and phase design, including [ steet sections. This zoning technique is ecommended if the City of Rio Rancho detemines that it is moe pocedually applicable fo the accomplishment of the intent of this development plan (delegating City Council eview of each and evey plat incement to the Planning Commission). ~.--J [ Platting subsequent to the appoval will comply with the Subdivision Odinance, of the Hidden Hills Plan except fo development standads that ae contained in this Plan. Upon appoval, these become specifications fo the platting pocess and ae intended to povide fo expediency in subsequent assuances to the develope. eviews as well as poviding 1 ' 1.9

17 Q-lAPTER TWO: PLAN PROPOSALS DEVELOPMENT CONCEPT Planned Unit Development (PUD) is both a design concept and legal tem. As a design concept, PUD usually implies shaed open space, homeownes' associations, and/o extensive achitectual and site design contols. nnovative design solutions, which ae sometimes not encouaged unde conventional zoning, ae often essential to individual PUD pojects. Poject design can be paticulaly esponsive to teain. PUDs can offe flexibility of development standads, such as vaiance fom building setback equiements. Often PUD pojects include highe net densities and moe extensive amenities than ae found in conventional developments. Developes must balance the maketing benefits of amenities with thei constuction and maintenance costs. As a legal concept, planned unit development functions as an altenative and compliment to conventional zoning. Each PUD poject pesents a set of paametes within which futue development occus. The paametes often include maximum numbe of dwelling units and guaanteed pecentage of open space. A PUD development plan often includes engineeing, taffic, utility and design details which apply to platting and constuction of subsequent pojects. When these details ae included in the development plan documents, ~hey become a fom of entitlement o pe-ageed standad which the builde/develope can follow. n negotiations between develope and municipality, the PUD document 2.1

18 THS THS STE PLAN "UMBRELLA" OF ALLOWED LAND USE FOR ZONNG PURPOSES. ACREAGE OF LAND USE AND TYPE OF RESDENTAL PROJECTS ALLOWED. STE PLAN LEVEL AREAS DESGNATED FOR LOWER DENSTY HOUSNG PRODUCTS DEFNTON OF AREAS APPROPRATE FOR A RANGE OF ALLOWED PRODUCTS, + SOMETMES OVERLAPPNG. THS t STE PLAN LEVEL ][ AREAS DEFNED FOR MEDUM DENSTY HOUSNG PRODUCTS DEFNTON OF FLEXBLTY FOR SUBSEQUENT ALTERNATVE DEVELOPMENT PRODUCTS AS AN ALLOWED USE. + t THS STE PLAN LEVEL m AREAS DEFNED FOR HiGHER DENSTY HOUSNG PRODUCTS DEFNTONS AND THE SPEC FCATONS FOR SETBACKS, LOT AREA AND COVERAGE, RGHT OF WAY WDTHS AND GENERAL ARRANGEMENT OF STREETS. '0 l> ~'O l>z _Al '0 Zz 0 o(j) ~ ~gl 0 -..(~ D 02..( Oz - ~ (j) J: ~O Ui O ~,j 3: -:> ~Z o 2 N N --= ADDENDA TO THS PLAN: APPROVED HOUSNG/COVERAGE CONFGURATONS. STREET CONSTRUCTON CRTERA AND SECTONS, OPEN SPACE AND SDEWALK COMMTMENTS AND HOMEOWNER'S ASSOCATON CONCEPT. - Z... '0 Z c: (J) - :xl» - - o z (,.) :> z (j) PRELMNARY PLATS (M\Y ENCOMPASS LARGER AREAS THAN NEXT PHAS[" FNAL PLAT) FNAL (PHASED PLAT PORTONS) ','..

19 evolves into the pe-appoved standad of development fo the poject. n this ole, the document is valuable to the municipality in pocessing futue poject development incements. Often public appoval of the PUD plan pemits expedition of late plat pocessing. The Hidden Hills development is paticulaly suited to a PUD appoach fo a vaiety of easons. Since it is a self-contained pacel of land unde one owneship, it can povide a mix of housing, neighbohood facilities and open space that can make it a community entity. The aoyo povides an oppotunity fo an open space netwok that can give physical unity to the development. The teain of the aea does not eveywhee lend itself to conventional building techniques. Some atypical housing types and site design, which will adapt to the land, ae being poposed fo the development. Some vaiance fom standad development pactice is theefoe desiable. The poject will contain appoximately 50 aces of commonly-held open space and a community cente. The poject seeks to balance these amenities with a highe net density on non-geenbelt pacels than is customay. A homeownes' association o funded community tust will be equied to administe these commonly-held aeas. Consideing the innovative natue of the poposal, it is essential fo the develope to have flexibility in chosing the housing type on a phase-by-phase basis. n this way the natue of the poject will be esponsive to maket pessues. 2.3

20 ANNEXATON AND ZONNG REQUEST The zoning equested with the annexation of Hidden Hills is eithe a special use distict (SU), o locally specific zoning of R-2, R-3 and C-l with a tailoed accompanying odinance. The odinance will contain the use allowances, vaiances and waives necessay to accomplish the Plan poposals. Annexation and zoning pocedue ae as follows: 1) Submission to the Rio Rancho Planning and Zoning Commission of this Development Plan document. Request establishment of appopiate zoning and appoval of the development conditions detailed in this document. 2) Submission to the Rio Rancho City Council of this Development Plan, equesting appoval of the development plan povisions and annexation of Hidden Hills and adjacent steets, and specific adoption odinance. 3) Subsequent development will equie optional peliminay plat (,.~.J i 1. J and final plat appoval by the Planning Commission. Confomance with this Development Plan (as adopted) is equied fo final plat appoval. 4) Should a subsequent development be poposed which is not in confomance with the Development Plan, the development poposal must be accompanied by a Plan amendment that will be pocessed as a zone change o appealed to the City Council fo detemination. 2.4

21 Some design details and development citeia, including tanspotation and utilities, ae included in this Development Plan. These elements will be incopoated into this Development Plan duing the public appoval pocess, and may also appea in the fom of addenda o guidelines. Housing pototypes, building heights and setbacks, and cetain lot encumbances (such as adjacent use easements) ae submitted with the Development Plan in Table 2 and become entitlements, o allowed specifications, with the public appoval of the Plan. LAND USE Residential Of the 391 aces in Hidden Hills, appoximately 320 aces will be devoted to estdential uses. The allowances of esidential development within each land use categoy ae outlined in Table One. The land use maps (llustation 12 and fold-out map) ae gaphic desciptions of the location of non-esidential zoning, open space, and public use aeas. The map also shows aeas of allowed housing types as follows: Level, Yellow/Lt. Gey (5-8 du/ac*) Landfoms which ae flat to gently sloping (0 to 5% gadient) located peipheally to majo open space. Single family detached, conventional o alley access. Zeo lot line homes detached o attached on one side. Adjacent use easements allowed. 2.5

22 Level, Oange/Med. Gey (6-10 du/ac*) Landfoms which slope towads dainage tibutaies whee teain-sensitive techniques ae '1 encouaged to minimize need fo etaining walls. Single family detached allowed. Majo emphasis on zeo lot line, one-side attached, o othe one side attached housing. Angled lot lines and use easements pedominate. Alleys o paied steets allowed. ( L Level, Bown/Ok. Gey (8-16 du/ac*) Aeas of gentle slope, located within boundaies defined by open space and in poximity to [ community facilities. Attached housing (townhouses) pedominate. Could accommodate zeo lot line o altenate development of detached housing with sensitive teatment of pedestian connections. Non-owne occupancy allowed. [ : (*Net density allowed. Density calculations ae made afte subtaction of land aeas fo majo open space and ateial oadways.) Two stoy configuations will be allowed on all housing types. Non-owne occupancy will not be discouaged in the attached wall, Level aeas. 2.6

23 TABLE HOUSNG TYPE FEATURES Pimey Allowed Residential Colo on Shade on Housing Type t:; Net Density allowed Development llustations Fold-out Suggested Lot (excluding majo Othe Housing Design featues ntensities 7 though 12 mep Unit Sizes open space) Types Allowed pemitted Le ve 1 Ye llow Lt. Single family 5-B DUlAC Zeo lot line Alleys. use gay deteched houses houses, easements, 3600 to 5000 sq. ettached one eng led lots ft. nomal lots side 2 stoy BOO to 2000 allowed sq. Fe. units. Allowed 2 stoy Le ve 1 Oange Med. Zeo lot line 6-10 DUlAC Single family Angled lata gay deteched houses detached use easements, o zeo lot line paied steets. houses attached elleys on one side 3100 to '1500 sq. ft. lots BOO to 2000 sq. ft. units Le ve 1 Bown Dek gay Attached (one B-16 DUlAC Single femily o two side) dwelling units lf100 to '1000 sq. ft. lots. o detached. zeo lot line detached o ettached equivalent use one side. 2 ights fo smelle lots o ai ight owneships. BOO to 1200 sq. fe. units. Allowed 2 stoy stoy allowed Angled lots. alleys. use easements. sub-essociation with special eea meintenence. offsteet paking bays. intenal pedestian. systems. condominium owneship. Nan-owne occupancy pemitted

24 , Table 2 TABLE OF SPECAL MNMUM SETBACKS AND LOT AREA ALLOWANCES Local Public Steat Line Sidesteet Side Setback Collecto Alley Sidesteet (cone lot] Housing Min. Lot Min. Lot Lotline (font o Steet Line Line (cone lot] Collecto Type Aea Width Setbacks ea) (ea J (ea) Local Rd. Rd. Le ve sq ft. 1j0' 5' aach S' to stuctue 20' 5' to 10' 10' Single Family (1j2 ' sida 20' to ga aga gaaga Detachad nomal] 15' to stuctue N 00 Level 3100 sq ft. 31j, 0' on 15 ' to stuctue 20' 5' to 10' 15 ' Zeo Lot line (36 ' one 20' to gaage gaaga Datachad o noma l) s ida 15' to Attached one 10' on 1] atuctue Sida othe sida 2] 43 Level 1800 sq ft. 22' (if 0' (i f 3) 15 ' to stuctue 20' 5' to 15 ' 20' Attached two fee attached) 20' to gaage gaage side Bingle] 15' to (townhouse) stuctue Notes: 1) A "shift" off of the pommon lot line is allowed fo maintenanca easemants ad joint use easaments. A 5' minimum building sepaation must be maintained. 2] O equivalent use aea 3] 10' minimum building sepaation of no attachment. j) Could be educed fo pivate steets pending special site plan. '~".~ ~""""''''''''''',~':

25 Tlbh 2 TMLE OF SPECAL HlJloUH BET6ACKB A/'ll LOT AREA ALLOWANCES Hln. Lac Loa.1 Pub 0 Bld t, Bld t....ad,, Wldeh Bid. Se..t Lin. eol!.cto Alloy (DDol loll cano loci laan. lot Hauling 1041n. Lot At Font Lotlln. Sub.ck Stnt Lin. Ln. to lac.1 Rd. to Call.cu to Allay R/lol Typo A htblck i.tb 'ant o nl! lo.l lo.l R/W Rd. Rill.,k...;...J g ;: HOD q ft. ~O' D'..ah B' to uuatu.d5) 20,~1 f' td 10' 10 ' :5 -< Blngla F l y ~l'.d. 3D' ta Ql.g. g..ge o.tloh.d na,,"l) 16' to V1..J.' '" ~ (non.,-o-ok- atucllu." J < 11n.1 1= ;: <Xl ::> 3100.q ft. 3~, 0' on U' to luatu. aj!0 lo'~1 6' ta 10 H' D' V 0:0 Z.D Lol line on. 13 Q' one 3~' 1,101 iii-ig. ga.ge ~ ld_. D.t.oh.d no,..j.!d. D' to $ D At,.ohe d 01 ~ D' on tuc.tu....!" othe d. 11 " co "" q c.2 32' lf 0' 11f H' to tuctua llj " J 20,01 f- td 10' 3D' z u 0 Zio lot 1n. h..u.oh.d) ~ lo' to ".Q.~ S) ga.g. ;: '" hid,id Att_chld "ph,~' ta < $ -OJ (townhdu J atuctu."j... oe Notilli... C J A ".hl,- D.d.lt... tb_ok. o D U,. oo...an lot lin. 11ow.d 1f... ntan.na l.nt. and Joint u,..nl. 1. povided. ~~J!~..nl... bu!huna / p..t1dn,.,., btl..ant.i.-d. Appov.l of,h.n _ 10' popety lin tbllck an non"'zeo lot Un 1d. 1. Qanilng.nl 00(1 &.te 10'.nuDlu*1 peatlon ''O pjndlp.f oocup.nay a u. [nat.ppljolbll to daaoltivi wall ga.g...tln.jan ovlhang td. J. f Jalnt u and... lnl.,...nu.....n' a 00' pawld.d. Kh. D' pap.ty lin eb.ak.ppll 21 O _qul lent U. oo ~ Cauld ~ lduoed c plv.t. t t. pondlng plall'.t. plln a pl.,.ppav_l. D Could 1M nduald Ca 16' 1 an.djoe.ne lac 11 "anltualod ta 10'.. cblok 17 '~-B7...nd...nel. No "",a th.n an. D'.o..,baak n-lilm l.dj",ntl.

26 A numbe of innovative design featues may be combined with the thee housing types listed: Rea alleys with a minimum 20' ight-of-way width. (See detail, llustation 4) which would give access to ea-facing gaages, as well as gabage pickup and exta off-steet paking fom the alley, on lot-povided spaces. n association with the ea alley featue, steet ight-of-way could be educed to 42' with on-steet paking pemitted on one side only. The alley would also seve to collect dainage and minimize the need fo ea lot line etaining walls. The ea alleys ae paticulaly suited to the conventional detached houses, but could be adapted to the othe housing types as well. With smalle lots, gaage fonts become monotonous elements of the steetscape, wheeas ea gaages on alleys pemit a moe vaied and appealing steet appeaance. t is also the intention of this design featue to pomote vaied font yad setbacks. ndividual lot plans will be designed fom the ea lot line foewad. Theefoe lage houses will have smalle fontyad setbacks, down to a minimum of 15' on the steetside. Convesely, smalle houses could have a lage fontyad setback, up to appoximately 30'. Wbee lots in such a develofdent back onto a limited access collecto steet, thee will be no ea alley, and gaages will font onto a 50' ight-of-way steet as in moe conventional develofdents. Angled lots. The side lotlines and consequently the houses ae at an angle to the steet, athe than pependicula to it. The pepondeance of gaage doos is again avoided in the steetscape. This concept can be applied to any of the thee housing types. (See llustation 5). 2.9

27 30' ACCESS,DRAHAGE 8 UT1L1Tl' EASEMENT {F NON PUBLC!:t R/w (' DED'CATED l\ ~ ~~ 'l-----~---~ PAVoQ RADUS, STREET NTERSECTON 'l '., ~-+-+- EXTEND PA.YNQ W'N. 'ZO'!EYOND LAST UNT FOt 8ACK ouo- TUAN WOVEMENT (LAST GARAGE --:'A~~L~~;E EASEMENT ADDTONAL, la' P&vtH WOT zo' RW UP PUiLC) '~ f ". '.NC'NO ""? T..."D.N PO. ~ <- Oll'Vl//.-' /-~.L---YALLEY GUTT! (ONl SDE F O"ANAaE..\\.LO...S E~gEsJ-~~~lNOf:R!ll~E.;E:TgO~RHo~~ 'l~c~~glj:~~~lsalii OPTON) {'.;. J REAR ALLEY PLAN functon: GARAGE ACCESS ONLY. DRVEWAY ACCESS: YES. PARK NG: NONE. R/W: 20' F PUBLC ALLEY OR 30' EASEMENT OVER FEE LOT. DESGN SPEED: 5 MPH. 2.10! '.j L

28 \220' REAR ALLEY TYP. MN. 10:: 01;. ""f- ; REAR ALLEY ARCHTECTURAL CONCEPT LOCAL STREET BoOG. J1T8ACC ZO lull. TO ;""A&.. ORl~WA YS # Auin'ED' '..'. '.'..'.' ".,' ',': 52' (f.-f,) "': ~',' 110.=....1: '.1. '.1 :. :1-.. :'.. '1 R)$SBLE SDEWALK ":1 QUUED 1.'.' 1 ACCESS.01"1.1.8 ONLY.'.'. '. :". '. '1'.' ". '. ~'N~' '' :.1...,...',... : (E,RN:'. '. <?N..Y 32' PAVN8... :1... : EASEMENT -YARABLE 10' UTLTY [45 N HT'--:::= (ORVEwA,. SDE ONLY. ALL OTHE"S N ALLEY) l:'...,... : W'DTM, (2'..fA THAN ifl Fall WALlO ALLEY STANDARD 50' RGHT-OF-WAY WN. " ULDHG BECAUSE OF ALLEY ACCUS 'BULDNGS WLL HO",.,tL.LY SETBaCK MORE THAN "'NNUM.lLLDWED: za' FOR SOO SQ.PT. UNTS ~ l' ;:;~'-+--i 2f' '0 t 1QOO'sa"T, UNTS...+.~.'"':'1:'-0 -'-tt.-t..:..:- '-: -:-:~";'::::'''::~'':''~'';'T''' ~'-~:-'.-...:. i NH. 15' ""l,.ong UTlJACC ':1.' :' l' :-..:... 1," 42' REDUCED S..OAC. Aa:l!ssl (ALLV.ACCESS : '.' ',-',. 1 ;ta.l~ :: RGHT-OF~W A Y.....un... ; ''.. i ' '1. '. '.':~'.'. ;F ~:::t,-:.-:.-:..t1t':"""-~+:-:-"""":-iu++<~, '1".. '. :1:... :'... '~:' :. (ALLEY NOT!: FtONT TARO a.a.d O"ERENTAL POSSBLE wlyt-t ALLay ACCESS FUNCTON: TWO WAY TRAFFC CLEAR AT ALL TMES. DRVEWAY ACCESS: ALLOWED N CERTAN SEGMENTS. NORMAL GARAGE.AC~cSS S FROM ALLEY. PARKNG: ONE SDE ONLY, 42' R/W PORTONS. BOTi SlOES PERMTTED N 50' R/W SEGMENTS. R/W (PROPERTY LNES): 50' AT COLLECTOR STREET NTERSECTONS (SHORT SEGMENTS) AND WHERE DRVEWAYS 'RE ALLOwED. 42' PUBLC R/W (NTEROR CRCULATON). NORMAL LLUSTRATON 4 (ALLEY ACCESS AREAS). REAR ALLEYS SDEWALKS: ONE SDE, POSSBLY SERPENTNE FOR SHORT ScGMEiTS. 2.11

29 [ [,p 1 ' L SDEYARD o o o Ll ~ Z o,a:: LJ..... CD... :::>1< Ol~ 01 a:: :1:,0... :Z jj"g ' ~ EASEMENT FOR ORVEPAD AND/OR BETTER FRONTYARD AND SDEYARO UTLZATON FOR ADJONNG LOT (TYP.) l V 4 2'R/W ~NGLE FRONTAGE {' "!. ',i 2.12 LLUSTRATON 5 ANGELED LOT USE EASEMENTS Ll

30 : 1:. '. '.~ ' 24' pt." 11"1----''''-'=--+~,:f 1 (,.'./W T""T \ ~\ \ y--4' ASlHALT WALl( (OPTO"...} ON fas!m!ht 1" UTLTY!AS!MENT ~ lhc)n...lkj, \ '. \ \ 11\, "i.j...,\ -~ POS!lL! 510EWALJ( AND UTn.TY AUMENT, / v......ll;..10th. 2' MOR! TH"N!QU!O "\ /',,1 1 ",. WALK. :. 1'/ / '1 FUNCTON: PROVOES PARKNG ON ONE SDE WTH ALTERNATNG VEHCULAR FLOW. USED N TANDEM WHERE GRADE DFFERENTAL UTLZES DOUBLE FRONTAGE CONCEPT. DRVEWAY ACCESS. YES. ALTERNATE GARAGE LOCATONS WHERE DOUBLE FRONTNG OCCURS. PARKNG: ONE SDE ONLY. RW (PROPERTY LNES): 28' (2' BEYOND CURBS; EACH SDE) DES GN SPEED: 20 MPH. LLUSTRATON 6 SDEWALKS: ONE SDE AND PLACED N ADJACENT EASEMENT PARED STREETS

31 Use easements. These easements allow a popety owne cetain uses of a potion of the neighboing popety. A common example of n. such easements is found in zeo-lot-line housing. A use easement uns along the popety line which is flush with the adjacent house. The easement allows the adjacent popety owne to maintain that wall of the house which coincides with the popety line. Use ; l' i easements, which adapt easily to angled lots, may also accommodate potions of a neighbo's diveway o back yad. A gaphic explanation of use easements is found in llustation 5. 1 Paied steets. Steep teain can be moe sensitively. J developed using this design technique. Lots on hillsides have naowe steets, possibly diectionalized fo one way taffic, on both uphill and downhill sides. n conventional design fo sloping sites, downhill lots must accommodate dainage coming fom adjacent uphill lots. Paied steets eliminate this poblem by acting as, n Ll dainage collectos. Thee is less need fo extensive gading and etaining walls. The ight-of-way width equiements ae educed to 28' fo each steet with sidewalks on one side of each steet installed by the develope as pat of the poject infastuctue. The sidewalks, which may be sepentine in configuation, will be located in easements adjacent to the steet ight-of-way. llustation 6). (See (:, Neighbohood Centes The Land Use and Tanspotation Plan (fold-out map in back pocket) shows two community cente locations. The initial, inteim community cente (appoximately 2 aces) on Chey Steet just west J l',',),),.,j F J

32 Table 3 DSTRBUTON OF LAND USE ACREAGE Squaa Land Use Acaaga Allowed Density Allowed Min Du s Allowed Max. Du Allowed s Pobabla of Outs No. F.A.R. Allowed Footaga Allowed [goss) Residential Level 166 aces 5.B DulAc B30 1,32B 1,162 N/A N/A Level N B9.B acea 6-10 DulAc 53B B99 BOB N/A N/A... t.n Level 64.7 aces B-16 DulAc ,035.2 B90 N/A N/A Open Space 50.0 aces N/A N/A N/A N/A N/A N/A Community Cente 5.4 aces N/A N/A N/A N/A N/A N/A Commecial 14.6 aces N/A N/A N/A N/A B.690 Office ,400 Totals aces, BB5 3,262" 2,B60 * Maximum no. of dwelling units fo total poject is 3,000

33 of 20th Steet may be elocated to the othe site located neae the cente of the development if necessay. The community cente is intended to contain eceational facilities to be used by the esidents in a building leased to the Association. This aea could featue such amenities as a swimming pool, tennis couts, etc., and be used in conjunction with an AMREP housing sales office and ~ i,'1, possibly a convenience stoe. The community sevices aea located in the noth-cental potion of the site (appoximately 3 aces) is intended fo an active-use eceation cente and could include a n L school and fie and/o police substations. No building constuction by AMREP is committed at this tline. This is a eseved location fo futue ownes' association and public use and the pemanent Community Cente may be located in poximity to this location, within the geenbelt designated tact. Commecial/Office The plan includes appoximately 15 aces of commecial/office use land fonting onto 20th Steet. This amounts to one ace of commecial land pe 200 dwelling units (using 3000 d.u.s full build out). The intent of including this commecial/office land was to povide convenient sevice fo the poject esidents and not to compete with off-site commecial/office popeties. n ode to -) impove the balance of non-esidential aceage to the dwelling unit count, a highe floo-aea atio o "intensity" of commecial o office use is ecommended: 0.35 max. F.A.R. fo commecial, 1.00 fo office. The Uban Land nstitute ecommends land aeas of aces in -size to be appopiate fo "community scale" shopping, j,' : J L,J 2.16

34 to seve a population between 10,000 and 20,000 pesons. The land aea thus eseved could accommodate all the anticipated esidential occupancy fo Hidden Hills. Open Space A significant featue of Hidden Hills is the commonly held open space. An appoximately 50 ace potion of the open space is the emains of a tibutay of the Aoyo de los Montoyas. This aea will be gaded, seeded and iigated. The open space aea will be used fo ponding of on-site dainage and will contain pedestian pathways and passive eceation amenities, such as picnic tables (installed with adjacent development). Stips of open space amounting to appoximately 15 to 20 aces extend into the housing aeas to povide pedestian linkages in some of the highe density aeas. Potions of the steep sides and floodplain of the Montoyas Aoyo as well as the tibutay upsteam of its divesion will be included in the open space but will be left in a natual state. The futue community cente location and open space aeas will be owned and maintained by the homeownes' association. The community aeas will be funded initially by a community tust, and late by hq~eowne association maintenance fees. With the pemission of the Association, potions of these aeas could late be deeded to the City fo community pakland. 2.17

35 TRANSPORTATON The poposed steet netwok fo Hidden Hills follows the hieachical standads established by the Rio Rancho Subdivision Odinance (p. 41). Chey Road, which will be an extension of an existing steet in the southeast cone of the poject, will be the pincipal steet of the poject. This steet uns fom 20th Steet though the length of the development and connects to 22nd Avenue nea the nothwest cone of the site. Seventeenth Avenue, which oiginates at 20th Steet, cosses Chey Road and loops though the southwest potion of the site, is designated a collecto oad. Anothe collecto steet is 19th Avenue. This oad connects existing ight-of-way on the westen edge of the popety with 17th [ Avenue and Chey Road. All othe oads will be designated local oads and have 50 feet of ight-of-way with povisions fo ightof-way eduction elated to specific building types (See Table 4). Rights-of-way and paving width on local steets can be educed in two instances. Alleys will be pemitted in esidential development as descibed above and in llustation 4. The othe allowed ightof-way eduction is fo paied steets that could possibly be oneway diectionalized. A minimum of 28' of ight-of-way with : adjacent sidewalk easements is pemitted fo this type of development. The application of paied steets is limited to steepe potions of the plan aea and to conventional single family detached houses and zeo lot line houses L

36 One povision of this Plan to povide fo pedestian and bicycle ciculation thoughout the site. The majo link of this ciculation system is the cental open space aea. Asphaltic o gavel paths will connect this aea to all potions of the site. Povisions fo sidewalks will be made fo at least one side of all steets whee ight-of-way widths ae educed and whee sidewalks ae necessay fo pedestian linkage. Sidewalks which lie in ciculation easements will be shown on individual subdivision plats. Bicycle lanes can be accommodated within collecto steet ights-of-way, and will have connections to paths in the cental open space. Additional ight-of-way fo 28th Steet adjacent to the poject, togethe with easements fo dainage management and utilities, will be povided on the plat(s) fo that development potion. Pathways and passive eceation aeas, within the geenbelt aea, will be installed by the develope of adjacent pacels to coincide with occupancy of those esidences. Steet illumination will povided at cetain key intesections as detemined in conjunction with the City Enginee and Development Sevices depatment. These facilities will be installed at the development stage and tuned ove to the City fo powe consumption and maintenance. 2.19

37 Table 4 ONSTE STREET CONSTRUCTONS AND t'1provements Steet Minimum Right-of- Minimum Paving Diveway On-Steet Name Way Width ~vidth Access Sidewalks Paking 1 Chey wi No Both None Road median Sides (potion) Chey No One Side None Road (potion) 17th 60'1 421 No At Least None Avenue One Side oj 19th 60' 421 No At Least None Avenue One Side Othe 50' 32' Yes At Least Both Sides Steets One Side, (conventional Mostly in development) Right-of-way Steets 42' 28' Yes At Least One Side in Alley One Side on Only Sub. Adjacent Easements Paied ' Yes At Least One Side Steets One Side on Only o Adjacent Easements 1 Alleys 20 18' Yes None None None (with Paking Bays) f' ij 3.1

38 CHAPTER THREE: MPLEMENTATON NSTALLATON OF MPROVEMENTS Onsite Steets All oads built in Hidden Hills and elated offsite oads will be built to City of Rio Rancho standads of ight-of-way and pavement width, hoizontal and vetical alignment, and cosssection design, unless othe standads ae stated in this Plan (Table 4). Tentative locations of onsite steets ae shown in llustation 12. As platting pogesses, the City Enginee eseves the ight to alte these ealy appovals, if conflicts with life, health and safety can be demonstated. Chey Road fom the poject entance to the fist majo collecto steet will be built to ateial standads as pe the Rio Rancho Subdivision Odinance, with 86 feet of ight-of-way and 48 feet of pavement width with a median. The develope agees to constuct Chey Road incementally as the adjacent popeties develop. A 24 foot section will initially seve as the entance oad to the aea. The initial oad segment will be expanded to its full 48 foot width with median when occupancy and taffic waant. Chey Road will be limited access, with no diveways pemitted and no access fom adjacent ea yads. The develope will install sidewalks on both sides of the steet unless sidewalk need is eplaced by geenbelt path systems. The develope will also install and maintain a landscaped median stip. 3.2

39 fl { Collecto steets include 17th and 19th Avenues and the balance of Cheey Steet to 22nd Avenue. These steets will have a minimum of 60 feet of ight-of-way and 42 feet of pavement. They also will have no diveway access, and be built incementally with adjacent development. The develope will constuct sidewalks on a least one side of these collecto steets, again unless sidewalk need is eplaced by the geenbelt path system. Additional Cl { ; 1. ight-of-way may be eseved on othe potions of Chey and 19th Avenue in the event a physical connection to Rainbow Blvd. waants the potential fo upgading these potions to ateial standads. othe steets will be designated as locals and have 50 feet of ight-of-way and 32 feet of pavement. Right-of-way and paving : P L eductions will be pemitted in two instances. n devlopments which featue ea alleys, steet ight-of-way may be educed to 42 feet, except on those lot ties which do not have alleys (fo instance, those lots which back onto ateial o collecto steets). n such cases 50 feet of ight-of-way is equied. Rea alleys will have a minimum of 20 feet of dedicated ight-of-way and 18 feet of pavement. The othe ight-of-way eduction allowed is ' 11 ' -, fo paied steets. A minimum of 28' of ight-of-way is pemitted fo this type of development. The application of paied steets is limited to steepe potions of the plan aea and to conventional single family detached houses and zeo lot line houses. Paied steets may be one-way diectionalized and may equie "flaing" o widening at intesections with pincipal access steets. Sidewalks adjacent to the 24' paving section ae accommodated n adjacent public ights easements. Alleys and common paking aeas 3.3

40 which may be featued in attached dwelling unit aeas will be pivate access easements and steets and maintained by the homeownes' association. Offsite Steets nitially access to Hidden Hills could be obtained by liupoving 20th Steet fom the poject site to existing pavement at Abazo with a two lane, 32' simple asphalt o double-shot penetation section with cubing on one side. Taffic will be caied by 20th Steet and Southen Boulevad. When a pe-ageed upon numbe of dwelling units ae built o unde constuction, howeve, inceased taffic will have to be accommodated with one of two options: Option 1: The potion of 20th Steet between the Benalillo/Sandoval county line and Southen Boulevad will be installed by the develope when the ageed upon numbe of dwellings ae complete in Hidden Hills. 20th Steet will be a 32' half section of oadway with cubing on one side. A cossing fo 20th Steet of Black's Aoyo will be a low-flow ached culvet and a high-flow dip section. At this time the section of 20th Steet between Hidden Hills and Abazo will be impoved to meet city engineeing standads. Option 2: nitially access to Hidden Hills will be via 20th Steet and Nothen Boulevad. The develope could be esponsible fo 3.4

41 design and constuction of 20th Steet fo at least a 30 foot wide ual, double-shot penetation oil stabilization section o asphaltic base couse ove subgade between Abazo and Chey Road. Likewise Nothen Boulevad would be paved with double-shot penetation in a 30 foot section fom the westen edge of the!}\ existing pavement to 20th Steet. A cossing fo Nothen q L Boulevad of the Aoyo de los Montoyas will consist of a low-flow ached culvet and a high-flow dip section. The detemination of which offsite access impovement altenate is chosen is subject to the ability of the City of Albuqueque to povide a physical connection to 20th Steet south of the county line. This connection must be timed to coincide with taffic geneation and impacts on Southen Boulevad. These conditions ae futhe explained in the taffic epot and develope's commitment lette accompanying this Plan (See Map pocket 2). WATER SYSTEM [',J Wate will be povided though extension of a 12 inch wate tansmission line fom Unit 7 of Rio Rancho. This off-site line extension will coincide with phase one constuction. The potion of the wate system within the Plan aea will be constucted as the associated oadways ae constucted o seviceability dictates, whicheve comes fist. Local distibution lines will be installed with each subdivision. {',J 1: 0"J L 3.5

42 SEWER SYSTEM The develope will povide a sanitay seweage teatment plant fo the Hidden Hills aea. The plant will have the capacity to seve the pojected esidential and office/commecial development, with eseves fo possible expansion. The plant will be located eithe on-site (on the Montoyas Aoyo tibutay) o off-site nea the cossing of 20th Steet and the Montoyas Aoyo. Effluent fom the teatment plant will be used fo iigation of the open space aeas. The initial model home aea may be seviced by absoption fields until the teatment plant is installed and opeational. Extension of sewe lines will follow in a manne simila to that of wate lines. DRANAGE MANAGEMENT SYSTEM City dainage policy and equied constuction associated with each development phase will apply. The tibutay aoyo will be diveted into the Aoyo de los Montoyas. A dam and channel will be designed and constucted with the fist phase of the poject. This divesion will be in the nothen potion of the Plan aea, and will make the majoity of the tibutay aoyo aea available fo on-site wate etention and open space (see llustation 12). Subcatchment ponding aeas will be located upsteam fom oad cossings in the open space aea. The cental open space aea will be feed of flood dange of any sot. 3.6

43 A detemination of the pudent limits of development adjacent to the Montoyas Aoyo will be field-detemined with the City : Enginee. The desied appoach to the Montoyas is to avoid extensive in-channel impovements o stabilization. OPEN SPACE 'j L At least 50 aces of open space shall be eseved in the Plan aea. The aoyo tibutay aea downsteam fom the divesion stuctue shall be landscaped with sod and tees, as will the geenbelt extensions thoughout the poject. Open space impovements will be installed with adjacent development. The tibutay aea upsteam fom the divesion stuctue and steep slopes and flood plains associated with the Montoyas Aoyo will be P L c etained in a natual state. ilnpovements to these natual aeas ae not pecluded if deemed necessay fo engineeing easons. EFFECTS ON PUBLC SERVCES Tanspotation A taffic analysis of the impacts of this development upon the j planned oad netwok is found in map pocket 2, in the ea of this Plan. The analysis shows that eithe of the off-site access impovements poposed will incease the capacity of the steet system to handle the inceased taffic geneated. by this development to an acceptable level of sevice. j " \,.:1 ' i 1-.) 3.7

44 Schools f 1.1 school-age childen pe household ae anticipated, the poposed development could esult in 3300 additional childen, o 275 childen in each of 12 gades. Albuqueque Public Schools (APS) cuently seves the Rio Rancho aea. High school students fom Rio Rancho now attend Cibola High School, which is in but not nea Rio Rancho. Lincoln Middle School in Rio Rancho includes gades 6 though 8. At pesent thee is one elementay school, Rio Rancho Elementay; anothe, Puesta del Sol, is unde constuction. The appoximately 3 ace community cente aea could possibly be expanded to include an elementay school site, using aeas within the tageted geenbelt peimete. Police and Fie Potection The Rio Rancho Police Depatment maintains a fully pofessional depatment located at City Hall. Annexation into Rio Rancho would affod Hidden Hills police potection. The Rio Rancho Fie Depatment is administeed by the Depatment of Public Sevices. A fie station is located on Southen Boulevad nea Golf Couse Road. Land aeas at the community cente location can povide fo substation locations if desied. Utilities Peliminay discussion with povides of utilities indicates that the capacity exists to sevice Hidden Hills in accodance with customay sevice expansion policies. 3.8

45 DEVELOPMENT CONTROLS Public appoval of this document will be followed by filing of a declaation of covenants, conditions estictions and easements fo Hidden Hills. The covenants will contain legal povisions fo open aeas, homeownes! association (o tust), and achitectual contols, all of which will be in accod with this Plan. Mexico The homeownes! association will eithe be a non-pofit New copoation chaged with the duties and vested with the powes pescibed by law and set foth the covenants, o a funded community tust with simila povisions. Association funds fo maintenance will be obtained though assessment of Hidden Hills popeties. f a tust mechanism is used, povisions fo subsequent convesion to a homeownes! association will be povided fo, at a time when the development is substantially complete. f buildes othe than AMREP (and thei appoved designs) ae allowed, achitectual guidelines will be included with the covenants. These guidelines will implement the goals of this Plan by assuing hamonious site and achitectual design thoughout the poject. As demand fo housing waants, Hidden Hills will be developed in phases. The individual platting, engineeing, and constuction incements will go though the abbeviated public appoval pocess. With concuence of the City, this pocess luay : ' ~ include a peliminay plat phase (lage in aea than incemental :: --J 3.9

46 final plats) pocessed by Planning Commission appoval. Altenatively, public appoval of this Development Plan is intended to povide enough guidance to allow individual pojects to go h~ediately to the final plat stage. The final plats will be pocessed though the Plannng and Zoning Commission, povided the plats confom with this document and the covenants

47 Table 5 CONCEPTUAL BULD-OUT Phase One Level Phase Total Aces Phase Two Aces Phase Thee Aces Phase Fou Aces (+ commecial) Phase Five TOTAL Aces 320 Aces Residential (Appox. ) {'.J j' 1.1 t' \..J '. -J 4.1

48 CHAPTER FOUR: PROJECT PHASNG AND CONCEPTUAL BULDOUT AMREP plans a model home aea of appoximately 5 to 25 houses at the poject entance by Apil Phase one platting will consist of a mix of detached houses and zeo lot line houses in popotions detemined by initial maket analysis and the ability to develop housing poducts in this time fame. Additions to the model mix may be constucted late. Platting and engineeing of phase one will occu in 1986/1987, and may include appoximately 300 lots in the platted aea. The size, chaacte and date of the development potion of the platting aea and all subsequent phasing will be a function of the housing maket. Table 5 contains a conceptual phase-by-phase analysis of possible land use/aceage distibution. llustations 7 though 12 show a conjectual sequence of development fo Hidden Hills. llustation 7 shows the initial topogaphic analysis of the site which diffeentiated land fom aeas. Phase one as descibed above, with model house aea, is shown on llustation 8. mpovements to the geenbelt aea and constuction of housing fom each of the thee levels is shows in llustations 9, 10 and 11. A conceptual distibution of full build-out land use distibution is shown in llustation

49 . ~.. 1: ;~ f '\.. '+1 ".;,.~-- ~... 0 '7 '. " (....- _-.... ~ ~----..,,- <l ~ ~ i.. "'! : ~.. : 0 ii t ;" / ; v x lj,.. 1 ', ; ~ c 1.1 / ".. //, <. / / '~J 0 i / ~ """ /Jll ~,;,~~,! /.... ~~t o f;i 'j U ' ).. o,.. '. t. 11 :, -... '. ~.,. ~..!. LLUSTRATON 7 LANDFORM ANALYSS

50 \ \ ; ", f~) ~ ) ~. '" ",. ~ ~,! ~! > <' t J. ' p «0 ~~ iij ~- "if f { tt " ~\t\ lj.. ~ ~! ; 1 v " ii, d: ~ l. ~.. ~ 1:\.. <) " 1 " 0 «,.~ i 1 -;.,! i :1 i -1,.. ~A. ;', ~., ll"'fn 111""" 0"1')."1"'1 'fh LLUSTRATON 8 PHASE ONE NTAL DEVELOPMENT

51 " "', f l -,,\f \\ \\ \ \ \ '\ \ " \ i '.f!0(,"/ / ~ to o t V 11 4,'"!. '.. i,,, ',!. \, ' " '\, ' } i " ' ;. \!! ' JY". OH)''it ".~ :, ~.!,!, LLUSTRATON 9 PHASE TWO GREEN SPACE EXPANDED, ADD LEVEL

52 ! ~.. '" > '" U,. Q %.. o i -$---1., ' i ", \, y'....,.y...~ ~., ":... ",...,.t,... LLUSTRATON 10 PHASE THREE PROJECT EXPANSON

53 ..,\J t " f ~: \ 4 ~ i.. :s 4 ;.... ~ Z "" SHY'" 0":»;.,,, ">.. : LLUSTRATON 11 PHASE FOUR LEVELS & EXPANDED

54 \\ 1 f. '" +... " ~ ị. «i.!?~.iis~hd iilijhi 3SVHd " ṭ.,., i ". t. LLUSTRATON 12 PHASE FVE CONCEPTUAL FULL BULD... OUT