Planning Commission approves Los Prados preliminary subdivision plat with 97 units and a 5.12‑acre park; public raises contamination and traffic concerns (Case

The Planning Commission approved the Los Prados preliminary subdivision plat (Case 2024‑7998) on Feb. 6, 2025. Staff recommended approval subject to detailed conditions and technical corrections; the motion passed on a roll‑call vote with affirmative votes recorded for Commissioners Smith, Lawrence, McGee, Miranda and Rieland.

Why it matters: the 14.41‑acre Tract 4A subdivision (phase 1) will contain 97 residential units — 55 single‑family detached homes and 42 townhomes — and will be developed concurrently with a 5.12‑acre neighborhood park that HomeWise will construct and dedicate to the city. Staff reported that 49 units (50.1%) qualify as affordable under the city program, exceeding the 20% minimum by code.

Staff presentation and conditions

Janice Beletnikov, Long Range and Strategic Planner for the city, summarized the proposal and the staff findings. Key infrastructure items flagged by staff include two access points from South Meadows Road, required water and stormwater connections, a rain‑garden stormwater treatment feature in the park, and a system loop connection in the park’s northwest corner to maintain fire flows and turnover. Staff noted that numerous department review comments (DRT) and technical corrections will be required at final plat stage. Staff also read a condition of record: per the master plan the park must be completed, receive final inspection and be accepted by the city before the applicant may submit an application for phase 2.

Park, phasing and assurance

Staff said a financial guarantee already held by the city — described in the hearing as roughly $2,000,000 — will secure construction of the park if the developer does not complete it. Staff explained the park will be constructed in parallel with residential construction during phase 1 rather than being the first “shovel in the ground,” citing reasons including the park’s reliance on subdivision infrastructure (roads, water) and safety concerns if a finished park abutted active building sites.

Public comments and community concerns

Public comment included substantial support and detailed questions. Fabian Trujillo, president of the Las Acequias Neighborhood Association, expressed strong community support for HomeWise and for the new park and trail access. Several speakers praised HomeWise’s record and the project’s high share of affordable units.

Multiple residents asked the commission for details about environmental testing related to the adjacent Eberline decommissioning site (New Mexico Environment Department process). The applicant’s representative, Jennifer Jenkins, said the project completed a 2021 radiological survey that found ambient-level results and that subsequent 2023 soil sampling showed results “indicative of a natural soil sample” with no results “indicative of contamination or activation.” Several commenters asked the city to provide copies of any underground/core drilling reports and to confirm that regulators are satisfied with the site studies; speakers also characterized the park rain‑garden as a detention/retention area and asked staff to ensure long‑term maintenance and water‑quality protections.

Traffic and connectivity

Staff and the applicant described traffic analyses that found most local streets performing at level‑of‑service B or C; a limited morning AM peak loss of service D was noted at the evaluated Airport/South Meadows location. The applicant noted city projects under construction (Agua Fria / South Meadows signalization) and a funded Cottonwood roundabout expected to be complete before late 2026; residents said several intersections remain congested and urged continued traffic improvements.

Vote and next steps

A motion to approve the preliminary subdivision plat carried on a roll‑call vote with yes votes from Commissioners Smith, Lawrence, McGee, Miranda and Rieland. Staff will require final technical corrections, a final water plan, final park design approval, and recorded lot‑line adjustments and easements before final plat recordation and before the applicant may proceed to phase 2.

Ending

The commission approved the preliminary plat with detailed post‑approval conditions; community members asked staff and the applicant for additional transparency on environmental testing results and on park design and maintenance arrangements.