Council approves first reading to sell unimproved streets; neighbors raise traffic, water and notice concerns

Alpine City Council approved a first reading of an ordinance authorizing the sale of unimproved portions of Saltillo Avenue, Monterey Avenue, Toluca Avenue, Avenue C and Morrillos, a move the applicant says will allow a replat of a five-acre parcel into 10 larger residential lots.

The vote advances ordinance 2024-11-1 to a second reading. City staff said proceeds from the sale will be deposited into the general fund for street improvements and that the sale is conditioned on the applicant filing the required replat.

The purchase request prompted a long public-comment period. Several residents who live on 14th Street, 16th Street and nearby blocks raised concerns about increased traffic near Brown Street and the nearby school, possible strain on water and wastewater service, the absence of formal notice about the city-owned alley and streets up for sale, and uncertainty about whether single-family houses or duplexes would be built. "I don't wanna see high density," said Debbie Mahoy, who identified herself as a Ward 3 resident. Lisonbee Santucci, also from Ward 3, told the council she did "not have enough information to make an argument about any specifics" and asked that prospective purchasers present their plans to the neighborhood before a final decision.

Mike McCarson, the property owner and applicant, told the council he seeks to replat a long-platted area that was never developed. He said the original plat showed many small lots and multiple unimproved streets; his request would consolidate the land into about 10 larger lots for sale or homebuilding, not to change zoning. McCarson said, "I'm not a developer. I'm retired. I own the real estate. If I sell a piece of property, that's what I want to do." The replat would not change the property's current R2 zoning, city staff said.

Councilmember Stevens provided historical context and pressed staff to have Planning & Zoning evaluate rezoning options for adjacent parcels along Highway 118; he also recommended the building official and Planning & Zoning develop conditional-use permit standards to allow specific home-based commercial activities in residential zones when appropriate. City Manager Megan (last name not stated in the record) told council the sale petition exists because the applicant could not replat until the city’s recorded, unimproved street segments were vacated.

At the first reading the council amended the ordinance to ensure the sale includes Morrillos (spelled in the amended motion as the additional unimproved street). The amendment passed unanimously; the ordinance as amended passed first reading unanimously.

If the ordinance clears a second reading it will authorize execution of a quitclaim deed or deed without warranty to the applicants and require the replat as a post-sale condition. Council and staff said they will provide more detailed engineering and access information at later hearings; residents asked the city to confirm whether the replat would preserve two points of egress and how alleys, drainage and trash collection will be handled.

The item will return for a second reading and the required public notice before final council action.