Planning Commission approves 165-unit 'ZorroBlanco' development plan at Plaza Central with color‑and‑design condition

The Planning Commission approved the development plan for a 165‑unit multifamily project at 7205 Plaza Central — a parcel within the Tierra Contenta planned community — subject to the conditions and technical corrections listed in the staff report and a new condition about accent colors.

Senior Planner Alexa Hempel described the application and staff findings. "The applicant is requesting approval of a development plan for 165 multifamily residential units on 7.9 acres," Hempel said. The proposal, called ZorroBlanco, is sited on land zoned C‑1 (office and related commercial) and will be created through a future lot‑line adjustment of an existing larger lot.

Project details in staff materials and the applicant presentation: - Unit mix: 11 studio units, 93 one‑bedroom units, 58 two‑bedroom units and 2 three‑bedroom units (total 165). - Site acreage: application adjusted to 7.9 acres by affidavit to meet C‑1 density requirements given in‑city annexation agreement constraints. - Proposed building height: maximum just over 34 feet (36 feet permitted by code); three‑story elements are set back from adjacent neighborhoods and stepped with landscaping. - Parking and circulation: project proposes 245 parking spaces (staff notes this exceeds the 238 required at the time of review), a mix of garage and uncovered parking, bicycle parking and pedestrian connections to existing sidewalks and trails. - Utilities and safety: connections to existing water and sewer lines, five new fire hydrants in addition to the existing hydrant, sprinklers and fire alarm systems in buildings, and a passive stormwater harvesting approach.

Hempel noted the design had been revised after an earlier staff recommendation for denial based on high‑intensity stucco colors. The applicant changed the primary stucco to a terracotta tone (referred to in materials as "zona rosea"), which staff said met architectural design points and compatibility findings.

Affordable housing and annexation complications: The applicant originally assumed participation in the Santa Fe Homes program (which grants a 15% density bonus in exchange for required affordable units). Staff determined the parcel is subject to the Tierra Contenta annexation agreement, which predates the Santa Fe Homes ordinance and does not provide for a fee‑in‑lieu option or allow opting into the Santa Fe Homes program. Staff said the parcel could only opt in by a text amendment to Chapter 14. To avoid that process for the current application, the applicant provided a notarized letter adding 1 acre so the project meets C‑1 density limits without the Santa Fe Homes density bonus.

Public comment included both neighborhood concerns and support. A nearby resident expressed worry about traffic on the narrow Contenta Ridge road, asked for assurances about the proposed coffee shop occupying a 1,000‑square‑foot commercial space and raised concerns about night‑time lighting. Several public speakers and local housing groups — including Santa Fe Habitat for Humanity, HomeWise and the New Mexico Home Builders Association — praised the project's housing production and the broader Phase 1 LDC incentives.

The commission's action: The commission voted to approve the development plan subject to the conditions and technical corrections in the staff report, and it adopted a supplemental condition authorizing the applicant to work with staff to identify permissible accent/highlight colors compatible with the design intent. The supplemental condition allows the applicant to return to the commission if staff and the applicant cannot agree on compatibility or points.

Commissioners and staff stressed several follow‑up items as conditions of approval, including final landscaping plans, confirmation of archaeological clearance (the site is in the suburban archaeological review district but had prior Tierra Contenta clearance), final photometric (lighting) plans, and required permits before building.

The final motion passed on a roll‑call vote with affirmative votes recorded for Commissioners Miranda, Reeland, Capen, McReynolds, Barber and Embry.