You're live.
All right, we have to wait just a sec.
We got to have a way to record the
meeting. So, we're just gonna hold on
just for
the jump.
I guess we're we have a
transcriptionist.
Give us one sec and then we'll start.
Uh, good evening. I will now call to
order the December 16, 2025 Planning and
Zoning Commission.
Um, I am Chair Kent Thirsten. Um, first
on the agenda is the conflict of
interest. Does any member of the
commission or any member of city staff
have any known conflict of interest with
any item on the agenda?
All right, seeing none,
um we're going to go on to public
participation.
Um we have public participation at this
time. I'd like to invite anyone from the
public to come and speak on anything
that is not on the agenda under new
business. Um, so if you if you are here
for one of the items on new business,
this is not the time to come up and
speak, but this is for things that are
not on on this new business. Um, if you
do have anything, I'll give you two
minutes and we will start on the left if
someone has anything that's not on the
new business agenda.
I guess my left, your right.
[clears throat]
And I don't I don't have to swear you
in. So go ahead and
Good evening.
Just state your just state your name and
go ahead and
My name is Joshua Bella. Um I'm wanting
to uh know who I I could speak with the
city's uh contractors or whatever about
the development there on uh on Spitz
Road, the 58 residential being built. I
was wanting to if I get some kind of a
direction on who I may be able to speak
with to see if I can
be a part or or find out more about uh
getting a part of that project
on on that project. You can probably
speak with staff after either after the
meeting or when it's uh tomorrow at
probably community development area that
will be through those doors on the other
side and you can get some more
information through staff.
Oh, what time is that at?
Um say that again.
What time is that at?
Uh when's it opening? 8:00. 8 to 5.
Oh, okay. All day.
Yep.
Thank you, sir.
Thanks.
You have a good night.
And now on the right side, anybody that
has any qu come on up.
Uh, good evening. My name is George
Pearson. Uh the city has a very good
system set up for the boards and
committees for when agendas are posted
an email gets sent out and so citizens
can sign up for that and receive the
email. However, the planning and zoning
commission has moved away from that to
the same system that city council uses
and there is no email as part of that.
So maybe for about a year now I haven't
even I haven't been receiving
notifications of the meetings because
that's what I use as my mechanism. Um so
I wonder as a solution if maybe just
every time you move the agenda to the I
compass system that you just post an
update to the old system where the email
then can go out.
Thank you.
Thank you. We'll have Steph look into
that one.
Anybody else for public participation?
Okay, seeing none, I'm going to turn
this off.
Uh, now we're going to move on to the
acceptance of the agenda. Uh, this
includes the minutes and items on
consent. Tonight there's none on
consent. Um if in
Okay, so I guess we can move but we we
need to have a motion and a second uh to
accept the agenda with the removal of
item 6.3 in its entirety from the
agenda. Um
I'll make a motion to accept tonight's
agenda but remove item 6.3.
Mr. Chair, I'll second that motion.
Okay. Do I need to read this note as
well? Before before you uh call a vote,
I just wanted to read the letter that I
have here as from the applicant as to
the reasoning. It says, "Good afternoon.
I ask that the following be read at the
PNZ tonight. On the one hand, you have
photographs of an obvious an obviously
mixed use location and letters and
support about what's effective in
keeping historic neighborhoods vibrant,
consistent with the reality that they
were developed before zoning
restrictions existed. On the other hand,
longtime residents express fears that
allow that allowing the same flexibility
that exists very nearby for a property
that stares at industrial uses will be
destroyed will destroy what both sides
want to preserve. Under no reasonable
interpretation of the law could it be a
spot zone. I am attaching case law for
Jane Grider as promised. I believe that
zoning
that would allow more flexibility in
use, particularly for professional
non-retail offices for 249 South
Miranda,
would be best for the long-term interest
of the Alama district. As interpreted by
staff, the Alama overlay will continue
to undermine the goal of keeping the
area vibrant, consistent with the
reality that it was designed as a
mixeduse area and needs flexibility.
But since I plan to sell, I will respect
the concerns of my immediate neighbors,
particularly
Jane Grider and Annie Maxwell, and
withdraw the application.
The process has been continually flawed,
but I will address that separately.
Thank you for your time.
Okay, this is on the motion to accept
the agenda.
Commissioner Smith,
yes.
Commissioner McCastlin,
yes.
Commissioner A Costa,
yes.
Commissioner Murray,
yes.
Commissioner Kaiser,
yes. and chair. Yes. Thank you.
Okay. So,
new business. Here we're on to new
business. Uh we need to have a motion to
hear the um we got to have a motion to
hear the items. After discussion, public
participation, then roll call will be co
called. Uh, so I need a motion and a
second to discuss item 6.1.
I move that we discuss um item 6.1.
Mr. Chair, I'll second that motion.
And now, do you want me to also do a
motion and a second to hear items 6.1
and 6.2 concurrently? Because the the
6.1 is the master plan and 6.2 two is
the preliminary plat for the same
property. So, I need to see if I can get
a motion and a second to hear those
concurrently.
I'll make a motion to hear item 6.1 and
6.2 concurrently.
Mr. Chair, I'll make a second on that.
This is uh on the motion to hear items
6.1 and 6.2 concurrently. Commissioner
Smith,
yes.
Commissioner McCasslin,
yes. Commissioner Costa,
yes.
Commissioner Murray,
yes.
Commissioner Kaiser,
yes.
Chair,
yes. Thank you. All right, we're going
to turn the time over to staff.
Good evening, Commission. Uh, tonight,
my name is John Castillo for the record.
Uh, tonight we have Coyote Crossing
Subdivision, uh, master plan and
preliminary plat.
Uh, the current conditions is the
properties are located south of Hansen
Avenue and west of Spitz Avenue. Um it
currently encompasses approximately
10.954 acres. Um it's undeveloped vacant
uh property. The current zoning on the
property is R1A which is our single
family medium density uh zoning
district. It also falls within the
suburban neighborhood place type um and
is also predominantly surrounded by
single family residential development.
So it's not out of nature.
As we can see here on the zoning map,
the subject property is include all
these that are highlighted.
Uh this is what it looks like on our
aerial map. It's just a vacant property.
So the master plan proposes a
residential development on multiple
parcels of land that will be built in a
single phase. Uh parcel one, which would
take approximately 5.87 87 876 acres. Um
it is zoned R1A and it'll contain
various housing types. Uh tracks A
through tracks A through C are
approximately 2.802 acres and these will
be utilized for drainage open space
and which will be maintained
and will be maintained and owned by the
developer. Track D will be dedicated to
the city of Los Cusus for Spitz Avenue
or Spitz Street, I'm sorry.
As we can see here from the master plan,
these two right here are the tracks that
are going to be for drainage and open
space. There's a small tract right here
that will be for landscaping
and a community sign. Um and then this
part right here is the track that's
going to be dedicated to the city for um
future expansion of Spitz.
The preliminary plat proposes um once
again a residential development. Um it's
going to be developed with 58
residential lots of various sizes and it
will have both attached and detached
housing. Uh once again tracks A through
track C um they're going to be
approximately 2.806 806 acres used for
drainage, open space, and landscaping.
And track D will be utilized for the
expansion of Spitz Street.
Here's an image of the preliminary plat.
Notice was sent to all relevant agencies
and departments. All supported the
proposed master plan and preliminary
plat. Um notice was also sent to all
surrounding properties within 500 ft.
staff has received um one at that time
that the presentation was created, staff
received one email and several phone
calls. Uh I have provided another email
to you guys as well that came in later
on today um with opposition and
providing the following concerns of
traffic safety, uh well-being for the
neighborhood, and then the density of
the subdivision itself.
Staff recommends um approval based on
the following goals, actions, and
policies outlined in Elevate Los Cruus's
comprehensive plan. The proposed
subdivision will allow for the
development of alternative housing
types, and the proposed master plan and
preliminary plat comply with the
requirements and standards of the city
of Los Cru's subdivision code.
On November 19th, um the development
review committee or DRC, uh who reviews
subdivisions from an infrastructure,
utilities, and improvement standpoint
provided a recommendation of approval.
Um with conditions for both the master
plan and preliminary plat. Um those
conditions being that if the master plan
is not approved by December 31st, the
developer must dedicate park plan or pay
a fee in lie. um as well as the
developer must install the primary gas
line as lots developed the builder uh
may choose whether or not to connect the
gas service to each residents.
So your options today are to vote yes to
approve, vote no to deny, vote to amend,
or vote to table.
Uh does the applicant have a um
presentation that they would like to
give tonight?
It's not necessary. It's just it's if
you would like to or not. You don't have
to.
Hi, my name is Dave Solless. Um,
do I have to swear him in on this?
Okay.
Do you swear or affirm that the
testimony you're about to give is the
truth and nothing but the truth under
penalty of law?
I do.
Thank you.
Again, my name is Dave Solless. Um just
a few few notes on this on this
subdivision. This subdivision has been
in development for several years. Um uh
initially it was uh developed as a
single um um single family res. It is a
single family resident subdivision but
it was it wasn't uh there wasn't multi
there wasn't multi- um townhouse like
townhouse single family lots. There are
there are single family homes in there.
It's kind of there's a few few of them.
Anyways, the point being what I wanted
to say is that it has been in
development for quite a long time. We
have taken into consideration
um um some of the the issues the city
has has brought forth especially with
the with the traffic situation. There
are de deaceleration lanes in there. Um,
as we all know, Spitz is a collector uh
within uh that street and also it's
probably not more than a quarter mile,
maybe a little bit long, maybe a little
bit further than a/4 mile, probably less
than a/4 mile from three crosses, which
um from a standpoint of traffic, I don't
really think that's going to be an an
issue since it's so close to uh exiting
that that subdivision to begin with. Um
what were the other things? I think
uh safety is in reference to safety. I I
um
um I think
personally I think that um it's going to
be an addition to the a benefit to the
neighborhood. We're bringing affordable
housing into into the area. Um also um
there have been a lot of homeless
encampments there. those will all be
they won't be allowed there anymore. So
that area will be developed and I think
it'll um enhance the neighborhood from
that standpoint. So don't know. Okay.
Nothing else.
Thank you.
All right.
All right. We're going to go on to um
some discussion. Is there any items that
council would like to bring up?
Sorry, I always call it council, it's
commission.
I don't know why.
Well, just in reading um you know, one
of the the emails in opposition. Um I
did have a question about
traffic and um just the walkability as
far as as a development grows. Um there
was some concerns about lack of
sidewalks uh once this area once this
this area is developed and also uh there
was a question concerning uh a traffic
study and I'm just curious myself um you
know was there a traffic study conducted
Mr. Mr. Chair, um, Commissioner Smith,
um, at the time of the master plan that
was developed, there was what we call an
IT trip generation done. Um, at time of
construction, there will most likely be
another type of traffic study done as
well. Um, as the applicant has stated as
well, we are going to provide they they
will provide deceleration lanes um, and
other types of mitigation to help move
traffic along on spits.
Um, as far as the road construction
goes, um, because of the classification
of Spitz, uh, street being a collector,
um, they are only going to be
constructing the west half, uh, which
would be on their side of the property
only. Um, the eastern half where the
park and other development is is already
built out. So, if there were to be
sidewalks put on that, it would have to
be a a city initiated project.
Right. Thank you,
Mr. Mr. Chair.
Yes. Go ahead.
Um staff, I do have a question. If we
approve this tonight, is that with the
conditions that the DRC has recommended
or put those condition on? Is that what
we're approving?
Mr. Chair, Commissioner Costa, yes, that
is correct.
Go ahead.
Um I have a just a couple questions on
that traffic piece. Um, so if I
understand correctly, uh, the
applicant is going to be required to
install deceleration lanes on Spitz
Avenue.
Mr. Chair, Commissioner Kaiser, um, the
applicant will be required to do some
form of mitigation, whether that is in
the form of um, deceleration lanes. Um,
that will be determined once
construction drawings come in.
Okay. Uh, what would the applicant be
required to address actual traffic
safety concerns?
Because I have many on this stretch of
road. I'm just curious, is that factored
into what you call mitigation or is it
just purely deceleration lane, make
traffic go faster
down spits?
Mr. Mr. Chair, Commissioner Kaiser, I I
can't exactly speak to that at this time
um because I'm not quite sure as to what
our traffic engineers look for as far as
mitigating um any type of traffic to
make it uh either move faster through
Spitz or slow it down.
Well, I would encourage the city to
seriously consider the safety aspects of
this. There's a park right across the
street on Spitz Avenue from this
development. uh for at least a year, if
not longer, there was one of those check
your speed radar um things out there
directly across the street from the
park. Uh in my experience, granted I'm
just one individual. Uh in all of the
times that I have gone through there,
which I would estimate is probably
several times a month when I'm out on a
run, um I can probably count on one hand
the number of drivers that actually
stayed below the posted speed limit.
every single time a driver drives by me
when I'm out on the run, it's flashing
for them to slow down. And I never saw
anyone step on the brakes. Uh so I
encourage the city to seriously look at
the safety issues, not from a how do we
move traffic through here faster or more
efficiently, but from a serious safety
perspective of kids and residents
accessing a park that's literally
directly across the street from them. A
deceleration lane on Spitz Avenue, in my
opinion, is completely not appropriate.
Um,
we need traffic to slow down there, not
accelerate through that corridor. Spitz
Avenue, I think you listed it as a major
collector, but for all intents and
purposes, that's a residential street.
Um, and so that would be my suggestion
to to staff is to um seriously take
those uh safety concerns seriously.
That's all I have.
I have a clarification question um just
regarding the gas line. So in the DRC
meetings it sort of read like there
would not be gas because there's no gas
going to the homes but then in the
presentation it says there is going to
be a gas line. Is that going to be put
in?
Mr. Chair, uh Commissioner Mclin.
Um yes, there will be this the main
utility gas line placed in that lies
underneath the right ofway. Um but the
individual lots um will have their
choice of to provide that utility.
Thank you.
Can can you pull up their um master plan
image there?
Do we have a Google Earth shot of this
area that we can see? Because what I'm
trying what I'm curious about is the
walkability. you do you should have a
decent walk score in in this area for
the new residents that are there because
it is close to
uh their shopping, you have a grocery
store, you have other things like that.
So there it is a great walk score. You
have the park right in front. Um
but the my concerning question was the
connectivity
of a walking of an actual path. I know
there's something in the city code that
allows us to ask the not not necessarily
the developer but the other adjoining um
property owners if there's not a
sidewalk in front of theirs there's some
type of a mechanism that you can get
them to put the sidewalk in front of
theirs if there is a actual building on
it at that time you can have them in
improve that area I'm
is I guess my question is is that is
there a sidewalk from the current
property all the way to the
intersection?
Mr. chair. There is a sidewalk that is
um within the front of these properties
and then it turns into a type of um what
looked like on the Google Street View,
which I don't have here, but it did look
like a type of a um
multi-use path. It may not have been an
actual paved path, but more of just um
rock that was in front of the property.
So, so does the city have any type of
mechanism? I think there's some
mechanism in there that we can at least
get the pavement or not the pavement the
sidewalk from the new development at
least to the edge of um it looks like
that must be like in another apartment
complex or something right there the
business at the very bottom. What what
mechanism do you have to to make that
more walkable because it is it should
have a good walk score.
Mr. chair. And unfortunately, the only
way that we could get new sidewalk to be
added to an existing lot is when new
development happens on those lots. Just
like when a new home gets built,
sidewalks gets get installed when that
home gets built as well. Uh the city
unfortunately does have a number of what
we call our sidewalk gap map in the city
and this unfortunately just one of them
where we have that gap. That being said
though, we do have a capital improvement
program where the city um council at the
time will take a look at that and see if
there's viable abilities for the city go
to go out there and actually
actually fill in that gap, if you will,
and sub provide for that connectivity
from the new subdivision down to that
intersection as you were stating. Uh
that being said though, we got to
remember our traffic impact analysis uh
take into account not just cars, they
take into account pedestrian, they take
into account walkability, bicycles, all
modes of transportation. So our traffic
impact analysis will be reviewed from
from all those standpoints as well. And
if they deem appropriate for something
to happen, that'd be something the the
applicant will be required to do uh at
the time of final plat and construction
drawings before they can get approved,
of course.
Okay. because I I just did a development
there off of McGuffy and on that road I
was required to do the
the west side. The east side had already
been developed, but there was some
kicker in there that had those people,
the owners of that piece, put their
sidewalk in. So, there is something in
there that and they did not develop.
They didn't they didn't subdivide.
There's something in the code. Anyways,
I would just have us look at that to we
can at least on the connectivity find a
way to have a a pathway there that is
that is in front of it because the
increased traffic and the higher dens
not necessarily higher density but the
you're going to have town homes in there
and be able to have that walkability
would be nice that it's not just thrown
on the developer but there's also a
method to to get the sidewalks in there.
Yeah, Mr. Chair agreed that McGuffy
situation was basically not only the
developer at the time and the city but
also [snorts] those properters kind of
came together and came to an agreement
because road improvements were required
on McGuffy that essentially didn't
happen when development came in. So
because of that we actually got together
that agreement was was placed between
yourself the other the other property
owner and the city as to what we would
accept and that's what was essentially
done and that's how that agreement came
into play sir.
Okay. I just wanted to see if there
because that is that this area down here
has not been developed for for many
years. And so and this this piece of
property here on the corner also has
quite a few
uh easements that go through it which
makes it a little bit hard to develop
that last little triangle piece. And so
that might be a couple more years. So if
there's a way to put that on I don't
know. I just
Yeah.
Yeah. there's a way to make sure that
with this application we can actually
put it on so we can start to have some
but yeah not not with this application
but with what whatever mechanisms we
have with the city this is a good space
to start using those funds I know we've
just increased some we got the extra tax
dollars or anything anyways you guys
know the programs I would like to find a
way to to see if we could focus on that
area so the connectivity for pedestrians
would be very good
sure think Mr. Chair, we could
definitely reach out to our public works
department before they can put that on
their on their on their on their list
for for CIP. Sir,
I I have one other thing that I just
kind of thought was interesting.
Um, this is kind of a uh it's
continuing. This will be the last one
that we'll see because the new rules
have came out. But it's interesting to
see that all of the park impact fees
have became a source of topic on every
DRC that we have seen and it keeps
saying as long as you get it in before
December 31st, you won't have to pay
park impact fees or inloo fees or other
things like that.
When we passed the Elevate Los Cusus,
this board here
went and passed it, but saying that we
should pay attention to those fees
and to realize and then city council got
it and just passed it on through. And
now we're finally seeing the
ramifications of it that
um these park fees are actually
something that is deterring people to
want to do certain developments and
spurring it to do it quicker to be able
to get away from some of these fees. I
just think that's going to become an
issue in the future. We can't really do
anything. It's all voted on. But I would
like just to point that out that that
has been a note on almost every person's
application that even when the city
application came in that was one of the
we want this park fee to not affect that
point. So we will park fees will be
affecting the future development. That's
just more of a statement than anything.
So I'm going to go to anybody else who
has any more questions.
Um just wanted to on your comments on
the sidewalk. Um, is there uh would the
city require a study to decide whether
or not to require the applicant and the
developer to uh put in a sidewalk or not
a sidewalk, a crosswalk across Spitz
from uh the new intersection that they'd
be constructing there on
was it Dying Drive? Am I pronouncing
that correctly? Um to the park.
Mr. Mr. Chair, Commissioner Kaiser. Yes,
that'll be part of the um construction
plans and any further uh trip analysises
analysis.
So, that the applicant's going to be
required to install a crosswalk.
That is correct.
What about traffic calming to ensure
that cars actually slow down when people
enter the crosswalk?
Uh Mr. Mr. Chair, uh Commissioner
Kaiser, uh the traffic that traffic
impact analysis will take take that into
account. Uh for instance, just like when
Chick-fil-A went on University, uh they
were required to pay for that hawk
system that went in there. Uh other
developments that went in uh when uh
McDonald's uh did their big re
restoration of their building, they're
required to add that Hawk system. So
again, traffic impact analysis is an
all-encompassing study that takes not
only into account the traffic, but also
pedestrian traffic. Uh so that will that
will probably be part of the actual
impact analysis or with that part of it
being there.
Yeah. I guess it's it's perplexing to me
that we need to to conduct a study to
come to the conclusion that people are
going to cross the road to access a park
that's on the other side of Spitz. Um,
it seems like that should be fairly
obvious. And I'm concerned that that
traffic study is going to make this
something bigger than it it really is.
And we're going to come out with instead
of, you know, a pretty simple crossing
to the park, we're going to need to
install, you know, a half million dollar
hawk signal because we decided we needed
to prioritize through traffic instead of
children's safety accessing the park
across the street from their house. So,
yeah, Mr.
Commissioner Kaiser definitely agree. Uh
university was the only example that
came to to mind. Although we got to
remember at that time university's uh
grade for its traffic was extremely
bad, which is why a full hawk system was
required. But that being said, since
there is a natural park facility across
the street, sir, that will have to be
taken into account by our traffic uh our
traffic engineering section staff will
make sure that we make them aware of it
as well, sir.
Considering this is a collector roadway
as well. So that is it is a designated
theraper.
All right. If anybody go ahead and then
I'll open it up to uh public
participation.
I have uh one more question for the
applicant. Uh could staff could you go
back to the the plan the
Yeah. Um
I was sorry I was trying to see um if
Spitz was going to be the major entrance
and exit point for this development. Um
it's pretty small. My old man eyes can't
read this thing too closely. But uh how
many
um entrance and exit points will there
be for this development?
Mr. Mr. Chair, Commissioner Smith,
there's going to be two points of um
egress, uh both entry and exit. Um
primarily, yes, the main one will be um
in alignment with Dine right here off of
Spitz. The second one will be um Spitz
and Hansen. That will Hansen will get
improved up until the entrance here. Um
I apologize, I can't read that one, what
street that is either. Um but those two
will be the two points of access.
Yeah, that's a lot of that's a lot of
units for just two uh egress points.
Uh thank you.
All right, we're going to open it up to
public participation.
All right, the way the way public
participation works is it's not really a
uh a lot of the times people come up and
want us to answer the question right
away. We're not uh the forum that this
is, you will get up and you'll ask your
questions. We'll give you the uh we'll
give you the two minutes to basically
ask your questions. We'll compile your
questions basically together and then
have staff or the applicant um go ahead
and do that. So, we'll start here on the
your right, my left on this side, um for
those who would like to come in and I
will need to have you state your name
and we will swear you in.
So, go ahead and come on up.
Welcome. Go ahead and state your name.
My name is Adeline Macintosh.
All right, Adeline. Do you swear or
affirm that the testimony you're about
to give is the truth and nothing but the
truth under penalty of law?
I do.
And go ahead.
Good evening, city councelor and the
planning and zoning commission. My name
is Adeline Macintosh and I'm in the
sixth grade in our home school, Legacy
Oaks Preparatory Academy. I'm here this
evening to express my concerns for the
proposed subdivision development project
in our neighborhood that you know as the
Coyote Run. I have lived in this
neighborhood all my life, which is 11
years. And I'm greatly concerned about
my safety and my friend's safety and of
course everyone in our neighborhood. My
concern my two concerns are all about
the traffic and our parks.
I'm worried about the traffic because
there's a park right across the street
from the proposed development and I'm
worried that the traffic will get so bad
that it won't be safe for kids like me
and my brother who can ride our bike
safely to and from the park.
My second reason of concern is how can
we keep 58 lots maintained if we can't
even add a slide for our park which has
been without a slide for a year now.
With all due respect, I do not believe
this project is safe to proceed. But if
it does, I suggest the following. To
have more signage like Guild for
Children and reduced speed limits and
even maybe a couple speed bumps. Thank
you very much for your time and hearing
my concerns.
[snorts]
Thank you.
All right, let me reset this.
All right. Go ahead. Go ahead and state
your name.
Braden Macintosh.
All right. Do you swear or affirm that
the testimony you're about to give is
the truth and nothing but the truth
under penalty of law?
I do.
Go ahead.
Good evening
and city counselor and planning and
zoning commission. My name is Braden
Macintosh and I'm an eighth grade
homechool student. My family lives near
the the Coyote Crossing development and
I would like to share some of my
concerns for the from the perspective of
a kid who lives here. Understand that
growth is important for a community, but
I am worried about how this development
could affect safety, especially for kids
like me. Me and my friends often bike to
the park to play sports and just get
some of our energy out.
It's something we enjoy and our parents
feel comfortable letting us go because
our neighborhood is relatively safe.
However, the road we use is already
narrow with only one lane in each
direction and cars drive and cars often
drive way too fast. Even now, biking
there can feel dangerous.
If this development moves forward, there
will be more families, more cars, and
more traffic. That makes me wonder or
how kids will be protected when biking
or walking to the park. Will it increase
traffic? It seems likely that to the
risk of kids will increase as well.
Another concern is the park itself. Our
park has not been wellmaintained. For
example, we have not had slides for over
a year. If the city is already
struggling to maintain the park, it is
hard to understand how it will safely
handle more people and more traffic
around it. I know there may be possible
solutions to some of these problems. But
from my perspective, these problems
raise serious safety concerns for kids
and families who already live here. For
these reasons, I respectfully
oppose the Coyote Crossing development
as it is currently proposed. I believe
it would increase traffic and pose
serious safety risks for kids and
families who already live there. Thank
you for taking the time to listen to my
concerns and for considering the impact
this decision will have on the children
in our community.
Thank you.
All right. Please state your name.
Good evening, city councelor and members
of the planning and zoning commission.
My name is Jayen Macintosh.
Okay, Jane.
Oh, yes, sir.
Do you swear or affirm that the
testimony you're about to give is the
truth and nothing but the truth under
penalty of law?
Yes, sir.
Okay. Thanks. Go ahead.
I've been a resident of Los Cruus for
nearly 20 years, and I've called the Los
Cru's Country Club Estates home for over
a decade. I live roughly half a mile
from the proposed Coyote Crossing
development. You've just heard from my
children who shared thoughtful concerns
about safety, park maintenance, and
possible solutions. I do appreciate
their constructive solutionsoriented
approach. However, I want to be clear
that the position of our family and that
of many of our neighbors is that this
development should not proceed as
proposed. These are my top concerns I
would like to bring to your attention.
traffic flow and safety, the impact on
our neighborhood park, and the need for
thorough review before irreversible
decisions are made for our neighborhood.
First, traffic flow and safety are
already a challenge in our neighborhood,
which has limited access points. During
the recent road construction on North
Maine and Highway 70 between Maine and
Elks and between Maine and three crosses
Solano intersection, we experienced
significant overflow traffic on
neighborhood streets such as Spitz Linux
and Camino Rial. That congestion was
temporary, yet it clearly demonstrated
how sensitive this area is to changes in
traffic patterns. In addition, the city
bike path at the Spitz and the Camino
Rial intersection is already dangerous
for cyclists and pedestrians. Adding 58
or more residential units would
permanently increase traffic in an area
that is already strained.
Second, increased congestion would
directly impact our neighborhood park
and the families who rely on it. The
park is where children walk, bike, and
play, and where families and neighbors
gather. It provides a small hometown
feel that matters deeply to its
residents. The city is already
struggling to maintain the park's
infrastructure. Placing a large-scale
residential development directly across
from the park would further reduce
safety and accessibility for the
families who currently use it. I just
have a couple of more statements. If I
can use my kids time, that would be
great. If you all would allow that, I
would appreciate it to close.
Let me give you one more minute. Thank
you.
How do I change this thing?
Finally, before any irreversible
decisions are made due to this project,
the proposal must undergo thorough study
and transparent review. While we do
recognize that growth is necessary,
responsible growth should preserve the
safety and the livability of the
existing neighborhoods, not undermine
them. Ultimately, we're asking you to
carefully consider whether Coyote
Crossing, as currently proposed, truly
serves the long-term interests of the
families and the children who already
live in the area. Growth should
strengthen communities, not strain them
or place their safety at risk. We
respectfully ask that the the planning
and zoning commission that you all deny
approval to this project due to the lack
of safety studies as none were addressed
or presented this evening. Therefore, as
presented, it would compromise our
neighbor neighborhood safety, not
enhance it. Thank you so much for your
time and for your consideration. Thank
you for the extra time.
Thank you.
Go ahead and state your name.
Alan Crow.
Do you swear or affirm that the
testimony you're about to give is the
truth and nothing but the truth under
penalty of law?
Yes, I do.
Go ahead. uh if you'd be so kind as to
put up the uh master plan again because
it was hard to uh there it is. There it
is. I was trying to get a clear copy a
photograph of it and I had a question
specifically about the um uh the planned
uh ex sorry planned extension of Dine.
Um I'm concerned that the slope coming
up from the flood plane up onto Dine is
going to be excessive. Uh that's the uh
you guys can't see it but it's the uh
that is quite a a steep slope at that
point and I uh would hope to hear from
the uh planning uh commission if there
are are standards for uh in uh Los
Cruises for road uh uh uh grading and
for specifically for maximum uh uh
accessible
um uh road slope. That's a a concern for
mine. I'd also like to follow along on
Scott Kaiser's comments. I live just
north of this within a quarter mile and
uh see that exactly the same thing that
this is Spitz is a unusually hightra
street with uh rarely uh uh uh observed
um uh speed limits. And I'm concerned
about an increase in the number of uh of
uh persons coming in and out. I think
that the that Hansen in its current
state based on where the uh the road
runs with regard to the uh the flood
plane is uh would be acceptable uh
without excessive slope coming up to the
point of coming onto Spitz. So I
appreciate your uh your consideration
with uh reviewing the that slope and the
slope requirements. Thank you.
Thank you.
Anybody else on the left? Go ahead. I
guess I should say you're right. Go
ahead and come on up.
Please state your name.
Julianne Bower.
Do you swear or affirm that the
testimony you're about to give is the
truth and nothing but the truth under
penalty of law?
I do.
Go ahead.
Good evening, city councelor and
commission. I live directly on Lennox
off of Spitz. I'm three houses down from
the park and I have my husband and I
have lived there for 21 years and we
have seen the increase on the traffic on
Linux on Spitz. um the four-way stop
behind Albertson's now the stop light on
three crosses has been put to try and in
help the traffic flow and I it really
hasn't with the amount of the community
that's there now having 58 more homes if
there's two drivers at each home you're
making a situation a lot worse than it
already is um again I echo what everyone
else has said about the traffic, the
safety. No one does the speed limit on
spit. It's 25 miles an hour. You go down
there, you have someone on your butt,
and if you make a left turn or a right
turn,
you're lucky you're not rear ended while
you're looking out for kids playing at
the park. Having this other subdivision
that's built,
I just think is needs to be
reconsidered,
tone down the amount of homes. Um, I
personally will miss the view of Pocacho
from from Spitz from my backyard. Um,
I know this has been in the works for
quite a while, but it seems like
something else [snorts] could be done
with the property uh instead of town
homes. I don't see the the the call for
that since we have uh what eight
building apartment complex that was just
built on spits or on three crosses. Um,
I appreciate what um, Commissioner
Kaiser said. It's a it's a crapshoot
when you're on that street. We walk our
dog every day. We see people um, just
hauling butt. There's a speed bump
that's on the other side of towards
Hansen. It tries to deter people. It
doesn't. People that live off of
uh
Oh, I just forgot the street. Anyway,
it's obscured view when you're on that
street. Thank you.
Thank you.
Anybody else on this side?
Got one more. Uh, one more coming on it.
Go ahead and state your name.
My name is Joshua Bella.
All right. Do you swear or affirm that
the testimony you're about to give is
the truth and nothing but the truth
under penalty of law?
Yes, sir.
Go ahead.
Um, I support uh what was stated
[snorts]
uh about signs for watch children uh
with the park with the development is
going to happen. Uh also any other signs
for uh neighborhood watch maybe also uh
just auditions for uh for the kids you
know mainly uh more residentials there's
going to be more children there's going
to be more uh traffic and that's the
most important because it is our next
generations that these developments are
going to be uh
uh affecting but it's better for us to
be effective instead of allowing for
what we approve or disapprove or support
or not support that affect and people
are affected you know it's better to be
effective as a community you know
positive influences uh if I can say that
to to
everybody in the community you know um
everybody's a member of their community
but it's about being a positive
influence you know here in our community
so stay active you know stay active in
our communities
Thank you. All right, we're gonna move
to the this side. Your left, my right.
Go ahead and come on up.
Please state your name.
My name is Carol Swigard. Do you swear
or affirm that the testimony you're
about to give is the truth and nothing
but the truth under penalty of law?
I do.
Thank you. Go ahead.
Like several others, I'm also very
concerned about the increase of traffic
on Spit Street with this subdivision
coming about. So, I have a question.
Can a another access point be made on
the west side of that subdivision on
Camino del Rey to help alleviate perhaps
some of the traffic on Spitz.
Uh if I lived in that subdivision, I
would want two access points, Spitz and
then also another street.
My second question is if this
subdivision comes about
then is it possible to widen Spit Street
and create a center lane
where those residents can go to that
center lane turn left while the other
traffic can continue.
Thank you.
All right. Anybody else on this side?
Okay.
All right. We're going to now close. Oh,
you There you go. Come on up.
Hi. Um, planning and zoning. My name is
Leah Stalles and um
Leah, do you do you swear or affirm that
the testimony you're about to give is
the truth and nothing but the truth
under penalty of law?
Yes, I do.
Thank you. Go ahead.
Thanks for having me. I just wanted um
to state my husband had started this um
he was a dreamer, Ralph Sales, born and
raised right up the street on Donana
Road. He always has been a dreamer and
we had a family. Safety is always
paramount in our family, but he also was
a dreamer and wanted to build beautiful
things. Um, this is part of carrying on
his legacy, but in a safe way. Running
the traffic studies make sure that it
creates and adds to the community as a
whole. Um, there is the walking trail on
Camino Royale that could pull together
with the park and and I like those ideas
you had to connect the sidewalks as
well. But what we would like to do is
there has been a lot of apartments that
have come about. The big idea around
here now is affordable housing. Part of
what his dream was was to help the
smaller builders. We're getting big
companies come in, but that have their
own families and to provide work, but
also we changed the the format to have
town homes to to maybe where instead of
selling out to maybe some of the big
companies to buy all the lots, we could
help the smaller builders, the smaller
builders from here that could have their
own, buy a town home, build one, and and
have another one that they could live in
and to help create community with the
people from here as well, not just
people coming in. And safety's always
been paramount. And we would just we
would do a really good job. Safety and
family is what we're all about. And I'm
asking to approve this. Another thing
that we wanted to do, which I'll throw
in, but I wanted to donate a lot a lot.
build Ralphiey's house in his memory and
donate to one of the charities in Cru's,
maybe the Boys Club, I don't know what,
but to help with his legacy in building
Las Cruises for many, many years. And
I'd really appreciate your hope and your
vote. And I can promise that it'll be a
beautiful subdivision. He always enjoyed
building beautiful things and I can
assure you we'll look at the make sure
that safety is of paramount but also to
help add community to people from here
that are looking for affordable housing.
Thank you.
Appreciate it. Thank you.
Thanks. All right. Any more public
comment that was that has not already
gone?
Okay. I got a um All right. We're going
to now close public comment.
and going to see if we can have another
little discussion here. I have a um I
wanted to say something about the
traffic. Um
I'm a home builder. We also do land
development in this town. Um I have
never been able to do anything that is
not for the safety of the citizens. The
staff will not allow me to build
something that's not safe. Um, yes, it
does always increase traffic. We always
in increased development will always
increase traffic. However, I'm not
allowed to do anything that is not safe.
And so, as it goes through, there's
really nothing that the city staff I
mean, I've I've had to do quite a bit
with them and they'll they will not let
me do anything that's not safe. So as
far as the traffic goes, there are
different means of doing traffic calming
devices or there's other means by by
which they can make the the tra the
increased traffic safe. Um and that will
be produced in a TIA. Um so this is just
a preliminary plat. Um well this is a
master plan and a preliminary plat. Um,
so they I I just wanted to reassure that
that there's really nothing that's going
to allow to be basically a nonsafe
neighborhood. Um, however, people may
have different opinions of how that is
actually safe. You have some engineers
that will make roads wider and that says
it's safe and you have some that say
narrower roads actually make it more
safe to keep the speed down. So there is
difference in opinions in which there is
safety for that. But once again the city
will not allow something to not be safe.
Um I had one question on the park.
This the 58 lots has to pay park impact
fees. Is that correct?
Mr. Chair, Katherryn Harrison Rogers for
the record. Yes, you're correct. at the
time of individual building permit for
for each residential unit uh park impact
fees will be paid.
Okay. Is there any way that some of
those park impact fees can be allocated
to the park adjacent if my question is
is is this any like is this in a it
seems like it's not in a park what do
you call it a park gap? Is is this area
okay for the amount of park?
Uh Mr. Mr. Chair, members of the
commission, again, Katherine, for the
record, um this particular park is is is
considered a neighborhood park. Uh the
development is with a quarter mile
walkshed of said park and so it's
meeting our target goals for that. Um
and if there is some new level of
service, i.e. something that didn't
exist in the park before. Uh, for
example, if we wanted to add a splash
pad, um, we're not at this juncture, but
if we were to do something like that,
because it's a new feature, not
otherwise provided in that park, we
could use park impact fees. However,
[snorts]
um, for something like improvements to
existing amenities or replacement of
that playground, um, those impact fees
cannot be used. We have to find other
sources to pay for that.
So, so if the developer of the place was
able to make a negotiation with parks,
there's a possibility of adding
something to that park, but not not
current features, but possibly adding
something different if that is an avenue
in which can be negotiated.
Mr. Chair, members of the commission, I
do want to clarify, we've got sort of
two things at hand. Realize those
cruises also has of course the
requirements for constructing a park um
or doing an alternative like a fee in
loo that is separate and distinct from
park impact fees in this particular case
because of when um they started the
process which was quite a long time ago.
They fell under um the old code and so
they're not obligated to do that
especially with the timing uh right now
uh if they are approved uh in advance of
that deadline that we discussed at the
beginning of the meeting. Um, so we
didn't negotiate with them uh to do any
improvements to said park. Um, but we're
certainly open to those discussions if
they would like to uh, for example,
replace a playground that is um, no
[snorts] longer uh, in a state whereby
we can uh, find parts for it. Uh, I know
that people are concerned about the
slide as was mentioned by a few of the
uh, public members of the public. Uh,
unfortunately we can't just replace the
slide. we actually have to remove the
entire structure and replace the entire
structure. Uh, and we've been actively
seeking funds for that.
Okay. So, I just want to point that out
that there might be a way that there
could be some negotiations there on the
the new development helping out the
current park using the park impact fees
that uh will have to be paid for that
area anyways. So, it could be one of the
ways that we're not adding an additional
layer to the developer. You could just
use the existing funds and find some
type of means to improve that with those
park impact fees. Um, there was a
question that they had on slope for the
roads. There are construction standards
in which the engineers must obey those
guidelines. Um, so yes, the slope will
be built and the subdivision will be
built according to the engineering
guidelines. so that the roads are safe.
Um
um another question, there's too many
units per the uh subdivision.
Uh really there's you can go in many
other parts of the country, other parts
of this uh town that there's higher
densities. Um but as long as it is safe,
there's there's many ways. I think the
biggest issue was the safety. Um but
there are many ways um that you can see
even big towns that have
the population that will exceed ours and
you know they they find many ways to
make it safe. So um I think those were
the ones that I wanted to kind of touch
on and if you guys have any other
questions for for staff or anybody else
go ahead.
I just wanted to make um two really
quick points. one. Um I think the
evidence is pretty clear that there are
ways to make um a street like Spitz more
accommodating to uh pedestrians um and
younger residents who are accessing the
park. Uh drivers drive like they do on
Spitz because it was engineered from a
driver's perspective and to move traffic
through there as quickly as possible. So
drivers are basically doing what
engineers encouraging them to do through
the design of the roadway. Uh the
evidence is pretty overwhelming that um
that is not how we continue to make our
streets safe for pedestrians. Um we
heard from our res our younger residents
this evening um list out a couple of
ideas and they didn't need a traffic
study to come up with those ideas. So I
think those were pretty common sense. Um
you know reducing speed limits. It's
already 25 miles an hour. Um installing
speed bumps particularly on this section
of Spitz right in front of the park. um
and signs for pedestrians. Those seem
like very um very easy things to do and
this uh development presents an
opportunity for those things to become a
reality and I strongly encourage staff
uh to just use common sense here. We
don't need a traffic study to tell us
how to make this safe. We know what to
do. Um my last point is I just want to
um say thank you to our young residents
who came up and spoke this evening. Um
very well done. Um super brave. Uh, I
can't even imagine myself in your shoes
at that age doing what you did tonight.
So, thank you for coming out here. Um,
hope to see you again at some other
future meetings. I just want to say
regardless of the decision that gets
made up here tonight, don't don't get
discouraged. Keep showing up. Keep
speaking out. Thank you.
I just wanted to add that was one of my
comments. I wanted to uh commend the two
young people that came up, the brother
and sister. um your thoughts and your
concerns were um um very well prepared
and uh they're also very well
articulated and um I I I commend you for
that.
Yeah,
Mr. Chair, I'd like to
I think it's actually just a vote now
because we already have the motion.
So, this is um on the vote to approve
item 6.1. Commissioner Smith,
yes.
Commissioner McCasslin,
yes.
Commissioner Costa,
yes.
Commissioner Murray,
yes.
Commissioner Kaiser,
yes.
And chair,
yes. Thank you.
I'll make a motion to approve item 6.2.
Second.
This is on the motion for item 6.2.
Commissioner Smith,
yes.
Commissioner Kasslin,
yes.
Commissioner Costa,
yes.
Commissioner Murray,
yes.
Commissioner Kaiser,
yes.
And chair,
yes. Thank you.
All right. Number seven. Um, is there
any discussion?
I don't think we have any items up there
for discussion. Is there anything for
staff for discussion?
I don't think I have anything.
All right, then we're going to go on
ahead.
Sorry. Discussion is for y'all if you
had anything to discuss or bring up to
staff at this time.
Yeah. Do you guys have any any items for
discussion?
Okay. Staff announcements.
Last meeting of the year, folks. Thank
you so much. Starting January 1st.
realize aka now the new Las Cru's
development code will be in full effect.
So definitely excited to do that with
Steph's been doing their homework and uh
getting that ready to go. So definitely
excited to do that.
That's all we have
folks.
So now we just need a uh a motion to
adjourn.
I make a motion to adjourn, Mr. Chair.
Second. All in favor? Hi. Hi.
Hi.