Retain the 15% maximum buildable slope in Corrales.

We, the undersigned residents and property owners of Corrales, New Mexico, oppose the Village administration's proposed increase of the allowable buildable slope grade in the Village from the current and long-standing maximum of 15 percent to an unreasonable and unsafe maximum of 25 percent or greater as proposed to the Village by people who profit from increased development in Corrales.

The 15 percent maximum limit was researched and enacted into law to meet the specific soil conditions in Corrales, particularly west of Loma Larga. Increasing the allowable lot grade for building will increase soil erosion and water runoff. It will adversely affect neighboring properties, causing the need for expensive repairs and requiring property owners to shoulder associated litigation expenses against their neighbors.

This increase in the buildable slope will apply to property with existing structures as well as proposed new construction. Downslope properties could face increased runoff from accessory buildings and other impermeable surfaces, causing damage that the owners will be required to repair. The Village is not assuming any responsibility for damages caused by the proposed significant increase in building slopes and downhill property damage.

The current ordinance allows a variance procedure that should be eliminated, keeping it as simple as possible.

For the foregoing reasons, we request that the Village Council reject the proposal to increase the long standing 15 percent buildable slope:


Letter from Mike Sorce, former Planning and Zoning Commissioner to the Corrales Comment:

I would like to respond to the 10-19-19 issue of the Corrales Comment article headline "Tough Rules Ahead in sand hills Storm Water Run-off" and give additional information to our citizens.
With minor revisions suggested, the Planning and Zoning commission recommends development on slopes exceeding the current limit of 15% to allow up to 25% slope. By allowing this increase a much greater threat exists for the sand hills and all properties west of Loma Larga.
It is my understanding the Corrales Village Administration asked the Planning and Zoning (P & Z) Commission to look into increasing the current 15% slope limit to 25%. A subcommittee of three commissioners was formed to research this proposed change, gather information and bring their findings back to the full P & Z Commission for discussion. The subcommittee presented their work study information and opinions to the full commission. They voted to recommend that the council allow a slope increase to 25%. I attended that meeting and the work studies, noting that no public input was allowed until the final presentation to the commission when it appeared the letter of recommendations had already been written.
I noticed their informational experts consisted of two engineers from the private sector and did not include the Village Engineer with many years of experience. On more than one occasion the subcommittee stated that they found "no history" on how the limit was set at 15% so they assumed it was arbitrary for it to be set at 15%. This shows the research by the subcommittee was not complete. There are several Corrales specific studies written by knowledgeable, qualified experts that are readily available at the Village office. It is important to note that multiple councils have made these plans permanent ordinances to assure that the bedrock standards such as the maximum 15% buildable slope can be relied upon by residents and property owners to protect their investment in Corrales.
1. Northwest Sector Plan, April 7, 1992
2. Far Northwest Sector Plan, November 29, 2001
3. Hillside Design Guidelines, May 9, 1995
4. Ordinances 277, 342, 345, 347,
These documents total over 100 pages of research completed by many members in the community and the following agencies:
U.S. Soil Conservation Services
Middle Rio Grande Conservancy District (MRGCD)
State Historical Preservation Division
Ciudad Soil and Water Conservation District
Corrales Watershed District
Southern Sandoval County Arroyo Flood Control Authority (SSCAFCA)
The subcommittee spokesperson, P & Z Chair McCandless, later presented the findings to the Village Council at a Village Council meeting. During this presentation Chair McCandless was asked by a counselor if the subcommittee had reviewed local studies such as the Northwest Sector Plan. Chair McCandless replied that he had looked at it but when asked if the entire commission had this information of these studies that cited scientific standards to support the 15% buildable slope limitation, he replied "No."
I myself, have been involved in all aspects of construction, land development as well as being a resident of the sand hills for over 30 years, I have witnessed firsthand the destruction from storm water and wind erosion not only on my private property but that of others in the sand hill area. The sandy soils combining with the excessive slopes, make this area a fragile building area. Allowing increased development of steep lots that long have been unbuildable to protect the safety and value of the sand hill properties only increases the risk of failure and resulting damage not only for nearby residents but the actual home owner that is saddled with the maintenance for many years to come at the home owners expense.
I have served on the Village of Corrales P & Z for over 10 years and on other committees in the past where public input was welcomed and sought out from members of the community. This is how we build a successful well-informed community.
I urge not only the residents living in what Corrales labeled the "Sand hills" but for all residents of Corrales to resist an increase risk to health, safety and welfare by allowing further development in the steepest slopes of Corrales.
It is important for the Commissioners and Counselors also to educate themselves.
Potential buyers should be aware all aspects of limitations on the property they are buying and understand why these limits were established.