Developer wants to add 105 homes to Cypress Gardens

A developer is hoping to secure a zone change that will allow for more commercial development on Valencia County’s east side.

Sean Gabaldon, the owner of Vermillion Lake, Land and Cattle LLC, came before the Valencia County Planning and Zoning Commission in February to request a zone change from suburban residential to commercial 2 for about 4.5 acres on the southwest corner of Meadow Lake Road and Cypress Boulevard. The property is on the south side of Meadow Lake Road and abuts the northern edge of the Cypress Gardens subdivision.

Gabaldon introduced himself to the commission as a third generation developer and builder of projects throughout Valencia County. Most recently, he and his wife, Micki White, became involved with a project to construct 105 new homes in Eastland Hills, which is the name for the subdivision that is the west side of Cypress Gardens.

The subdivision was previously owned by four separate landowners, but Gabaldon said the development has been consolidated under Vermillion, and they hope to begin construction of those 105 homes this spring.

“That will actually be the second phase of Cypress Gardens, which is a master-planned community for single family and multi-family housing,” said Gabaldon. “Back in the ʼ90s, the frontage lots were zoned commercial but due to changes over the years and some blanket zoning, they became (suburban residential).”

Rezoning the lots to C2 would increase services for the immediate neighborhood, as well as the community of Meadow Lake to the east, Gabaldon said. There are about 500 existing homes in Cypress Gardens, with nearly another 250 built in the last three years, the developer said, plus the additional 105 lots that are ready for building with curb and gutter, sewer and electric hook ups and plans for another 403 more in Eastland Hills.

“We are asking for C2 so we can start marketing to get proper infrastructure up there for these households,” he said. “It seems the only infrastructure in that area up on the east side is a plethora of dollar stores. We would like to see others.”

P and Z Commissioner Ralph Freeman asked what kind of businesses Gabaldon envisioned. A laundromat, gas station, fast food restaurants, office space, a small grocery and more were mentioned by Gabaldon.

“Whatever we put there, it will serve the entire neighborhood,” Gabaldon said. “The nearest services are at the Y, a 15-minute drive. There’s nothing up there. Meadow Lake Road is a priority growth corridor.”

He added he is working with a commercial realtor who has made connections with companies that are interested in coming to the area, but the property can’t be marketed and developed as commercial with the current zoning

Local architect John Kirkpatrick, who is Gabaldon’s agent on the request, said the SR zoning doesn’t allow for any commercial use. According to county ordinances, the primary purpose of an SR zone is for medium density residential development.

“It’s nice zoning if you want to build apartments, but it allows for nothing of a commercial nature,” Kirkpatrick said. “Cypress Gardens and Meadow Lake are not well served.”

He said the zone change fits with the intent of the county’s comprehensive plan to cluster commercial uses into nodes and specific road corridors, such as Meadow Lake Road, rather than scattered widely and conflicting with the plan’s priorities to preserve the county’s rural character.

The architect said when commercial development abuts with residential areas, county ordinances require specific setbacks, buffering zones and landscaping to protect the residents.

“The transition between those two zones are most critical,” Kirkpatrick said. “I think the desire of (Gabaldon) is to create a buffer, and in the zoning ordinances, there is a requirement for commercial (zones) to create separation.”

Carlos Anaya, who lives on Sparling Court directly south of the properties proposed for commercial use, said he was concerned about light and noise having an impact on his property.

Commission Chairman Phillip Sublett said any commercial development would have to comply with county ordinances, laws like the New Mexico Night Sky Protection Act and any existing covenants in the subdivision.

Jack Siamo, who has lived on Sparling since 1996, asked if the neighborhood had the population needed to support the types of commercial activities Gabaldon envisioned.

“I go up to Meadow Lake and support the small groceries up there that are barely making it,” Siamo said. “If we are going to have commercial businesses move in, I hope this body will look at if we can support them.”

The commission voted 4-1 to recommend the zone change. Commissioner Mark Aguilar voted “no” on the matter.

The request will go forward to the Valencia County Commission for another public hearing and vote on the zone change request. The planning and zoning commission is only a recommending board in regards to zone changes.