Las Cruces Planning and Zoning Commission Meeting - October 28, 2025

The Planning and Zoning Commission met on October 28, 2025, to consider a preliminary plat for a subdivision, a non-administrative replat with a road waiver, and a set of code amendments to chapters 34-38 of the city code. The commission also discussed the downtown master plan update process. All agenda items were approved unanimously.

Consent Calendar

• Virtual Participation Approval: Commissioner Janet Acosta was permitted to participate virtually via a unanimous vote (5-0).
• Acceptance of Agenda: The meeting agenda was unanimously accepted (5-0).
• Conflict of Interest: The Chair disclosed a conflict on item 6.1 and recused themselves from that vote.

Public Comments & Testimony

• Item 6.1 – Mesa Crossing Subdivision Preliminary Plat: One member of the public, Antonio Lopez, asked whether the road along Peachtree Hills would be asphalt. Staff confirmed the portion within the subdivision would be asphalt, but the road would not extend east to Mesa due to land ownership constraints.

Discussion Items

• Item 6.1 – Mesa Crossing Subdivision Preliminary Plat: Staff presented a proposed 89-lot single-family residential subdivision on 20.468 acres at the southeast corner of Mesa Grande Drive and Peachtree Hills. The subdivision would be built in one phase, with lot sizes ranging from 0.75 to 1.24 acres. Five tracts for drainage and right-of-way would be dedicated to the city. The Development Review Committee (DRC) recommended approval on August 20, 2025. Commissioners asked about a gas line easement (which runs through private lots but is a no-build zone) and the proposed multi-use path along Peachtree Hills. Concerns were raised about connectivity of the trail network given the county’s plan to build only a sidewalk on its portion of the road. Staff noted that the city pushed for a trail system within city limits and that future development could extend it. No public comments opposing the plat were received.
• Items 6.2 and 6.3 – Luhan Tracks Non-Administrative Replat and Waiver to Road Improvements (Heard Together): The commission suspended rules to hear both items simultaneously. The replat would subdivide a 2.05-acre property at 6401 Jefferson into two lots (1.05 acres and 0.92 acres). The waiver would allow the applicant to dedicate a 25-foot right-of-way for Pecan Lane without constructing roadway improvements, as the city already owns the adjacent Pooh’s Creek right-of-way. DRC recommended approval on October 1, 2025. Commissioners clarified that the waiver applies only to Pecan Lane (north of the property), not Pooh’s Creek, which is the city’s responsibility. No public comments were received.
• Item 6.4 – Ordinance Repealing and Replacing Chapters 34-38 and Adopting the Zoning Map: Staff presented minor amendments to the recently adopted Realize Las Cruces code, addressing definitions, historic preservation noticing, building heights, setbacks for garages in NH3 zones, non-conforming uses, land use table updates (e.g., temporary construction yards, sober living facilities, indoor/outdoor entertainment, professional offices limited to 3,000 sq ft in NH1, animal raising on half-acre minimum, home occupation vehicle restrictions), subdivision regulations (administrative review for minor plats when public improvements exist, master plan threshold of more than two phases and 40 acres), development standards (outdoor lighting language simplified, development ID signage definition, stacking lane minimum 85-100 feet), and alternatives to parkland dedication (included per prior commission request). The zoning map was also updated based on public feedback. Commissioners discussed garage setbacks for NH3 urban: the proposed setback of 12 feet (same as front setback) raised concerns about encouraging garage-forward designs contrary to pedestrian-oriented streetscapes. Commissioner Kaiser suggested distinguishing front (15 ft) and rear setbacks. Staff noted this could be revisited as development patterns emerge. Concerns were also raised about open space zoning not permitting botanical gardens or amphitheaters in parks; staff explained that parkland dedicated through subdivision is often zoned residential and would require rezone for active programming. The commission recommended approval of the ordinance as presented.
• Discussion – Downtown Master Plan Update: Commissioner Kaiser requested that the Planning and Zoning Commission have an opportunity to weigh in through a work session, given the commission’s role. Staff indicated there would be opportunities for stakeholder input and a council work session, but no specific P&Z session was scheduled yet. Staff noted early drafts are expected in spring 2026.

Key Outcomes

• Virtual Participation and Agenda: Approved unanimously (5-0).
• Item 6.1 – Mesa Crossing Subdivision Preliminary Plat: Approved (5-0, Chair recused).
• Item 6.2 – Luhan Tracks Non-Administrative Replat: Approved (5-0, Commissioner Murray absent).
• Item 6.3 – Waiver to Road Improvements: Approved (5-0, Commissioner Murray absent).
• Item 6.4 – Ordinance Amendments and Zoning Map: Recommended approval to City Council (5-0).
• Next Meeting: Reminder that the November meeting will be on November 18, 2025, and the December meeting may be rescheduled due to holidays.