Las Cruces Planning and Zoning Commission Meeting - November 19, 2025

The Las Cruces Planning and Zoning Commission convened on November 19, 2025, at 6:00 PM (beginning November 18) to consider two subdivision proposals on city-owned properties, hear public comments, and address procedural matters. Key outcomes included the denial of a six‑townhouse project at 1701 Nevada Avenue and approval of a three‑lot single‑family subdivision at 1240 North Tornillo Street.

Public Comments & Testimony

• Zoning signs and notification distances: A resident requested that the city increase the notification radius for zoning changes from 500 feet to 800 feet, improve font readability on zoning signs, and add QR codes. The resident argued that 500 feet is insufficient (e.g., some neighbors did not receive letters for items on the agenda) and that the current signage fails to effectively communicate with the public.
• 1701 Nevada Avenue (6.2) – Opposition from neighbors: Multiple residents voiced concerns about density, traffic safety, and the original purpose of the parcel. Specific points included: the lot (0.752 acres) would generate at least 12 additional cars on a busy, narrow street; the neighborhood has a large elderly and fixed‑income population; the property was originally purchased with community space in mind but has remained vacant; and there are already four vacant homes within a block. Speakers asked why the city is not disclosing its ownership in the staff report and whether the development would be rental or owner‑occupied.
• 1240 North Tornillo Street (7.1) – Opposition from church representatives: Representatives of a nearby church (Dr. Williams, Jose Tapia, Ralph Gomez) stated they had tried for years to purchase the city‑owned parcel to build a community activity center for seniors and children. They made an offer that was rejected, and they feel the city ignored their efforts. They requested the commission table the item to allow further negotiation. Staff later clarified that the offer ($5,000) was well below the city’s investment and that the land is restricted to affordable housing uses under the Land Bank.

Discussion Items

6.2 – Subdivision at 1701 Nevada Avenue (Alleys at Nevada)

• Staff presented a proposal to subdivide a 0.752‑acre vacant city‑owned parcel (zoned R‑1A) into six townhouse lots (each ~0.125 acres), permitted by right under the 2001 zoning code’s exception (38‑62). The applicant was Carter Serving, acting on behalf of the city. The city’s Housing and Neighborhood Services stated the project is intended for affordable homeownership (up to 120% of AMI, typically single‑story, 1,100–1,500 sq. ft.) through its land bank program, working with Tierra del Sol. The staff recommendation was approval, noting compliance with all codes and that the parkland dedication fee ($18,592) would be waived under the older code to keep costs low.
• Commissioner questions and concerns: Several commissioners expressed frustration that the staff report did not identify the city as the property owner or applicant, which stoked perceptions of secrecy. They questioned why the city chose the 2001 code to avoid parkland fees, calling it a “loophole.” One commissioner noted the original 2019 purchase resolution for the parcel mentioned creating “community spaces,” and no follow‑up engagement with residents appeared to have occurred. Parks and Rec stated the parcel was never designated as a park in the Capital Improvement Plan and that Young Park already serves the area.
• Public reaction: Residents reiterated concerns about traffic, density, and the loss of a potential community space. Some questioned the legality of changing the parcel’s purpose from the original purchase.
• Vote: Motion to approve the subdivision failed. Voting record: Commissioner Joaquin Acosta – No; Commissioner McCaskin – No; Commissioner Janet Acosta – Yes; Commissioner Kaiser – No; Chair Kent Thurston – No. (4‑1 against approval). The motion failed, so the subdivision was denied.

7.1 – Subdivision at 1240 North Tornillo Street (North Torneo Housing Tracks)

• Staff presented a proposal to subdivide a 0.339‑acre city‑owned parcel (zoned R‑2) into three single‑family lots (each ~0.111 to 0.113 acres). The lots are slightly under the 5,000 sq. ft. minimum, so an infill deviation was requested. The city intends to convey the lots to Tierra del Sol for affordable homeownership (single‑story, three‑bedroom homes). Staff recommendation was approval, noting compliance with the infill plan and that one neighbor called in support. The parkland dedication fee ($7,437.12) would apply.
• Commissioner concerns: Commissioners again criticized the lack of transparency in the staff report (city ownership not highlighted). Staff acknowledged the issue and committed to modifying future reports to include property owner information. Staff explained that the property was acquired through nuisance abatement and is restricted to affordable housing; the church’s $5,000 offer was rejected because the city’s investment exceeded that amount and state law prohibits donating land except for affordable housing.
• Vote: Motion to approve passed unanimously (5‑0). All commissioners voted in favor.

Key Outcomes

• Item 6.2 (1701 Nevada Avenue) – Denied: The commission voted 4‑1 against the proposed six‑townhouse subdivision, largely due to concerns over transparency, resident opposition, and the parcel’s original community‑space intent. The city cannot proceed with this subdivision under the current application.
• Item 7.1 (1240 North Tornillo Street) – Approved: The commission voted 5‑0 to approve the three‑lot single‑family subdivision for affordable homeownership. The applicant (city) must pay the parkland dedication fee of $7,437.12.
• Procedural commitment: Staff stated they will revise future staff reports to clearly identify property owners and applicants, increasing transparency for public review.
• Next meeting: The next regular Planning and Zoning Commission meeting is scheduled for December 16, 2025, with at least two cases currently pending.