Las Cruces Planning and Zoning Commission Meeting - May 26, 2026

The Las Cruces Planning and Zoning Commission met on May 26, 2026, to consider two main agenda items: a preliminary plat for the Summer Estates subdivision and a zoning map amendment for the Royal Crossing area. Both items received unanimous approval from the commission. Public comments were also heard on non-agenda items and on the agenda topics.

Public Comments & Testimony

• Non-Agenda Items: Gregory Chervanic spoke about GIS mapping resources available through the city and requested that the public be allowed to speak after item 7.2. Daniel Birch expressed concerns about traffic congestion on Sonoma Boulevard between 7:30 AM and 9:00 AM, noting only one entrance/exit for his neighborhood and ongoing development in the Metro Verde area.
• Item 7.1 – Summer Estates Preliminary Plat:
  • G Bruce Brown, property owner adjacent to the development, raised questions regarding driveway standards for the arterial road, the fate of the existing dirt road, barricades to prevent ATV traffic, maintenance responsibilities for the 42.5-foot right-of-way, and concerns about increased traffic speeds and safety.
  • George Pearson expressed concern that the proposed cross-section for Longview Lane includes a bike lane in only one direction, creating an unsafe facility for bicyclists. He urged a two-way bike facility or a multi-use trail.
  • William Gilman asked about green space within the development, bike and pedestrian safety (both directions), walkability with sidewalks too close to traffic, and the possibility of trees for shade and protection.
• Item 7.2 – Royal Crossing Zoning Map Amendment:
  • Connie Potter, representing the Country Club neighborhood, stated that the neighborhood is mid-century modern, largely one-story ranch homes, and working toward historic designation. She raised concerns about compatibility, density, traffic connectivity through their neighborhood, and property values. She noted 20 fires on the blighted property.
  • Gregory Chervanic raised safety concerns regarding a heliport SUP previously granted for the hospital, noting that the new development could affect helicopter approach routes and that FAA rules may not be met.
  • George Pearson requested a clearer plan for the multi-use trails and connectivity described in the narrative, particularly connections from Madrid to the hospital and outfall channel. He invited Parks and Rec to present those plans.
  • Eva Navarra St. John asked for specific details on the intended housing type and number of units.
  • Aubrey Rubush expressed concern about high-story buildings, having purchased her home in the area because of the low-rise character.

Discussion Items

• Item 7.1 – Summer Estates Preliminary Plat (28 lots, 33.023 acres):
  • Staff presentation by Sarah Gonzalez (Community Development) described the proposed subdivision south of Ingler Road and Thurman Road, zoned NH1 and NH3 suburban. The plat meets minimum lot frontage (40 feet) and lot sizes (0.88 to 2.749 acres) for septic. The applicant is voluntarily improving a gap road (yellow section) on Longview Lane to create connectivity and reduce pressure on Sonoma Ranch. Alternate cross-sections were approved by DRC on May 6, including a 6-foot sidewalk and 5-foot bike lane on one side. Parkland dedication is paid in lieu due to small size (0.19 acres). Two supportive calls received; one late email raised concerns about traffic, drainage, and natural habitat.
  • Applicant Zach Libben (Libban Underwood Engineering) emphasized the voluntary extension of road improvements to connect existing paved road to Ingler, including sidewalks, street lights, and bike lane.
  • Discussion: Commissioner Kaiser raised concerns about half-bike lane (only one direction) and lack of pedestrian/cyclist infrastructure on the east side. Staff and Public Works (Kyle Arnd) noted the cross-sections are already approved and that the other half of the road is not the developer's responsibility. The median exists for turning movements. Commissioner Smith asked why no park space was allocated; staff explained the minimum for city acceptance is 3 acres. Commissioner Acosta commended the developer for traffic distribution. Commissioner Thurston had no questions.
• Item 7.2 – Royal Crossing Zoning Map Amendment (22.088 acres):
  • Staff presentation described the proposed change from NH2, NH3, and OS-1 to NH1 urban (14.11 acres), NH3 urban (6.08 acres), and reduced open space (down to 0.68 acres) plus drainage open space. The reduction in density is intended to be more compatible with adjacent single-family residential. The development will include connectivity via trails, linking to Apadaca Park and the outfall trail. Staff recommended approval. One call received about notification requirements.
  • Applicant Paul Pompeio (Salader Miller Associates) stated the amendment reduces intensity and reorganizes drainage facilities.
  • Discussion: Commissioner Kaiser asked why reduce zoning to NH1 when NH2 allows flexibility; staff noted the town center overlay allows density bonuses administratively. Commissioner Kaiser expressed concern about stepping back from infill density goals and preferred keeping NH2, but his amendment to retain NH2 died for lack of a second. Commissioner Thurston asked about open space reduction; staff confirmed it does not affect previously approved plans. Parks and Rec staff (Catherine Harrison Rogers) outlined trail connectivity plans, including connections from Camino del Rex to Apadaca Park and a loop around the park.

Key Outcomes

• Item 7.1 – Summer Estates Preliminary Plat: Motion to approve passed unanimously (5-0). Commissioner Kaiser encouraged staff to find a temporary solution for the missing bike infrastructure.
• Item 7.2 – Royal Crossing Zoning Map Amendment: Motion to approve passed unanimously (5-0). Commissioner Kaiser's motion to amend (retain NH2 zone) failed for lack of a second.
• No consent agenda was presented.
• The meeting adjourned after unanimous vote.