Rio Rancho Planning & Zoning Board Meeting Summary - October 28, 2025

The Planning and Zoning Board of Rio Rancho, New Mexico, convened on October 28, 2025, to review six agenda items, including preliminary plat extensions, variance requests, and specific area plan amendments. The board unanimously approved the consent calendar and a preliminary plat extension for the Stone Gate Phase Three subdivision. A variance request regarding wall height was approved following presentation of safety concerns for grandchildren. A proposed zone map amendment for townhomes was postponed to November. The specific area plan amendment for the Northern Rainbow area was approved, with the applicant agreeing to future coordination with affected residents regarding drainage and easements.

Consent Calendar

• Unanimously approved to advance all routine items listed on the consent calendar.

Public Comments & Testimony

• Kim Snyder (Applicant): Expressed that she built the wall to prevent her grandchildren from falling; stated she had approval from the Homeowners Association and the neighbor at the time of construction (2020) but later received a code enforcement citation from a new neighbor. Expressed confusion over being the only homeowner cited and suggested potential discrimination based on her status as a member of the Eastern Shoshone Tribe. Position: Requesting a variance for safety reasons, not special privileges.
• Unidentified Neighbor (West side): Expressed support for raising the wall, stating they originally had small children and wanted a raised wall for safety. Stated they signed a letter granting permission to the applicant (Kim Snyder) prior to new neighbors moving in who later filed the complaint.
• Daniel Parks (240 Northern Blvd): Expressed concern regarding a 14-foot easement and a six-foot wall promised 27 years ago that were never built; sought clarification on the status of these easements and what would be constructed behind his property.
• Karen French: Inquired whether a specific area on the boundary map designated for drainage would become a drainage system, residential/retail space, or warehouse/commercial area; expressed concern about the nature of the proposed facility.
• Thomas Gabriel: Expressed concern regarding the proposed drainage open space abutting his property; specifically asked if the facility would function as a water treatment building or cause stagnant water issues. Position: Seeking assurance that the facility will not be a wastewater treatment plant or a refuge for pests.
• Commissioner Hardesy (Board Member): Commented that the key issue is the relationship with the current complainant, noting that other neighbors' support does not mitigate the concerns of the adjacent property owner who filed the violation.

Discussion Items

• Variance Request (Kim Snyder): Board discussed the applicant's reliance on Homeowners Association approval rather than city code; noted the applicant was misinformed about the need for a city permit. Board members discussed the prevalence of varied wall heights in neighborhoods with elevation changes and the difficulty of predicting future neighbor reactions. Discussion confirmed the variance request applied only to the specific section of the wall cited in the complaint.
• Zone Map Amendment (Brian Mosley): Commissioner Hardesty expressed a lack of burning questions in the packet. Commissioner Copcher noted that while the packet was sufficient, protocol suggested the applicant's presence for future inquiries. The board elected to postpone the meeting to the next session to allow for the applicant to attend.
• Specific Area Plan Amendment (Northern Rainbow): Applicants (Consensus Planning Ink) discussed the transition from a planned business park (M1) to a higher-density mixed-use area to better fit the surrounding residential context. Board members and applicants addressed specific concerns raised by the public regarding:
  • Drainage Facility: Applicant assured the board that the facility is for stormwater management only, including water quality components, and will not be a wastewater treatment plant. They pledged to coordinate with SKAFCA and surrounding property owners during the design phase.
  • Easements and Adjacent Properties: Applicant agreed to coordinate with Daniel Parks regarding the 14-foot easement and the development plans adjacent to his property, hoping to resolve drainage issues.
  • Lot Zoning: Clarified that Karen French's property (SE corner of expansion) would remain residential and would not be encumbered by the drainage facility itself, which would be designed to protect and improve developability.

Key Outcomes

• Item 3 (Preliminary Plat Extension - Stone Gate Phase Three): Approved (Vote: 5-0). Extension granted for the 8.2924-acre subdivision to allow additional time for construction plan review. No significant code revisions necessitate re-approval.
• Item 4 (Variance - Kim Snyder): Approved (Vote: 5-0). Variance granted for a 7'10" section of wall (exceeding the 6-foot limit) in the side setback. Conditions: Applicant must submit engineering plans for structural integrity and obtain written permission from the complaining neighbor.
• Item 5 (Zone Map Amendment - Plaza Rio Lot B): Postponed (Vote: 5-0). The motion to approve was amended to postpone to the November meeting to allow for the applicant's attendance and further questions.
• Item 6 (Specific Area Plan Amendment - Northern Rainbow): Approved (Vote: 5-0). Expanded boundary from 236 to 285.3 acres. Amended land uses reduce the business park from 96 to 29 acres and introduce R1, R6, and R3 zoning. Staff recommendation to the Governing Body confirmed.
• Consent Calendar: Passed (Vote: 5-0).