Planning and Zoning Board Meeting - June 9, 2026

The Rio Rancho Planning and Zoning Board met on June 9, 2026, at 6:00 PM in City Council Chambers. The board considered 16 agenda items, including a master plan, zone map amendments, variances, a site plan amendment, a conditional use permit, and a site plan for a gas station. Several items drew public comment, particularly the Maverik gas station site plan and variances for substandard lots on Northern Boulevard. The board approved most items, denied none, and postponed one variance.

Consent Calendar

• Item 1: Approval of May 12, 2026 meeting minutes.
• Item 2: Planning and Zoning Monthly Building Activity Report – May 2026.
• Item 3: Planning and Zoning Monthly Summary Plat Report – May 2026.
• All approved unanimously.

Public Comments & Testimony

• Item 4 & 5 (Rancho Alegria Master Plan and Zone Map Amendment): Roger Norton (708 8th Street NE) opposed the plan, arguing it dilutes park space requirements and lacks safe access to a park across Northern Boulevard. He asked that the plan meet city requirements.
• Item 6 (Variance – Lot 49): Vera Utara (708 Northern Blvd) opposed, citing reduced property values, water runoff, and loss of neighborhood character. Rebecca Smith (640 Northern Blvd) questioned whether the lots were legally merged under Ordinance 98-023 and whether the hardship was self-created.
• Item 7 (Variance – Lot 48): Rebecca Smith argued the overlay ordinance merged contiguous lots under common ownership, and granting variances sets a dangerous precedent. Vera Utara asked to deny to preserve neighborhood character.
• Item 10 (MAC Center Zone Map Amendment): No public comments for or against.
• Item 11 (Sagebrush Church Site Plan Amendment): No public comments.
• Item 12 (Variance – Lot 69): Rebecca Smith asked the board to carefully consider the city's legislative history on substandard lots. Another speaker (unnamed) urged denial, saying it changes Rio Rancho's character.
• Item 13 (Maverik Gas Station Site Plan): Multiple residents spoke in opposition, citing safety concerns for children, traffic on Monterey Road, proximity to Enchanted Hills Elementary, existing alcohol and crime issues at nearby businesses, and the loss of quiet neighborhood character. Speakers included Tamara Farmery (1433 Monterey Rd), John Abaca (1324 Monterey Rd), William Farmery (1433 Monterey Rd), a resident at 1239 Monterey Rd, Stephen Ryan (1452 Monterey Rd), David Gonzalez (1201 Monterey Rd), Garrett Walker (1250 Chua Rd), Thomas Krupia (1253 Monterey Rd), Carrie Roy Ball (1308 Monterey Rd), and Teresa Wartz (1296 Monterey Rd).
• Items 14 & 15 (Variances – Shed and Shade Structure): Kimberly Scott (applicant) and her mother Noreen Scott (3108 Cascades Trail) spoke in favor, noting the structures have been in place for over 20 years, have sentimental value, and do not impact neighbors.
• Item 16 (Conditional Use Permit – Del Norte Credit Union): No public comments.

Discussion Items

• Items 4 & 5 – Rancho Alegria Master Plan and Zone Map Amendment: Staff recommended approval. The applicant (Michael Wright, Consensus Planning) presented the plan for 350 units on 66.25 acres, with parks, dog park, and traffic calming. The board approved both items with no discussion.
• Items 6 & 7 – Variances for 50-foot lots on Northern Boulevard: Staff recommended approval. Board members confirmed the lots are owned by separate entities. Despite public opposition, both variances were approved.
• Item 8 – Variance for gazebo at 7175 Wrangell Loop: Staff recommended denial, citing self-imposed hardship. Applicant Steve Myers stated he was unaware of permit requirements. Neighbor support letter noted. Board approved with conditions (encroachment agreements).
• Item 9 – Zone Map Amendment (C1 to C2): Staff recommended approval. Applicant Wayne Stansfield stated intention to develop multi-use commercial/storage space. Approved.
• Item 10 – MAC Center Zone Map Amendment: Staff recommended approval. Applicant Michael McDermott described shifting the tap room to the south side of the property. Board member noted prior approval still valid. Approved.
• Item 11 – Sagebrush Church Site Plan Amendment: Staff recommended approval. Applicant Ron Bohanan (Tierra West) agreed with staff findings on parking. Approved.
• Item 12 – Variance for lot 69 (836 Northern Blvd): Applicant not present. Staff recommended approval. Board member Robert Gabaldon moved to postpone to July 14, 2026, to allow applicant attendance. Motion carried.
• Item 13 – Maverik Gas Station Site Plan: Staff clarified discussion is limited to site plan, not use. Applicant Rich Piggott described traffic improvements (right-turn lane, left-turn extension) and lighting mitigation. Board approved the site plan.
• Items 14 & 15 – Variances for shed and shade structure at 3052 Cascades Trail: Staff recommended denial, but board approved both after hearing applicant's testimony about longevity and lack of neighbor complaints. Conditions include building permit and encroachment agreements.
• Item 16 – Conditional Use Permit for Del Norte Credit Union (59-ft building): Staff recommended approval. Applicant agreed to work with engineering on access restrictions. Approved.

Key Outcomes

• Approved (all with staff recommendations unless noted):
  • Item 4: Rancho Alegria Master Plan – motion to approve, passed 4-0.
  • Item 5: Zone Map Amendment (R1/M1 to R3) – motion to approve, passed 4-0.
  • Item 6: Variance for Lot 49 (704 Northern Blvd) – motion to approve, passed 4-0.
  • Item 7: Variance for Lot 48 (700 Northern Blvd) – motion to approve, passed 4-0.
  • Item 8: Variance for gazebo (7175 Wrangell Loop) – motion to approve despite staff denial, passed 4-0.
  • Item 9: Zone Map Amendment (C1 to C2) – motion to approve, passed 4-0.
  • Item 10: MAC Center Zone Map Amendment – motion to approve, passed 4-0.
  • Item 11: Sagebrush Church Site Plan Amendment – motion to approve, passed 4-0.
  • Item 13: Maverik Gas Station Site Plan – motion to approve, passed 4-0.
  • Item 14: Variance for shed (3052 Cascades Trail) – motion to approve despite staff denial, passed 4-0.
  • Item 15: Variance for shade structure (3052 Cascades Trail) – motion to approve despite staff denial, passed 4-0.
  • Item 16: Conditional Use Permit for Del Norte Credit Union – motion to approve, passed 4-0.
• Postponed:
  • Item 12: Variance for Lot 69 (836 Northern Blvd) – postponed to July 14, 2026, due to applicant absence.
• Next Steps: Approved items requiring governing body action (Items 4, 5, 10, 11, 13) will be forwarded to the Governing Body for final approval. Applicants for variances with encroachments must obtain utility easement agreements and building permits.