Planning commission forwards Placitas 'cluster housing' zoning amendment amid neighbor opposition
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Summary
The commission voted to forward ZNCH‑25‑005, an applicant request to add single‑family cluster housing to an existing special‑use designation in West Placitas on approximately 1.85 acres. The item drew public opposition from adjacent residents and a professional planner who said the proposal conflicts with the Placitas area plan; the commission, by
The Sandoval County Planning and Zoning Commission voted to forward ZNCH‑25‑005, a request by Emmons Kinsley of Kinsley Construction LLC, to amend an existing special‑use ordinance to allow single‑family cluster housing on Tracts A2, A3 and B2 of the Placitas De La Mont Sur subdivision (about 1.85 acres).
Planning staff said the site is in the Placitas Area Plan (PAP) within the West Placitas nonresidential/design overlay and corridor overlay zone, and that the request amends a prior special‑use ordinance (Ordinance 10‑11‑18‑7b4) to add cluster housing as an allowed use. Staff initially reported no opposition but later clarified that one written objection was included in the commission packet.
Catherine Clark, an adjacent property owner and professional urban planner, told the commission the amendment appears inconsistent with the adopted Placitas Area Plan, which designates the parcel for nonresidential, community‑serving commercial uses. She argued introducing residential uses without first amending the area plan risks “spot zoning” and leaves regulatory gaps on density, buffering and other standards. Commissioner Harrelson also cited the area plan’s guidance for larger residential lot sizes (one acre minimum) and said the proposed quarter‑acre lots would be out of character.
Applicant Evan Kinsley said the submitted plan is conceptual and that the developer intends about 1,400–1,800 square‑foot homes, with a target price under $500,000, and that community amenities such as walking paths and gardens were planned; he said two letters of support had been added to the record that day. Staff recommended forwarding the request to the Board of County Commissioners with conditions.
The commission voted to forward ZNCH‑25‑005 to the BOCC (motion passed with one nay). Staff conditions of approval that the commission captured included: consolidation of Tracts A2 and A3/B2 into one lot before permits; submission of a grading and drainage plan; approval of the septic system by the New Mexico Environment Department prior to permit review; exterior lighting to conform to the CZO; and documents showing existing well approval by the Office of the State Engineer for the proposed cluster housing development.
Opponents urged denial or deferral to allow formal area‑plan amendment and more detailed development standards; supporters said the proposal could provide smaller homes for older residents and diversify housing options in Placitas. The BOCC will consider the commission’s recommendation at a later meeting.