Council approves Sonoma Ranch East 2 rezoning despite residents’ arroyo and flood‑risk concerns

The Las Cruces City Council on Aug. 4 approved ordinance 3093, a zoning change tied to the Sonoma Ranch East 2 master plan amendment, that rezones roughly 122.46 acres on the north side of Sonora Springs Boulevard for primarily residential use, with preserved arroyos and a new park.

Why it matters: The ordinance implements a developer‑led master plan amendment that will add housing capacity in an area adjacent to existing neighborhoods and city infrastructure. Several neighbors raised concerns that development near mapped arroyos could increase flood risk and erosion of private property; the developer’s engineer said the arroyo boundaries were mapped and setbacks apply.

City planning staff described the proposal as 122.46 acres to be rezoned: about 91.4 acres proposed for single‑family low density (R‑1C), 15.5 acres to remain single‑family higher‑density (R‑1B), and mapped open‑space and flood control tracts that staff said formalize arroyo boundaries and protect natural topography. The proposal also identifies a park location and opportunities for limited commercial along Sonoma Ranch. Staff said Cajitas and Sonora Springs Boulevard are minor arterial roadways (100‑foot cross sections) and Sedona Hills Parkway is a collector (85‑foot cross section); private developers will provide half of required right‑of‑way and road construction at subdivision stage.

Multiple neighbors described recent heavy rains that caused water, mud and erosion in the area and asked how the arroyo buffers would protect nearby homes. Paul Pompeo, the project engineer with Sauder Miller and Associates, said two primary arroyos were mapped and flood studies were prepared using city flood data; he said mapped arroyo boundaries and setback lines are “significantly away” from development and that the southern areas have been set aside as open space to “leave in perpetuity.” Neighbors asked that buyer‑disclosure and clearer mapping be provided; staff said arroyos and tracts will be shown on subdivision plats and the development process includes notice to nearby property owners.

A number of public commenters also raised traffic and construction‑management concerns on local streets (Pagosa Hills Avenue and Callejitas). Staff said traffic‑control plans are required during construction and that neighbors will be notified again at subdivision and construction permitting steps.

The Planning and Zoning Commission had recommended approval; staff reported 23 emailed supporters, one emailed opponent (concerned about loss of commercial land) and more than 50 in attendance at the P&Z hearing. Council approved ordinance 3093 on roll call; Councilor Flores cast the lone “no” vote.