Taos County consultants propose unified land-use code; residents urge stronger ties with neighborhood associations

Consultants for Taos County presented an assessment and an initial plan on Jan. 28 for rewriting the county's land use code and subdivision regulations, emphasizing a unified, clearer code and a move toward more conventional zoning districts. Residents at public comment urged commissioners to preserve and reinvigorate neighborhood associations as part of that process.

The consulting team, led by project manager Steve Burris of Architectural Research Consultants Inc., told the Board of County Commissioners the county hired the team in August to prepare a unified code that will be simpler and more predictable, with the goal of encouraging smart growth and affordable housing while protecting environmental resources. "We were hired back in August to help and work with county staff to undertake that update," Burris said during the presentation.

Mark White, a consultant with Whitesmith Cusino, told commissioners the county's current code relies heavily on discretionary approvals. "Just about everything but a single family dwelling requires discretionary approval," White said, arguing that more matters could be addressed through clear, objective standards rather than case-by-case discretionary review.

Caitlin Cameron, also on the consultant team, described the next step as producing a detailed outline for a unified code and building tools such as tables, illustrations and topical crosswalks so users can find rules without reading the entire ordinance.

During the public comment period, neighborhood association representatives warned the county against sidelining community voices. "The language reads 'replace neighborhood zones with conventional zones,' so I'd like to talk about that," said Nate Sachs, identifying himself as secretary of a neighborhood association. Sachs asked that consultants and staff meet with current and former neighborhood association representatives and that the county provide examples of community feedback that were incorporated into the working draft.

Rose DisGeorges, vice president of the Ranchos Neighborhood Association, said the association provides information to five communities in the traditional historic district and that residents have not seen meaningful outreach. "An organization meant to implement changes . . . reaches out only to contractors and builders. This whole process is anything but transparent," DisGeorges said.

Commissioners asked how the county selected stakeholders and how the outreach would be broadened beyond contractors. Commissioner Cahill said constituents had asked how to participate and that she had not seen notices in media or on the county website. County staff replied that the initial outreach targeted contractors and permit-holders and that broader public meetings and media notices will follow when draft materials are ready. The county said it is using stakeholder lists from the comprehensive plan process and would contact neighborhood associations such as Stagecoach and Las Colonias as the timeline permits.

Consultants said they were not proposing to eliminate neighborhood associations. "We're not proposing to do anything with the neighborhood associations. I agree with the public comments that they're very valuable," Burris said, while noting the existing neighborhood-zone provisions have practical flaws that a conventional zoning and overlay approach (including architectural review overlays) might replicate more effectively.

The consultants described a multi-stage process: complete a code assessment report, develop a detailed code outline, draft the rewrite, and then hold additional stakeholder and public hearings leading to planning commission and Board of County Commissioners review. Public involvement began in December and is planned to continue through October, with a community survey to follow once draft materials are ready.

Why it matters: The rewrite affects how residents, developers and landowners will interact with land-use rules across the unincorporated county. Commissioners and neighborhood representatives emphasized transparency and the need to ensure that community organizations that have historically advised on land use will be invited into the process as the consultants finalize the draft code.

The county and consultants did not set final zoning district maps or adopt specific density changes during the session; those decisions were described as part of a later drafting phase and public hearings.

Ending: County staff and the consultant team said they will schedule additional stakeholder meetings and follow-up contacts with neighborhood associations. Commissioners repeatedly urged broad outreach and clearer public notice once substantive draft materials are available.