Council adopts Tampico master plan and rezones site to R‑4 after adding single‑story buffer requirement

The Rio Rancho Governing Body on Aug. 14 adopted the Tampico Master Plan, removed the subject parcels from the La Barranca and Tampico North specific area plans, and approved an ordinance to reclassify the site from SU (special use) C‑1 retail commercial to R‑4 single‑family residential.

Amy Rincon, director of development services, presented the three linked items (resolution R‑89 to amend the specific area plans, resolution R‑90 to adopt the Tampico Master Plan, and ordinance O‑22 to rezone the property). The parcels are located near the corner of Idalia and NM‑528 and total about 26.17 acres. The applicant’s representative said the proposal would create roughly 118 homes and associated streets, parks and storm‑drain work.

Applicant representative Nikosha Shuttlebauer told the council the property had been rezoned to SU for C‑1 in earlier decades and had not developed as commercial. Shuttlebauer said the developer would construct a portion of the Willow Creek storm drain, pave parts of Aurora and Vatapa roads, install sidewalks and contribute to local infrastructure. She also said the change to residential would generate different traffic patterns and that “residential development typically generates far less traffic than commercial uses.” She cited a comparison from the trip generation manual in which a 41,000‑square‑foot retail use could generate roughly 4,600 vehicle trips per day while 118 homes at 10 trips per day would generate about 1,180 trips.

Residents who spoke during public comment raised concerns about increased traffic on dirt roads (Nogales, Vatapa and Aurora), long‑term maintenance responsibilities, access to NM‑528 and impacts to property values. Megan Betts, a nearby resident, told the council she was worried about long‑term road maintenance and said the meeting notice information was difficult to find; others asked whether sewer would be municipal or septic and worried about drainage and school‑traffic impacts.

Council discussion centered on reconciling the city’s long‑range plan for preferred commercial land at the 528/Idalia corner with the site’s persistent lack of development, the amount of remaining commercial acreage nearby and whether the developer’s master plan addressed infrastructure. Councilor List voted against the resolutions and ordinance; other councilors supported the measures. Councilor Tyler proposed an amendment to the R‑90 master plan design guidelines requiring that “building height of dwellings abutting Aurora Road Northeast and Vatapa Road Northeast shall be single story only.” That amendment was drafted on the record and adopted by the council as part of R‑90.

Votes recorded: R‑89 (amending specific area plans) — approved (Councilor List opposed; all others in favor). R‑90 (adopting Tampico master plan) — approved as amended by the single‑story requirement (List opposed). O‑22 (rezoning to R‑4) — approved (List opposed).

Developer‑provided details in the hearing record include a proposed 118 homes, expected home prices in the $450,000–$620,000 range, and an estimated $1.5 million in development impact fees under the 2025 fee schedule. The applicant also said they would create park space and that, because the park area is under 3 acres, the city would not accept it for municipal maintenance and an HOA would be required to manage it.

Next steps: With the rezoning and master plan adopted, the developer will proceed with required engineering, traffic and drainage reviews, preliminary platting and any required improvement construction before building lots can be sold or homes permitted.