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Planning board approves variance and lot split at 2309 14th Street SE despite staff recommendation to deny
Summary
The Planning and Zoning Board granted a subdivision variance and approved a linked preliminary/final plat to split 2309 14th Street SE into two half-acre R-1 lots, after staff had recommended denial because required street, water and sewer improvements were not in place. The applicant said advanced septic systems and a shared well are planned; one commissioner recused from the vote.
The Rio Rancho Planning and Zoning Board approved a subdivision variance and a linked preliminary/final plat that will split 2309 14th Street Southeast (Unit 10, Block 77, Lot 13) into two R-1 single-family lots.
Michelle Castilla, a city planner, said the request seeks a variance to chapters of the Rio Rancho code that require installation of sidewalks, water and sewer mains and street lighting before a lot split. Staff recommended denial, saying surrounding properties do not have those improvements but that the subdivision ordinance requires a demonstrable unusual condition or hardship to justify a variance and staff did not find such a condition.
Applicant Tony Leone said the proposal would create two half-acre lots, that each lot would have an advanced septic system, and that the two lots would share a well. Agent Ryan Hall of Cartesian Surveys said splitting the anomalously large lot would bring the property back into character with neighboring half-acre lots.
Board members asked whether environmental health would allow advanced septic systems on half-acre lots; a board member said such systems are allowable and staff noted a condition requiring installation. One commissioner said the item is in their neighborhood and recused themself from the vote. After discussion, the board moved, seconded and approved both the variance and the preliminary/final plat; the transcript records the motion passing.
The board’s approval includes a condition that if septic approval cannot be obtained and the required systems cannot be installed, the split would revert and the plat would not be signed off for recordation. Staff and the applicant indicated they will pursue the necessary approvals and permits before final plat recordation.
