Commission conditionally approves 18-lot Solidad Vista subdivision after extended public opposition over road access and culverts

After extensive public comment and technical discussion on drainage, road maintenance and visual impact, Doña Ana County’s Planning and Zoning Commission conditionally approved a preliminary plan and roadway modification for Solidad Vista number three (SD24-056) on March 26.

Staff presented the proposal: Shita LLC (represented by Adrian Menia) seeks approval for an 18-lot subdivision on approximately 36 acres off Chipoa Trail with lot sizes ranging roughly from 1.59 to 3.30 acres. Because the parcel’s prior zone-change order limited density to no more than 18 lots, the subdivision as proposed conforms to that limit. The applicant also requested a modification to improve Chipoa Trail—a privately maintained public right-of-way—by adding a 24-foot-wide base-course roadway and two culvert crossings between the subdivision entrance and Solidad Canyon Road.

Staff recommended conditional approval and noted that the Development Review Committee supported the modification but added a requirement: minimum pipe cover must meet manufacturer recommendations, and an affidavit from the engineer of record confirming that adherence must be submitted for the record.

Residents called the item the meeting’s most contested topic. Multiple speakers said the existing Chipoa Trail washes out during heavy rains and is maintained by residents, not the county. Several residents asked that the entrance remain on Aenbach Canyon rather than Chipoa Trail (they said earlier approvals or concept plans had contemplated Aenbach), requested underground utilities to avoid new poles, sought dark-sky-friendly lighting covenants and asked for stabilized culvert headwalls and adequate cover to prevent washouts. One resident described frequent access problems when arroyos run and asked whether a change in entrance would move impacts from one neighborhood to another.

Applicant engineer Renee Molina told the commission the modification would profile the road to reduce undulations, add structural base course to support emergency vehicles, widen the roadway where needed and install culvert crossings sized to meet the county’s 100-year design storm standard. Molina said culverts will include concrete headwalls and downstream riprap for stabilization. The applicant said all utilities in the new subdivision are proposed to be underground, restrictive covenants will require night-sky-compliant lighting, the water system will be supplied by Moongate Water (an 8-inch line sized to meet required fire flow), and property owners will be required by covenants to take part in a maintenance group responsible for the internal roads and Chipoa Trail drainage improvements.

Commissioners accepted the staff recommendation and a motion to approve SD24-056 with the DRC’s pipe-cover condition added. Commissioner Fischer voted no; he said he could not support what he described as “a high-end subdivision” opening directly onto a dirt road. The final vote was 4–1 in favor of conditional approval.

What happens next: The approval is conditional on the DRC and staff requirements, including submission of an engineer’s affidavit on pipe cover and meeting Doña Ana County standards for culverts, base course, and other improvements. If the subdivision proceeds to the Board of County Commissioners and receives final approval, covenants and maintenance agreements will be required to establish long-term road/drainage responsibilities.