Los Ranchos planners create 'Core Commercial' zone, ban most drive‑throughs and restrict outdoor storage; send VC height question to trustees

The Village of Los Ranchos de Albuquerque Planning & Zoning Commission on Nov. 12 approved a set of linked text and map amendments that create a new Core Commercial (CC) zoning district and change the official map to convert selected Village Center (VC) parcels to CC.

Director Schultz told the commission the package is a reconsideration of items first heard in July and August. "This is a reconsideration of an item that this body heard at their July and August hearing," she said, noting that a handful of prior amendments created a procedural complication by touching VC entitlements that can cross into quasi‑judicial territory.

Why it matters: the CC text and ZMA together rewrite entitlements for the Fourth Street corridor and related parcels. The commission approved edits meant to reduce auto‑oriented development, smooth small tenant changes, and clarify review triggers before construction.

Major actions taken - The commission voted unanimously to prohibit, in the CC zone, food, beverage and alcohol establishments with drive‑up/drive‑thru facilities (changed from conditional to prohibited), while preserving conditional use for auxiliary drive‑up windows (for banks or pharmacies). Commissioner Haywood moved the change; Commissioner Talia Petra seconded. "Existing businesses with drive‑throughs could continue as nonconforming uses," the Chair noted when announcing the vote. - The commission removed the 'establishments with drive‑up facilities' line from the CC auto‑oriented uses list so that auto‑oriented uses are prohibited in CC. - Members added a rule banning outdoor storage within 18 feet of the Fourth Street right‑of‑way in the CC district, mirroring existing parking setbacks. - The commission voted to delete a provision that would have required a full three‑step site development plan (SDP) process for any tenant "change of use," after staff warned that clause could force routine tenant swaps into a minimum three‑month SDP. Director Schultz described the proposed CC SDP process as "a typical three‑step process" — sketch, preliminary, and final hearings — and said the change would keep tenant swaps from automatically triggering that full process unless structural or other listed triggers applied. - On a separate but related matter, the commission adopted findings recommending the Board of Trustees pursue a quasi‑judicial review of certain VC entitlements if existing development agreements do not move forward; the finding specifically flags building height as an issue the Board should address through proper quasi‑judicial procedures and suggests a 26‑foot/two‑story target discussed earlier by the commission.

What commissioners said Several commissioners expressed concern about preserving the commission's August recommendations while avoiding procedural problems. Commissioner Talia Petra urged caution and emphasized due process. Commissioner Martinez and others focused on crafting bright‑line triggers (for example, structural changes over 20 percent or additions over 20 percent) rather than a blanket change‑of‑use requirement that could disrupt older shopping centers.

Public comment Two residents spoke during the public comment period before the hearing. Nancy Nangeroni urged the commission to "stick to their guns" and adopt recommendations by a quasi‑judicial procedure so they could be "adopted and legitimized." Vincent Sanchez accused the village of avoiding enforcement on irrigation/easement issues and said previous staff statements incorrectly placed easement responsibility on the Middle Rio Grande Conservancy District; he urged the village to enforce existing code.

Next steps and implications The commission voted unanimously to recommend approval of the text amendment (TA‑25‑02) as amended and to recommend approval of the zone map amendment (ZMA‑25‑01) converting identified VC parcels to CC. Both items now move to the Board of Trustees for final action; the commission's findings request that the trustees consider a quasi‑judicial review on VC entitlements (notably height) should development agreements lapse. The CC rules now emphasize limiting auto‑oriented features on Fourth Street, preventing certain outdoor storage near the street, and reducing procedural burden for ordinary tenant changes while reserving SDP review for substantial physical changes.