Bernalillo council approves zone change for 24.37 acres along US‑550 despite neighborhood opposition

The Town of Bernalillo governing body voted to adopt Ordinance No. 308 on Feb. 25, approving a zone map amendment that redesignates about 24.372 acres in the Nazcon Subdivision, Phase 2, from R‑R (Rural Residential) to C‑1 (Retail Commercial, 11.086 acres) and R‑2 (Multiple‑Family Residential, 13.286 acres). Councilor Prairie moved to adopt the ordinance with the Planning and Zoning Commission's recommended conditions; Councilor Jaramillo seconded and the motion carried on a roll‑call vote with Councilors Prairie, Sisneros, Dominguez and Jaramillo voting yes.

Developer representatives described the request as a policy‑level rezoning, not a site‑plan approval. "Our request tonight would be approving the Zone Changes in the allowable uses of the property and not a Site Plan," said Angela Williamson, president of Modulus Architects and agent for Rusco Properties, LLC, who presented the concept for mixed housing and commercial uses adjacent to US‑550. Zack Snyder, the project's developer, told the council the development "will not impact" nearby flood‑control improvements and said negotiations with the drainage authority were ongoing.

Opponents at the three‑minute public‑comment period pressed the council on consistency with the Town's Comprehensive Land Use Plan, traffic, floodplain and stormwater risks, impacts on wildlife, public safety and the need for more site‑specific studies. "There is a lack of studies for the project," said Krista Gomez‑Kelley, who told the council she believes the proposal conflicts with goals to "preserve, enhance [and] protect the character of residential areas." Supporters, including local business owner Jotham Michnovicz of Bosque Brewing and other residents, said the project would create jobs, increase housing options and expand Bernalillo's appeal to visitors and the larger east‑river population.

Planning and Zoning Commission conditions — read into the record and attached to council approval — require a grading and drainage plan, a water budget, stormwater mitigation consistent with federal standards, an approved NMDOT driveway permit for access to US‑550, a traffic study (with on‑site and/or off‑site improvements as necessary), lighting controls, coordination on Riverwalk elements, compliance with town engineering standards and platting requirements, conditional‑use permit reviews where applicable, wildlife mitigation, and two timing clauses that would revert the zone change if building permits are not issued or construction not started within specified timelines.

Mayor Torres framed the decision as a balance between neighborhood concerns and town‑wide development needs, noting the council is approving a zoning change that will trigger further technical reviews. He also cautioned that rejection could open the property to purchase by another party and reduce local control. "For me, there are a number of things that are real important in looking at this situation," he said, emphasizing the council's intent to hold developers to the conditions it imposes.

What happens next: rezoning clears the policy hurdle; future master‑planning, site engineering, permitting, NMDOT approvals and conditional‑use reviews are required before specific building proposals proceed. The ordinance includes sunset and reversion clauses tied to building‑permit milestones if the developer does not meet the stated timelines.

Votes and motion: Councilor Prairie moved to adopt Ordinance 308 as recommended by the Planning and Zoning Commission; Councilor Jaramillo seconded. Roll call: Prairie — yea; Sisneros — yea; Dominguez — yea; Jaramillo — yea. Outcome: approved.