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Commission recommends C1 zoning for Calle Morocco market after flood, parking concerns
Summary
The commission recommended changing three parcels (101 Calle Morocco, 128 McNutt, 180 Calle Madero) from R1 MFTC to C1 (light commercial) for a temporary outdoor market, citing neighborhood fit and concerns about allowing heavier C2 uses. Staff had earlier recommended C2, noting DRT questions about parking, flood mitigation and fire-marshal access.
Sunland Park’s Planning and Zoning Commission recommended a zoning change to C1 (light commercial) for three parcels proposed for a seasonal outdoor market on Calle Morocco, reversing staff’s initial recommendation for C2.
City planner Arisa Riva outlined ZC260043 and said staff and the Development Review Team reviewed the request and asked for additional details on parking, flood-zone management, and coordination with solid-waste and fire-marshal requirements. "The applicant is requesting approval for a zone change from R1 MFTC to C2 for an outdoor market..." Riva said, and noted 44 mailed notices with no returned comments.
Commissioners debated whether C2 was necessary. One commissioner said C1 better matches the neighborhood and the master plan and would avoid allowing higher-impact uses such as gas stations. "I would hate to think that, the people down there get a gas station," a commissioner said during discussion. Commissioners also focused on parking capacity and how food trucks or temporary vendors would be managed.
Applicant Miguel Casas told the commission the site is flood-prone and that a permanent building is not feasible; he described using temporary layouts, engineered grading and ponding to manage water and said he had spoken with immediate neighbors. "We were told that we needed to grade up to McNutt, a foot above McNutt..." Casas said, explaining the practical constraints and why a temporary market suits the land.
After discussion, a commissioner moved to recommend C1 rather than C2; the motion passed on roll call with all commissioners voting aye.
Next steps: the recommendation to rezone to C1 will follow the city’s formal review and replat process; staff noted that if rezoned, the applicants will need to return with a full plan addressing DRT concerns including parking, fire access and flood insurance.
