First in a series

What kinds of changes to Corrales’ character will result from proposed modifications to the Village’s basic land use laws?

The Planning and Zoning Commission’s epic struggle to revise the sorely inadequate Comprehensive Zoning Ordinance is now essentially complete. Recommendations have been transmitted to the mayor and Village Council for enactment of new laws… or to otherwise render the whole seven-year revision process pointless.

The suggested revisions are meant to put teeth into the high-minded goals and objectives of the 1996 Comprehensive Plan, to close loopholes, and straighten out contradictions and impractical provisions in the existing Zoning Ordinance.

Attempts have been made for more than seven years to accomplish that. During that time, P&Z commissioners have made piecemeal recommendations for changes, but when enacted, those almost invariably brought more confusion and contradiction.

Finally, about 14 months ago, commissioners set themselves a deadline and work schedule that was to produce a near-complete revision of all known problems with the Zoning Ordinance by summer 2003.

Working in special work-study sessions throughout the spring, summer and fall, the P&Z commission finally accomplished their mission December 3.

Among the highlights of their recommendations are:

• Implementation of a new land use zoning category known as the AU (alternative use) zone;

• Rules for businesses seeking to locate in the new commercial district established in the Far Northwest Sector adjacent to the Rio Rancho Industrial Park;

• New requirements for home-based businesses;

• Restrictions on the planting of non-native species; and

• New regulations for construction of homes on steep terrain.

But deliberately omitted from their re-write of the Corrales Comprehensive Zoning Ordinance are the following topics, judged too complex or controversial to include at this time:

• New regulations for amateur radio towers and cell phone towers;

• Provisions for Special Use Permits within the designated Corrales Road commercial district; and

• Requirements for preservation of historic buildings in the traditional business district.

Members of the Village Council have expressed interest in holding their own series of work-study sessions on the proposed revisions. Those are expected to begin in January. Once they are satisfied with implications of the new rules, at least two public hearings will be held before the council votes adoption.

Published below is the first part of the text of the P&Z commission’s suggested revisions to the Zoning Ordinance

Sec. 18-30. General regulations.

Access to structures. All structures shall be located such that safe and legal access is provided for emergency vehicles, service vehicles, police and fire protection, and required off-street parking or loading.

Storm water retention. Storm water retention shall be in accordance with all applicable Village, County; and State ordinances and requirements. All lots improved or developed after the effective date of this article shall retain localized storm water on-site unless otherwise approved by the Village engineer.

Water and wastewater requirement. All buildings constructed within the Village shall be in compliance with applicable regulations established by the State environmental improvement division, New Mexico Environment Department and the State engineer’s office New Mexico State Engineer’s Office concerning water and wastewater facilities and systems.

Vision clearance. At all roadway street intersections, no obstruction to view shall be placed or maintained between three and eight feet above the roadway level grade in a triangular space at the roadway corner(s) on a corner lot of the street intersection. Such triangular space shall be bounded by the roadway property street boundary lines and a diagonal line connecting two points twenty-five (25) feet distant from the intersection of the roadway property street boundary lines.

Height restrictions. No building, antenna, and/or structure of any type shall exceed 26 feet in height, with the exception of municipal uses for public safety and/or water storage facilities.

Hillside Design Guidelines

Intent. The hillside design guidelines will allow development to occur in harmony with the natural terrain and environment. These guidelines will apply to lands westerly from the Corrales Main Canal that have natural slopes greater than eight percent (8%).

Disclosure. It is the responsibility of the applicant to determine and disclose the applicability of the Hillside Design Guidelines at the time of application for a site development plan, building permit, zone change, or subdivision. The following shall be identified:

Areas of the lot(s) where grades exceed fifteen percent (15%), and

Areas of the lot(s) where grades are between eight percent (8%), and fifteen percent (15%).

If applicable to all or part of a development that is governed by restrictive covenants, then the complete Hillside Design Guidelines shall be included in the development’s covenants.

Grading. Areas with slopes fifteen percent (15%) or greater will not be disturbed. Areas with original slopes between eight percent (8%) and fifteen percent (15%) may be re-graded to create building pads, slab on grade, stem wall and split level, so long as the following conditions are satisfied:

An individual lot grading and drainage plan, prepared and certified by a qualified engineer or landscape architect, registered in New Mexico, is submitted by the lot owner, and reviewed and approved by the Village Engineer prior to issuance of a building permit for the lot;

No cut, filled or tie slopes may have a slope exceeding 4 to 1 (25%);

All cut and filled slopes shall be re-vegetated pursuant to a re-vegetation plan, which should be included within the grading and drainage plan for the individual lot;

All cut and filled slopes for the subdivision roadway system, which fall within the prescribed slope parameters, as described above shall be re-vegetated pursuant to a re-vegetation plan, which should be included within the grading and drainage plan for the subdivision.

Additional Requirements.

Increased lot sizes or appropriately scaled development may be required where necessary to provide sufficient area of the lots with slopes less than fifteen percent (15%) to accommodate a building pad plus appropriate area of swales, ponding, cut and fill, tie slopes, terracing, domestic wells, and wastewater systems pursuant to the New Mexico Department regulations.

Swales along side roadways shall have drop structures or other erosion control structures (such as gabian baskets, rip-rap stone) as necessary to prevent damage caused by erosion.

Vertical walls of three feet may be constructed to maintain slopes as shown on illustrations.

Driveway access restrictions. All development within an 0 professional office or C neighborhood commercial and service zone shall provide driveways for vehicular access based on the following restrictions:

For every 150 feet of roadway frontage, there shall be no more than one driveway providing ingress and egress.

No driveway shall have a width in excess of 28 feet.

All driveway areas shall be clearly defined by landscaping, walls and/or fences.

Primary access shall be from Corrales Road or Segment A in the Far Northwest Sector.

Preservation of solar access. No structure shall be placed in any way to diminish an existing building’s residence’s access to the sun and protection for solar collectors as set forth in “The Solar Rights Act Chapter 47-3 NMSA 1978”.

Lot width requirement. Each lot shall comply with the following: At least fifty percent (50%) of the lot width must be greater than or equal to the lot width standard. To determine if the lot complies:

Identify the portion(s) of the lot where the lot width is greater than or equal to the lot width standard.

Measure the segment(s) of the lot boundary line resulting from (1).

Take the sum of the lengths measured in (2).

Divide the sum in (3) by the length of the lot boundary line from (1).

If the quotient is 0.5 or greater, then the lot complies with the lot width requirement.

Manufactured housing. A dwelling unit with a heated area of at least 36 feet by 24 feet and at least 864 square feet, constructed in a factory to the standards of the United States Department of Housing and Urban Development, the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5401 et seq.,), and the Housing and Urban Development Code, as amended to the date of the unit’s construction, and installed consistent with the Manufactured Housing Act (Chapter 60. Article 14, Section 60-14-1 to 60-14-20 NMSA 1978. (1998 Repl.) and subsequent amendments.) and with the regulations made pursuant thereto pertaining to ground level installation and anchoring. All manufactured housing homes shall be placed upon permanent foundations.

Mobile home installation. A dwelling unit larger than 40 feet in body length, eight feet in width and/or 11 feet in overall height, designed for and occupied by no more than one family for living and sleeping purposes, but does not include structures built to the standards of any Village building code and other technical codes. All mobile homes shall be skirted within 90 days of placement on the lot, with material similar in color and texture to the exterior of the mobile home, so that the mobile home will look like a home site-built on a foundation. In no case shall there be a gap visible between the bottom of the mobile home and its skirting.

Occupancy requirements. No building or structure shall be occupied unless it is connected to a well or water supply system permitted by the State engineer, and a liquid waste system permitted by the State environmental improvement division, and a certificate of occupancy issued by the State of New Mexico Construction Industries Division.

Sec. 18-31. Zone district boundaries.

(a) Zones Districts. In order to carry out the provisions of this article, the jurisdiction is hereby divided into zones districts, as named and described in the following sections.

Zone map. The boundaries of the zone districts are hereby established as shown on the maps of the Village zone map. The Village zone map, boundaries and zones districts are marked appendix B to Ordinance No. 192 and are hereby incorporated and adopted in this article as the Village zone map.

Interpretation. Where, due to scale, lack of detail, or illegibility of the Village zone map, there is an uncertainty, contradiction, or conflict as to the intended location of any zone district boundaries shown therein, interpretation concerning the exact location of zone district boundary lines shall be determined by the Planning and Zoning Administrator. Planning and Zoning Commission upon a written request to the administration.

Multiple-zoned lots. Circumstances may justify the need to designate more than one zone on a single lot. In such cases, zone boundaries within a multiple-zoned lot shall be more fully described on the Village zone map by showing the relationship of the zones to the existing property lines. (Ord. No. 192, § 8-1-7, 11-13-89)

Sec. 18-32. Establishment of zones.

For the purpose of this article, the following zones districts are hereby established:

A-1, Agricultural and rural residential

A-2, Agricultural and rural residential

H, Historical area

O, Professional offices

C, Neighborhood commercial and service zone

M, Municipal , and public and quasipublic

AU, Alternative Land Use

Sec. 18-33. A-1 agricultural and rural residential zone.

The following regulations shall apply to the A-1 agricultural and rural residential zone district:

Purpose and intent. The purpose of this zone district is to maintain a rural and open space character of lands within the Village with low density residential and agricultural development. Density shall be limited to one dwelling unit per net acre.

Permissive uses. Any of the following permissive uses are allowed in the A-1 zone district:

a. One single-family dwelling unit per lot (permit required, see section 18-46 18-45(a)).

b. One single-family manufactured house per lot (permit required, see section 18-46 18-45 (a)).

c. One single-family mobile home dwelling unit per lot (permit required, see section 18-46 18-45 (a)).

Raising crops.

Raising and management of livestock and fowl, provided that all areas devoted to livestock and fowl shall be maintained in such a manner that:

They discourage concentration and breeding of insects and rodents which are detrimental to human habitation.

Livestock or fowl excrement shall be properly disposed of and shall not be allowed to accumulate in amounts that cause unreasonable noxious odors.

Drainage of livestock waste shall be contained on-site and controlled to avoid pollution of irrigation ditches, ground water, and drains and surrounding property.

f. Accessory uses and structures.

g. Sale of livestock and/or crops raised on the premises.

h. Storage of a trailer, boat and recreational vehicle accessory vehicles (e.g. agricultural equipment, trailers, boats, and recreational vehicles) owned by the on-site resident for personal use.

i. Home occupations (permit required, see section 18-46 18-45 [c]).

Group homes for no more than five persons.

j. Parking incidental to the above uses.

Density. The minimum Density shall be limited to one dwelling unit per net acre.

Lot area. The minimum area of each lot shall be 43,560 square feet.

Lot dimensions. All lots Each lot shall have an average lot-width standard of seventy-five (75) feet. However, any lot two acres or more in size, with a minimum average width of less than 75 feet as of the date of the adoption of this article, may be subdivided into lots having the same width as the lot being subdivided, provided that this authority shall not be construed to permit violation of other Village minimum size restrictions.

Lot coverage. Lot coverage shall not exceed 35 percent.

Setback requirements. Front setbacks shall be no less than 25 feet. Rear and side Other setbacks shall be no less than ten feet.

Landscaping requirements. None. No planting of Siberian/Chinese Elm, Russian Olive, or Tamarisk is permitted. Xeriscaping or usage of low water and/or native plants is encouraged.

Architectural requirements. None.

Placement of parking. None.

Uses by review. The following uses are allowed in the A-1 zone district only upon the approval of a site development plan and issuance of a development review permit by the Commission:

Parks and playgrounds

Private Commons Development Clustering of single-family dwelling units and single-family modular or prefabricated housing-units, provided that the gross density shall not exceed one dwelling unit per net acre. Manufactured housing or mobile homes are not allowed to be clustered.

Lot area. Same as permissive uses.

Lot dimensions. Same as permissive uses.

Lot coverage. Same as permissive uses.

Setback requirements. Same as permissive uses.

Landscaping requirements. A minimum of ten percent of the lot shall be landscaped area. Corner lots or double fronted lots shall provide a minimum of 15 percent of the lot as landscaped area. Landscaping or natural vegetation shall be required in accordance with the landscaping requirements as specified in section 18-40(b).

Architectural requirements

The architectural style of the structure shall relate to the overall character of the surrounding neighborhood.

The siting of the structure on the property shall relate to the siting of other structures in the surrounding neighborhood.

The bulk, height and color of the structure shall relate to the bulk, height and color of other structures in the surrounding neighborhoods.

Placement of Parking. None

Group Homes, for no more than five persons.

The maximum capacity to house on the premises shall be no more than ten persons (including staff living on premises).

The applicant must provide a traffic engineering analysis showing to the satisfaction of the Village engineer that the operation as proposed will not adversely affect the public safety either because of increased traffic or on street parking.

Sec. 18-34. A-2 rural agricultural and rural residential zone.

The following regulations shall apply to the A-2 rural agricultural and rural residential zone district.

Purpose and intent. The purpose of the A-2 zone district is to maintain a rural and open space character of lands within the Village with low density residential development on larger lots. Density shall be limited to one dwelling unit per net two acres

Permissive uses. Any of the following permissive uses are allowed in the A-2 zone district:

a. All permissive uses allowed in the A-1 zone except mobile home dwelling units.

One single-family dwelling unit per lot (permit required, see section 18-46 18-45 (a)).

One single-family manufactured house per lot (permit required, see section 18-46 18-45 (a)).

b. A temporary mobile home for use as a primary dwelling unit and/or a temporary storage building related to a construction project on the premises, for a period of time not to exceed one year from the date the permit is issued.

Raising crops.

Raising and management of livestock and fowl, provided that all areas devoted to livestock and fowl shall be maintained in such a manner that:

They discourage concentration and breeding of insects and rodents which are detrimental to human habitation.

Livestock or fowl excrement shall be properly disposed of and, shall not be allowed to accumulate in amounts that cause unreasonable noxious odors.

Drainage of livestock waste shall be contained on-site and controlled to avoid pollution of irrigation ditches, ground water, and drains and surrounding property.

Accessory uses and structures.

Sale of livestock and/or crops raised on the premises.

Storage of accessory vehicles (e.g. agricultural equipment, trailers, boats, and recreational vehicles) owned by the on-site resident for personal use.

Home occupations (permit required, see section 18-46 18-45 [c]).

Parking incidental to the above uses:

Uses by review. None. The following uses are allowed in the A-2 zone only upon the approval of a site development plan by the Commission:

Parks and playgrounds

Private Commons Development

Group Homes

The maximum capacity to house on the premises shall be no more than ten persons (including staff living on premises).

The applicant must provide a traffic engineering analysis showing to the satisfaction of the Village Engineer that the operation as proposed will not adversely affect the public safety either because of increased traffic or on street parking.

Density. The minimum density shall be limited to one dwelling unit per net two acres.

Lot area. The minimum area of each lot shall be 87,120 square feet.

Lot dimensions. No lot shall have less than a lot-width standard of one-hundred-fifty (150) feet average in width.

Lot coverage. Same as zone A-1. Lot coverage shall not exceed 35 percent.

Setback requirements. Same as zone A-1. Front setbacks shall be no less than 25 feet. Other setbacks shall be no less than ten feet.

Landscaping requirements. None. No planting of Siberian/Chinese Elm, Russian Olive or Tamarisk is permitted. Xeriscaping or usage of low water plants and/or native plants is encouraged.

Architectural requirements. None.

Placement of parking. None.

Sec. 18-35. H historical area zone.

The following regulations shall apply to the H historical area zone district:

(1) Purpose and intent. The H zone endeavors to preserves and promotes the educational, cultural and general welfare of the public through preservation and protection of the traditional architectural character of historic Corrales.

Permissive uses. Same as zone A-1. Any of the following permissive uses are allowed in the H zone:

One single-family dwelling unit per lot (permit required, see section 18-46 18-45(a)).

Raising crops.

A temporary mobile home for use as a primary dwelling unit and/or a temporary storage building related to a construction project on the premises, for a period of time not to exceed one year from the date the permit is issued.

Raising and management of livestock and fowl, provided that all areas devoted to livestock and fowl shall be maintained in such a manner that:

They discourage concentration and breeding of insects and rodents which are detrimental to human habitation.

Livestock or fowl excrement shall be properly disposed of and, shall not be allowed to accumulate in amounts that cause unreasonable noxious odors.

Drainage of livestock waste shall be contained on-site and controlled to avoid pollution of irrigation ditches, ground water, and drains and surrounding property.

Accessory uses and structures.

Sale of livestock and/or crops raised on the premises.

Storage of a trailer, boat and recreational vehicle accessory vehicles (e.g. agricultural equipment, trailers, boats, and recreational vehicles) owned by the on-site resident for personal use.

Home occupations (permit required, see section 18-46 18-45[c]).

Parking incidental to the above uses:

Uses by review. None. The following uses are allowed in the H zone only upon the approval of a site development plan by the Commission:

Non-Profit Museums,

Public and Governmental Buildings,

Group Homes, for no more than five persons.

The maximum capacity to house on the premises shall be no more than ten persons (including staff living on premises).

The applicant must provide a traffic engineering analysis showing to the satisfaction of the Village Engineer that the operation as proposed will not adversely affect the public safety either because of increased traffic or on street parking.

Lot area. Same as zone A-1. The minimum area of each lot shall be 43,560 square feet.

Lot dimensions. Same as zone A-1. Each lot shall have a minimum average lot-width standard of seventy-five (75) feet. However, any lot two acres or more in size, with a minimum average width of less than 75 feet as of the date of the adoption of this article, may be subdivided into lots having the same width as the lot being subdivided, provided that this authority shall not be construed to permit violation of other Village minimum size restrictions.

Lot coverage. Same as zone A-1. Lot coverage shall not exceed 35 percent.

Setback requirements. Same as zone A-1. Front setbacks shall be no less than 25 feet. Rear and side Other setbacks shall be no less than ten feet.

Landscaping requirements. None. Landscaping shall be compatible with a rural historic area. Perimeter fences may be constructed of post and wire, barbed wire, wood rail, adobe, Pale, jacal, or coyote/latilla fencing. Block walls and chainlink are not allowed.

Architectural requirements. No alteration, remodeling, erection, or destruction of the exterior features of buildings and other structures within this zone, subject to public view from any public street, way or other public place, shall be permitted without the approval and issuance of a development review permit by the Commission.

a. Overall appearance. The exterior appearance of the structure shall express the characteristics of architecture of the Territorial, Spanish Pueblo and Southwest Vernacular style.

b. Material. Stucco, adobe, slump block and stone are allowed. Materials such as aluminum siding, metal panels, mirrored glass and unstuccoed masonry units, or cement are not allowed.

Siting. The siting placement of the structure on the property shall relate to the siting placement of other structures in the surrounding neighborhood.

Bulk, height, color. The bulk, height and color of the structure shall relate to the bulk, height and color of other structures in the surrounding neighborhood.

Placement of parking. None.

Sec 18-36. O Professional Office zone district

The following regulations shall apply to the O professional office zone district.

Purpose and intent. The purpose of this zone is to recognize and provide for professional office use zoning within the Village and to establish controls and guidelines for development within this zone.

Permissive uses. The following permissive uses are professional offices and shall be allowed in this zone district upon the approval of a site development plan and the issuance of a development review permit by the Commission.

Accounting, finance and insurance

Architecture and landscape architecture

Dentistry

Engineering

Land planning and surveying

Law

Medicine, acupuncture, chiropractic

Real Estate and title companies

Veterinary medicine

Uses by review. None. The following uses are allowed in the O zone only upon the approval of a site development plan by the Commission:

The maximum capacity to house on the premises shall be no more than ten persons (including staff living on premises).

The applicant must provide a traffic engineering analysis showing to the satisfaction of the Village engineer that the operation as proposed will not adversely affect the public safety either because of increased traffic or on street parking.

Lot area. Same as zone A-1. The minimum area of each lot shall be 43,560 square feet.

Lot dimensions. Same as zone A-1. Each lot shall have a minimum lot-width standard of 75 feet.

Lot Coverage. Same as zone A-1. Lot coverage shall not exceed 35 percent.

Setback requirements. No structure shall be permitted to be constructed on placed closer than 30 feet from any residential property line, street right-of-way or access easement.

Landscaping Requirements. A minimum of ten percent of the lot shall be landscaped area. Corner lots or double fronted lots shall provide a minimum of 15 percent of the lot as landscaped area. Landscaping or natural vegetation shall be required in accordance with the landscaping requirements as specified in section 18-40 18-41 (b) .

Architectural requirements. Same as zone C. In order to emulate existing Village architecture and construction tradition, compliance with the following architectural standards is required for all new construction and whenever the exterior appearance of buildings or structures are altered:

a. Overall appearance. Exterior appearance shall express the characteristics of architecture of the Territorial, Spanish Pueblo and Southwest Vernacular style.

b. Material. Stucco, adobe, slump block and stone are allowed. Materials such as aluminum siding, metal panels, mirrored -lass and unstuccoed masonry units or cement are not allowed.

c. Facades. Building facades two stories in height shall include projecting or recessed portals, setbacks or other similar design elements at around level and a balcony at the level of the floor of the second story. All ground level facades subject to public view and providing an entrance to a building shall be varied by inserts or projecting portals

d. Building massing. Premises with a lot coverage of over 8,000 square feet shall be designed to appear more as an aggregation of smaller “building blocks” rather than a single large box or block.

e. Roof-mounted equipment. Roof-mounted mechanical, electrical, telephone or solar equipment shall be architecturally screened with opaque materials, for example, by raising the parapet, and shall be of a low profile to minimize the screening problems.

f. Walls and fences. Walls and fences shall be built of brick, adobe, rock, decorative concrete block, masonry, wood, wood and metal wire, pipe, wrought iron or similar materials. Walls of unstuccoed concrete block, unstuccoed concrete, or similar materials are prohibited.

Placement of parking. Parking areas shall be placed off the street to the rear and sides of buildings whenever possible.

Driveway access restrictions. All development after adoption of this ordinance within an 0 professional office or C neighborhood commercial and service zone shall provide driveways for vehicular access based on the following restrictions:

For every 150 feet of roadway frontage, there shall be no more than one driveway providing ingress and egress.

No driveway shall have a width in excess of 28 feet.

All driveway areas shall be clearly defined by landscaping, walls and/or fences.

Primary access shall be from Corrales Road or Segment A in the Far Northwest Sector.

Restrictions. No future request for zone changes to Office Zone shall be granted outside of the Neighborhood Commercial Office District as defined in the FNWS Plan Addendum to the NWS Plan, Ordinance No. 342, (Dated February 12, 2002).

Sec. 18-37. C-neighborhood commercial and service zone.

The following regulations shall apply in the C neighborhood commercial and service zone district:

Purpose and intent. The purpose of this zone district is to recognize and To provide for the development of local business, commercial and personal service activities within the village, two areas exist (1) the Corrales Road Commercial Area (CRCA) and (2) the Neighborhood Commercial Office District (NCOD). All proposed development shall be integrated with existing, adjoining land uses and shall be compatible with the existing character of the surrounding area.

Lot dimensions and location.

For the CRCA:

• all lots shall be contiguous to Corrales Road having frontage on Corrales Road;

• all lots shall be located on the east side of Corrales Road between East Meadowlark Lane on the south and Wagner Lane on the north, and on the west side of Corrales Road between West Meadowlark Lane on the south and Old Church Road on the north;

• the depth of commercial zoning shall be limited to 350 feet from Corrales Road on each side, measured perpendicular to the right-of-way. No variance shall be allowed from this provision;

• for any lot or portion of a lot zoned commercial prior to the date of the enactment of the ordinance from which this article derives, the maximum depth east and west of Corrales Road shall be the limits of the existing commercially zoned boundaries of the lot;

For the NCOD, all lots shall be totally within the Neighborhood Commercial and Office District as defined in the Far Northwest Sector Plan Addendum to the Northwest Sector Plan, Ordinance No. 342, dated February 12, 2002.

For other properties with C zoning designation granted prior to adoption of this ordinance, the maximum lot dimension shall be the limits of the existing commercially zoned boundaries of the lot.

Permissive uses. The following permissive uses shall be allowed in this zone district upon the approval of a site development plan and the issuance of a development review permit by the Commission:

a. Same as zone A-1. One single-family dwelling unit per lot (permit required, see section 18-46 18-45(a)).

b. One single-family manufactured house per lot (permit required, see section 18-46 18-45 (a)).

c. One single-family mobile home dwelling unit per lot (permit required, see section 18-46 18-45 (a)).

Raising crops.

Raising and management of livestock and fowl, provided that all areas devoted to livestock and fowl shall be maintained in such a manner that:

They discourage concentration and breeding of insects and rodents which are detrimental to human habitation.

Livestock or fowl excrement shall be properly disposed of and shall not be allowed to accumulate in amounts that cause unreasonable noxious odors.

Drainage of livestock waste shall be contained on-site and controlled to avoid pollution of irrigation ditches, ground water, and drains and surrounding property.

Accessory uses and structures.

Sale of livestock and/or crops raised on the premises.

Storage of a trailer, boat and recreational vehicle owned by the on-site resident for personal use.

Home occupations (permit required, see section 18-46 18-45 [c]).

Parking incidental to the above uses a through i.

b. Same as zone 0. Accounting, finance and insurance.

Architecture and landscape architecture.

Dentistry.

Engineering.

Land planning and surveying.

Law.

Medicine, acupuncture, chiropractic.

Real estate and title companies.

Veterinary medicine.

c. Art galleries and artist studios.

d. Auto parts and supplies.

e. Auto service stations.

f. Bakeries (retail).

g. Banks, credit unions and savings institutions.

h. Bars.

i. Beauty shops and barbershops.

j. Bed and breakfast establishments.

k. Cabinet shops.

l. Child care services.

Computer services, applications, and training.

m. Convenience stores.

n. Craft shops.

o. Delicatessens.

p. Dog grooming and pet shops.

q. Store selling legal pharmaceuticals.

r. General and professional offices.

s. Grocery stores.

t. Greenhouses.

u. Hardware stores.

v. Health spas and indoor recreational facilities.

w. Liquor stores.

x. Municipal offices and services.

y. Museums.

z. Reception and meeting facilities.

aa. Restaurants.

bb. Retail stores such as but not limited to:

1. Antiques.

2. Bicycle shops.

3. Books.

4. Clothing.

5. Flowers and plants.

6. Furniture.

7. Gifts.

8. Jewelry.

9. Livestock feed, tack and accessories.

Pet shops.

Rugs.

Sporting goods stores.

cc. Video rentals.

dd. Wineries producing no more than 5,500 gallons of wine per year.

Uses by review. None. The following uses are allowed in the C zone district only upon the approval of a site development plan by the commission:

Group Homes

The maximum capacity to house on the premises no more than ten persons (including staff living on premises).

The applicant must provide a traffic engineering analysis showing to the satisfaction of the Village Engineer that the operation as proposed will not adversely affect the public safety either because of increased traffic or on street parking.

Supervised outpatient treatment facility

A supervised outpatient treatment facility shall provide counseling and rehabilitative therapies for patients who do not reside on the premises.

At the time of application for approval as a Use by Review, the owner must demonstrate compliance with all State of New Mexico licensures for the counseling and/or therapies to be provided on the premises of the supervised outpatient treatment facility.

A supervised outpatient treatment facility may not be located closer than 300 feet to an educational or recreational use primarily serving children.

Lot area. Lot area shall be that which pertains to the property prior to-the change C-zoning. Any lot, platted within an area of the village between Meadowlark Lane and Old Church Road (west of Corrales Road) or Wagner Lane (east of Corrales Road), which was substandard prior to the enactment of Ordinance No. 192 (effective date November 21, 1989) shall be exempted but cannot be subdivided further. The minimum area of each lot shall be 43,560 square feet. Any lot platted within the CRCA as set forth in subsection 18-37 (2) above which was substandard prior to November 21, 1989 shall be exempted.

Lot dimensions and location.

a. All lots shall be contiguous to Corrales Road having frontage on Corrales Road or all lots shall be totally within the Neighborhood Commercial and Office District as defined in the FNWS Plan Addendum to the NWS Plan, Ordinance No. 342, § (Dated February 12, 2002).

b. The maximum distance east or west perpendicular to the Corrales Road right-of-way shall not exceed 350 feet from Corrales Road. No variance shall be allowed from this provision.

For any lot or portion of a lot zoned commercial prior to the date of the enactment of the ordinance from which this article derives, the maximum distance east or west of Corrales Road shall be the limits of the existing commercially zoned boundaries of the lot. [NOTE: This section was moved to (2) and rewritten]

Lot coverage. Same as zone A-1. Lot coverage shall not exceed 35 45 percent.

Setback requirements. No new structure shall be permitted to be constructed or placed closer than 25 feet to any existing residential structure on any abutting lot. Otherwise, if there are no existing residential structures, front setbacks shall be no less than 25 feet and rear and other setbacks shall be no less than ten feet.

Landscaping requirements. A minimum of ten percent of the lot shall be landscaped area. Corner lots or double fronted lots shall provide a minimum of 15 percent of the lot as landscaped area. Landscaping or natural vegetation shall be required in accordance with the landscaping requirements as specified in section 18-40(b) .

Architectural requirements. In order to emulate existing village architecture and construction tradition, compliance with the following architectural standards is required for all new construction and whenever the exterior appearance of buildings or structures is altered:

a. Overall appearance. Exterior appearance shall express the characteristics of architecture of the Territorial, Spanish Pueblo and Southwest Vernacular style.

b. Material. Stucco, adobe, slump block and stone are allowed. Materials such as aluminum siding, metal panels, mirrored glass and unstuccoed masonry units or cement are not allowed.

c. Facades. Building facades two stories in height shall include projecting or recessed portals, setbacks or other similar design elements at ground level and a balcony at the level of the floor of the second story. All ground level facades subject to public view and providing an entrance to a building shall be varied by inserts or projecting portals.

d. Building massing. Premises with a lot coverage of over 8,000 square feet shall be designed to appear more as an aggregation of smaller “building blocks” rather than a single large box or block.

e. Roof-mounted equipment. Roof-mounted mechanical, electrical, telephone or solar equipment shall be architecturally screened with opaque materials, for example, by raising the parapet, and shall be of a low profile to minimize the screening problems.

f. Walls and fences. Walls and fences shall be built of brick, adobe, rock, decorative concrete block, masonry, wood, wood and metal wire, pipe, wrought iron or similar materials. Walls of unstuccoed concrete block, unstuccoed concrete, or similar materials are prohibited.

Placement of parking. Same as zone 0.

Parking areas shall be placed off the street to the rear and sides of buildings whenever possible.

All development within the CRCA shall provide driveways for vehicular access based on the following restrictions:

The primary access shall be from Corrales Road;

For every 150 feet of frontage on Corrales Road, there shall be no more than one driveway providing ingress and egress;

No driveway shall have width in excess of 28 feet;

All driveway areas shall be clearly defined by landscaping, walls, and/or fences.

All development within the NCOD zone area shall provide driveways for vehicular access based on the following restrictions:

The primary access shall be from road Segment A, as identified in the Far Northwest Sector Plan Addendum to the Northwest Sector Plan, Ordinance No. 342, dated February 12, 2002;

For every 150 feet of frontage on road Segment A, there shall be no more than one driveway providing ingress and egress;

No driveway shall have width in excess of 28 feet;

All driveway areas shall be clearly defined by landscaping, walls, and/or fences.

All other commercial zoning shall provide driveways for vehicular access based on the following restrictions:

For every 150 feet of frontage, there shall be no more than one driveway providing ingress and egress;

No driveway shall have width in excess of 28 feet;

All driveway areas shall be clearly defined by landscaping, walls, and/or fences.

(Ord. No. 192, § 8-1-13, 11-13-89; Ord. No. 284, 10-10-95; Ord. No. 292, 7-9-96, Ord. No. 344, § 18-37-5(a), 2-12-02)

Sec. 18-38. M - municipal, public and quasipublic zone.

The following regulations shall apply in the M municipal, public and quasipublic zone district:

Quasi-public: means a use of land for public purposes but under private control.

Quasi-public: means a use which serves nonprofit social or religious ends, such as churches, clubhouses, private schools and nonpublic social service organizations.

Quasi-public: means a use operated by a private nonprofit educational, religious, recreational, charitable, fraternal or medical institution, association or organization, the use having the purpose primarily of serving the general public and including but not limited to such uses as churches, private schools, universities, community youth and senior citizen recreational facilities, meeting halls, private hospitals and similar uses.

Purpose and intent. The purpose of this zone district is to allow for community and public uses commonly found in a rural area.

Permissive uses: The following permissive uses shall be allowed in this zone district upon the approval of a site development plan and issuance of a development review permit by the Commission, except item g, which requires the issuance of a growers’ market license by the Planning and Zoning Administrator to the market participants. Participation in the growers’ market may be limited due to lack of space and facilities.

Parks and playgrounds, public or private.

Schools, public and private.

Governmental buildings.

Libraries.

Churches and church related structures.

Community utility and service installations.

Growers’ market, sales of agricultural products which are grown and/or prepared by the applicant on their property for human use and human or animal consumption.

Incidental Retail, Sales language and activities associated with permissive uses listed in ‘a’ through ‘g’.

Uses by review. None. The following uses are allowed in the M zone district only upon the approval of a site development plan by the commission:

Group Homes

The maximum capacity to house on the premises no more than ten persons (including staff living on premises).

The applicant must provide a traffic engineering analysis showing to the satisfaction of the Village Engineer that the operation as proposed will not adversely affect the public safety either because of increased traffic or on street parking.

Lot area. Same as zone A-1. The minimum area of each lot shall be 43,560 square feet.

Lot dimensions. Same as zone A-1 Each lot shall have a minimum lot-width standard of 75 feet.

Lot coverage. Same as zone A-1. Lot coverage shall not exceed 35 percent.

Setback requirements. Same as zone C. No new structure shall be permitted to be constructed or placed closer than 25 feet to any existing residential structure. Otherwise, if there are no existing residential structures, front setbacks shall be no less than 25 feet and rear and side setbacks shall be no less than ten feet.

Landscaping requirements. Same as zone 0. A minimum of ten percent of the lot shall be landscaped area. Corner lots or double fronted lots shall provide a minimum of 15 percent of the lot as landscaped area. Landscaping or natural vegetation shall be required in accordance with the landscaping requirements as specified in section 18-40(b).

Architectural requirements. Same as zone C. In order to emulate existing village architecture and construction tradition, compliance with the following architectural standards is required for all new construction and whenever the exterior appearance of buildings or structures are altered:

a. Overall appearance. Exterior appearance shall express the characteristics of architecture of the Territorial, Spanish Pueblo and Southwest Vernacular style.

b. Material. Stucco, adobe, slump block and stone are allowed. Materials such as aluminum siding, metal panels, mirrored -lass and unstuccoed masonry units or cement are not allowed.

c. Facades. Building facades two stories in height shall include projecting or recessed portals, setbacks or other similar design elements at around level and a balcony at the level of the floor of the second story. All ground level facades subject to public view and providing an entrance to a building shall be varied by inserts or projecting portals.

d. Building massing. Premises with a lot coverage of over 8,000 square feet shall be designed to appear more as an aggregation of smaller “building blocks” rather than a single large box or block.

Roof-mounted equipment. Roof-mounted mechanical, electrical, telephone or solar equipment shall be architecturally screened with opaque materials, for example, by raising the parapet, and shall be of a low profile to minimize the screening problems.

Walls and fences. Walls and fences shall be built of brick, adobe, rock, decorative concrete block, masonry, wood, wood and metal wire, pipe, wrought iron or similar materials. Walls of unstuccoed concrete block, unstuccoed concrete, or similar materials are prohibited.

Placement of parking. Same as zone 0. Parking areas shall be placed off the street to the rear and sides of buildings whenever possible.

(Ord. No. 192, § 8-1-14, I 1-13-89; Ord. No. 270, 11-8-94)

Sec. 18-39. AU, Alternative Use Zone.

The following regulations shall apply in the AU alternative use zone.

Purpose and intent. The purpose of this zone is to preserve agricultural and open space within the Village of Corrales by permitting landowners with a tract of five acres or more to develop their properties in an economic manner compatible with the rural character of the Village. Site development shall be configured to minimize the impact on the open space, preserving and establishing agricultural and conservation uses.

Zone Boundaries: The AU alternative use zone designation is permitted for continuous tracts only of five acres or more within the boundaries of the A-1 and A-2 agricultural and rural residential zones. When a tract receives an AU alternative use zone designation, requirements for lot area, lot dimensions, lot coverage, densities and setbacks otherwise applicable in zones A-1 and A-2 no longer apply. Alternative Use zone designation is not permitted in the C-zone as described in Section 18-37, C-neighborhood commercial zone.

Uses by review. The following uses shall be allowed in AU alternative use zone only upon approval of a site development plan by the Commission, approval of the Governing Body, and legal notice to adjoining property owners and the public as set forth in Sec. 18-46(g), permits, certificates and plan approval of this Article:

Private commons development. Private commons development of single-family dwelling and single-family modular or prefabricated housing units, free-standing or sharing common walls, may be permitted in AU alternative use zones upon approval of a site development plan provided that open space, site configuration, water and waste disposal, and ownership conform to the parameters set forth below. Mobile homes are not allowed in a private commons development.

Open space requirement.

Common open space areas shall have a minimum dimension of 60 feet.

Common open space shall comprise at least sixty percent (60%) of the total acreage of the tract on which the private commons development is located. Land utilized for driveways, parking areas, private yards, and refuse storage may not be calculated as common open space for the purpose of this paragraph. Land utilized for public or private roadways and required drainage structures may be considered common open space for the purpose of this paragraph.

Preserve agricultural uses or open space on acreage identified as common open space.

Site configuration. The site development plan on a tract of five acres or more with private commons development shall:

Permit one dwelling unit per gross acre, provided that the acres are contiguous.

Preserve, as deemed reasonable by the Commission, scenic views for adjoining properties thereto and the general public;

Confine, as deemed efficient by the Commission, ingress and egress for traffic, parking, and emergency vehicles for residents to minimize impact on adjoining properties and public roads within the Village.

Siting and setback. The siting of the residential structures on the property shall relate to the siting of other residential structures in the surrounding neighborhood, and, in any event, shall not be closer than fifty(50)feet to any existing residential building on adjoining properties.

A site development plan for private commons development shall illustrate in sketch form the bulk, height, and color of existing residential housing on adjoining properties, if any, and depict how the bulk, height, and color of the private commons development structure is compatible with such adjoining residential structures.

Water and waste disposal. Private commons development shall utilize a commons water system and/or liquid waste disposal system as approved by the New Mexico Environmental Department.

Ownership. Common open space of a tract on which private commons development is located shall be owned and maintained in perpetuity by:

An undivided interest of the owners of the dwelling units thereon through deed restrictions duly recorded with the Clerk of Sandoval County, provided that if the owners fail to preserve and maintain the common open space, the Village may undertake such maintenance as the public health and safety require and impose such penalties and costs on the owners as are necessary for such maintenance;

Or, through a homeowners association, cooperative or other trust which carries covenants which run with the land and are legally recorded with the Clerk of Sandoval County, provided that if the association, cooperative or trust fails to preserve and maintain the common open space, the Village may undertake such maintenance as the public health and safety require and impose such penalties and costs on the owners as are necessary for such maintenance;

Or, may be dedicated in perpetuity to a land trust established under the laws of the State of New Mexico to preserve conservation and/or scenic easements, provided that if the trust fails to preserve and maintain the common open space, the Village may undertake such maintenance as the public health and safety require and impose such penalties and costs on the owners as are necessary for such maintenance;

Or, may be dedicated in perpetuity to the Village of Corrales.

Conference Center/Retreat. A property configured in a such a way as to be used by an assembly of people for meetings, meditation, or study. All activities shall be of a quiet nature.

Open Space Requirement.

Open space shall comprise at least 70% (seventy per cent) of the total acreage of the tract on which the Conference Center/Retreat is located. Land utilized for driveways, parking areas, landscaping, and refuse storage may not be calculated as open space for the purpose of this paragraph. The remaining 30% (thirty per cent) is available for site development.

Site Configuration.

The site development plan for a Conference Center/Retreat shall address the following:

Building massing. Premises with a lot coverage of over 8,000 square feet shall be designed to appear more as an aggregation of smaller building blocks rather than a single large box or block.

Preserve, as deemed reasonable by the Commission, scenic views for adjoining properties thereto and the general public.

Confine, as deemed efficient by the Commission, ingress and egress for traffic, parking, and emergency vehicles to minimize impact on adjoining properties and public roads within the Village.

Siting and setback. The siting of the structures on the property shall relate to the siting of other residential structures in the surrounding neighborhood, and , in any event, shall not be closer than fifty (50) feet to any existing residential building on adjoining properties or no closer than 25 feet to an adjoining property line.

A site development plan for a Conference Center/Retreat shall illustrate in sketch form the bulk, height, and color of existing structures on adjoining properties, if any, and depict how the bulk, height, and color of the Conference Center/Retreat structures are compatible with such adjoining structures.

Water and waste disposal.

Conference Center/Retreat shall utilize a Commons water system and/or liquid waste disposal system as approved by the New Mexico Environmental Department.

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Other sections of the proposed Corrales Zoning Ordinance revisions will be published in a future issue of Corrales Comment.