Source: https://ecode360.com/32283503
Timestamp: 2020-04-03 20:37:39
Document Index: 439727588

Matched Legal Cases: ['§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 47', '§ 74', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350', '§ 350']

Doña Ana County, NM Zoning Districts and Requirements
Ch 350 Art V Zoning Districts and Requirements
§ 350-501 Zoning districts.
§ 350-502 Regulations general to all zones.
§ 350-503 Regulations specific to transect zones.
§ 350-504 Regulations specific to use zones.
§ 350-505 Parking and loading location and design.
§ 350-506 Environmental performance standards.
§ 350-507 Landscaping, buffering, and fencing.
§ 350-508 Signs.
§ 350-509 Mobile homes, mobile home and RV parks, and mobile home subdivisions.
§ 350-510 Home occupation permits.
§ 350-511 Keeping of animals.
§ 350-512 Airport District.
§ 350-513 Wireless communications facilities.
Doña Ana County, NM / Part II: General Legislation / Unified Development Code
Article V Zoning Districts and Requirements
The purpose of the requirements of this article is to provide standards for the development of properties in a manner compatible with the Comprehensive Plan and zoning standards suitable for development and subdivision applications. The Official Zoning Map for Doña Ana County is located in the Community Development Department (CDD), which is the final authority on the zoning status of all lands within the County. Whenever changes are made to the zoning district boundaries, via approval of a zone change, the Zoning Administrator shall amend the Official Zoning Map of Doña Ana County.
This chapter establishes two types of zoning districts: transect zones and use zones.
Transect zones. Transect zones reflect the historic development patterns of Doña Ana County and are predominantly mixed uses and compact development. These zoning districts are located and map zoned to the existing historic communities and townsites that include natural and rural conditions.
Each zone shall have a distinct character as described below and specific land uses can be found in Table 5.1, Land Use Classification Matrix: Zoning Districts:
N (Natural) Zone consists of lands in or reverting to a natural condition, including lands unsuitable for settlement or development due to topography, hydrology or vegetation.
T2 (Rural) Zone consists of sparsely settled lands in open or cultivated conditions. These include bosque, agricultural land and grazing land. Typical buildings include single-family residential site-built homes and mobile homes, farmhouses and agricultural buildings. Thoroughfares are rural in character and have no pedestrian facilities. Landscaping is agricultural or that which occurs naturally.
T3 (Neighborhood Edge) Zone consists of low-density single-family residential dwelling areas, with some mix of uses, home occupations and outbuildings. Parkways within thoroughfares and yard plantings shall be naturalistic and building setbacks shall be relatively deep. Blocks are large and thoroughfare networks irregular.
T4 (General Neighborhood) Zone consists of a mix of uses but is primarily mixed-density residential. It contains a wide range of building types: houses, compounds, townhouses, duplexes, small apartment buildings and live-work units. Setbacks and landscaping are variable. Thoroughfares with sidewalks define medium-sized blocks.
T5 (Town Center) Zone consists of higher-density mixed-use buildings that accommodate retail, offices, townhouses and apartments. It shall have a tight network of thoroughfares with wide sidewalks, regularly spaced street tree plantings and buildings set close to the sidewalks.
Use zones. Use zoning districts are one of several zones that are developed and regulated primarily by specific uses and are typically characterized by adjacent or similar development.
Each use zoning district shall permit the following uses as described below and specific land uses can be found in Table 5.1, Land Use Classification Matrix: Zoning Districts:
R5 (Rural Density Residential) Zone permits single-family residential site-built homes, mobile homes and related uses necessary to serve residential areas on lots five acres or greater.
R5L (Rural Density Residential –Limited) Zone permits single-family site-built homes and manufactured homes on lots five acres or greater. All government land shall be zoned R5L automatically upon transfer to private ownership and the CDD shall be responsible for initiating subsequent zoning for lands transferred into private ownership. A private owner of such land may request the CDD to consider another zoning district.
D1 (Low Density Residential) Zone permits single-family site-built homes, mobile homes, and related uses necessary to serve residential areas.
D1L (Low Density Residential — Limited) Zone permits single-family site-built homes and manufactured homes.
D2 (Medium Density Residential) Zone permits a mixture of single-family site-built homes, mobile homes, duplex residences, and related residential support uses.
D2L (Medium Density Residential — Limited) Zone permits a mixture of single-family site-built homes, manufactured homes, duplex residences, and related residential support uses.
D3 (High Density Residential) Zone permits triplex, fourplex, and multiple-family apartment complexes at a relatively high density of dwelling units per acre, and related land uses, with community water and sewer services. Related public and quasi-public services and support facilities necessary to serve multiple-family uses are permitted.
DM (Mobile Home Park) Zone permits single-family site-built homes, manufactured homes or mobile homes (ground-installed or blocked and screened), recreational vehicles and related community services that serve a mobile home park.
MU (Mixed Use) Zone permits small-scale commercial activities mixed with residential uses (site-built structures). Commercial and residential uses are allowed within the same structure. It conserves traditional development patterns while allowing for infill and development of new uses that are compatible in scale and intensity with existing development.
C1 (Neighborhood Commercial) Zone permits neighborhood commercial activities and small-scale freestanding businesses.
C2 (Community Commercial) Zone permits a range of commercial activities that serve a community or several communities, and allow larger commercial businesses.
C3 (Regional Commercial) Zone permits a wide range of regional commercial activities generating large amounts of employment and traffic, serving a wide region on the County.
I1 (Light Industrial) Zone permits light-intensity industrial activities that serve a community or several communities and are compatible with other commercial uses.
I2 (Medium Industrial) Zone permits medium-intensity industrial activities that serve a community or several communities.
I3 (Heavy Industrial) Zone permits heavy-intensity industrial activities properly buffered from surrounding communities.
Table 5.1 Land Use Classification Matrix: Zoning Districts
[Amended 11-14-2017 by Ord. No. 294-2017]
Conditional uses, see Table 5.2
Permitted if assessed as agriculture for on-farm operations only
Retail uses not elsewhere classified, limited by building size
Rural Density Residential - Limited
Low Density Residential - Limited
Medium Density Residential - Limited
Consult § 350-501, Table 5.1, 5.2 and 5.3 for additional restrictions on uses. Lots in all zones shall conform to Tables 5.4 through 5.17, Site Standards.
Neighborhood multipurpose field
Community garden, small
Community garden, medium
Community garden, large
Apartment or condominium complex
Home occupation (see § 350-510, Home occupation permits)
Single-family dwelling, mobile home
Single-family dwelling, site-built
Laboratory, scientific, agricultural research, office and service
Adult bookstore or adult entertainment
Commercial use not elsewhere classified
Retail facility, large, over 25,000 sq. ft.*
Retail facility, medium, 10,000 to 25,000 sq. ft.*
Retail facility, small, under 10,000 sq. ft.*
Open market building
Bar, pub, tavern, wine tasting room
Restaurant, bakery, catering service
Food truck/push cart
Community building, public or private
Convention or exhibition hall
Entertainment facility, not adult entertainment
Institutional use such as library, educational or cultural
Off-site parking area for commercial and industrial use
Recreation and sports facility, private
Recreation and sports facility, public
Theater and like places of assembly
Agricultural packaging and warehousing
Agricultural processing facility
Dairy and related operations
Greenhouse and nursery, commercial
Poultry raising, commercial
Poultry slaughtering and processing, commercial
Stable, public, commercial
Wine tasting room or winery
Automobile, SUV repair, sales or service
Automobile garages, painting or auto body work
Auto-related repair and service, but not auto painting or body work
RV or truck repair, sales or service
Animal hospital, veterinary clinic, kennel, agricultural office, and medical research
Funeral home and funeral chapel
Health service, public or private
Child and adult care, commercially operated
Childcare, home occupation
High school, jr. high school, middle school
Borrow pit, batching plant and asphaltic mix plant
Construction equipment, related sales, services, storage and distribution facility
Drilling of oil, gas well or other shaft mining
Energy generation operation
Explosive materials, manufacturing or storage
Ground transportation terminal
Junkyard and dismantling
Major facility for distribution of electric, natural gas, water, sewer, cable
Petroleum refinery and storage
Utility building, wastewater lift station and substation, minor, private or public
Wholesale sales and storage
Purpose. The purpose of this section is to provide regulations general to all zones, including the classification and regulation of uses in all zones.
General use standards. Land uses in transect zones and use zones shall be in accordance with Table 5.1, Land Use Classification Matrix: Zoning Districts:
Coexistence of uses. All of the uses permitted by Table 5.1 shall be permitted to coexist on a property simultaneously within a given zoning category.
Special use permits. A specific use that is not permitted by right within a zoning district will require a special use permit (S) per Table 5.1. Landscaping, buffering, and fencing requirements shall apply per § 350-507.
Conditional use. A conditional use (C) is permitted with certain conditions limiting size or intensity per Table 5.2, Conditions for Transect Zones.
Table 5.2 Conditions for Transect Zones
District T4
12 rooms/RV spaces maximum
6,000 square feet building footprint maximum
12,000 square feet building footprint maximum. Alcohol and food service establishments shall seat no more than 40
20 parking spaces maximum
Accessory to residential only. No exterior storage permitted
30 parking spaces maximum
Childcare facilities shall have no more than 4 parking spaces. Elementary school sites shall be 5 acres maximum unless playground has 24-hour shared community access
Limited Overlay. Where a Limited Overlay (L) is mapped in a zone, the overlay restricts additional uses in the zone as follows:
Limited Overlay in any low- or medium-density residential zone (R5L, D1L and D2L) prohibits the use of mobile homes. Allows for site-built homes and manufactured homes groundset only.
Group homes. Group homes, including all uses meeting the definition of "group home" in the Fair Housing Act and Federal Housing Amendments Act,[1] shall be permitted where a single-family, duplex, triplex, fourplex, or multifamily dwelling use is permitted, and shall obey any zoning restrictions for such a dwelling use.
Group homes or halfway-houses for prisoners, parolees, juvenile offenders, and similar uses shall be approved by the Planning & Zoning Commission (P&Z) as special use permits (S).
Travel trailers and recreational vehicles shall be located in approved mobile home parks or recreational vehicle parks. Temporary location of mobile homes and recreational vehicles shall be permitted outside mobile home parks or recreational vehicle parks under the following conditions:
Property owner is constructing or remodeling a residential dwelling unit and has obtained a valid building permit, along with a temporary use permit for the mobile home or recreational vehicle. Temporary permits are valid for one year and may be renewed for an additional year if work is proceeding on the site-built home. This exception becomes void 30 days after the house receives a certificate of occupancy; or
With a temporary use permit, intended for a period exceeding seven days. Only one travel trailer or recreational vehicle is allowed per property.
Sales on residential lots. Garage, yard sales or similar uses are limited to three sales in one year per street or unit address, and each sale shall be limited to three consecutive days. For the purpose of this regulation, the address includes unit number or letter.
Commercial vehicle parking. Commercial vehicles with more than six wheels, and semitrucks or semitrailers cannot park in residential areas except for reasonable period for loading and unloading. Agricultural vehicles parked on farms (as defined by the Tax Assessor's records) are exempt from this provision. One semitruck may be parked on properties of 3/4 acre or larger. Such vehicles may not be parked in the front yard, forward of the front building line of the residential structure.
Adult bookstores and adult entertainment. Adult bookstores and adult entertainment uses shall be located 1,000 feet from the property line of any church, school, public park or recreational facility, residential zone, or residential use and shall require a public hearing by the P&Z.
Other structures. Structures that do not meet the definition of principal buildings or accessory buildings shall be approved by the Zoning Administrator as long as the structures are no larger than is reasonably necessary to serve a use allowed on the property. The determination of what is reasonably necessary shall be based upon generally accepted standards associated with the proposed use. Any accessory building with a roof shall not be allowed except where a principal or accessory building is permitted.
Swimming pools, hot tubs and spas. Open and uncovered swimming pools, hot tubs, or spas may occupy a setback, provided they are located no closer than five feet to a property line, building, or fence, provided they are surrounded by an approved wall or fence, at least four feet in height with self-closing devices on the gates. When approved by the Zoning Administrator, an automatic safety cover meeting ASTM-F1346 Standard Performance Specifications may be used as an alternative to the approved wall or fence to satisfy the requirement for barriers surrounding swimming pools. All hot tubs and spas shall have an approved safety cover.
Outside storage. Outside storage of any materials that total 200 square feet or greater shall be enclosed by a six-foot solid wall or opaque fence on all sides.
Lots, driveways, and residential access.
Culs-de-sac. The width of a lot on a cul-de-sac shall be measured at the minimum front setback line.
Flag lots. Where permitted, the width of the primary frontage line of a flag property shall be 25 feet including a driveway.
Odd-shaped lots. The Zoning Administrator shall determine the setback and yard coverage standards for odd-shaped properties.
Driveways. Except as specifically permitted in Tables 5.4 through 5.17, driveways shall be a minimum 10 feet wide in the private frontage for one-way travel and 20 feet wide for two-way travel, measured perpendicular to the direction of travel, except they may have wider unimproved shoulders in N, R and R5 Zones. The DRC may require a wider driveway for reasons of practical difficulty such as fire lanes, queuing or to accommodate oblique angles. Legal nonconforming lots may be developed with existing and improved access. Nonresidential driveways and parking areas shall be paved in accordance with Article 6.
Lot coverage. Lot coverage shall be per Tables 5.4 through 5.17.
All development, including the creation of a lot through the claim of exemption process, shall require that roads linking the development to a County or state-maintained road shall comply with the access requirements in Tables 5.19, 6.5, 6.6, and 6.7, unless a lesser width is approved by the Zoning Administrator because of a physical hardship and other criteria for variances per § 350-207B are met. The composition of road surfaces shall be designed to withstand the anticipated loading. Width and design may vary depending upon the use. Drainage swales and drainage structures shall be part of the road design.
The Zoning Administrator may approve a reduction in the required road width to not less than 30 feet of right-of-way or road and utility easement with a minimum width of 20 feet of improved roadway if it is determined by a professional engineer that is approved by the County Engineer that the lesser standard is sufficient for the potential traffic based on the potential number of lots served by the right-of-way and allowed uses under current zoning.
The Zoning Administrator may approve for residential development proposing no more than one additional dwelling unit, a reduction in the required road width to a minimum travelled roadway width of 20 feet, with a secondary outlet or turnaround, approved by the Fire Chief. The roadway and turnaround may be unimproved but must be capable of supporting fire apparatus weighing at least 75,000 pounds. Only one approval per parcel every five years may be granted under this subsection. The five-year time period shall be documented on the approved residential site plan for the development or the claim of exemption application.
Principal building, accessory building, setbacks and building height. One principal building shall be built at the primary frontage. Required building placement, setbacks and building heights shall conform to Tables 5.4 through 5.17.
Setbacks, administrative adjustment. Setbacks may be adjusted by up to 20% by the Zoning Administrator to accommodate specific site conditions and shall meet the requirements of an administrative variance per § 350-207C.
Frontage buildout. Principal building shall occupy at least the percentage of the property width specified in Tables 5.4 through 5.17, measured at the minimum setback.
Facade area. Facade shall be located entirely within the facade area indicated in Tables 5.4 through 5.17.
Setbacks, railroad. Rear yard or side yard setbacks abutting railroad tracks shall be a minimum of 40 feet unless an earthen berm or other sound barrier is provided along the property line adjacent to the railroad tracks.
Setbacks, buffer. Whenever landscape buffer class widths and building setbacks are both involved in a project, the development shall comply with both requirements.
[Added 11-14-2017 by Ord. No. 294-2017[2]]
Editor's Note: This ordinance also provided for the renumbering of former Subsections D(5) and (6) as Subsections D(6) and (7), respectively.
Building separations. There shall be no less than six feet between detached buildings on the same lot, measured eave to eave.
Easement encroachments. There shall be no permanent structures or obstructions located on or over easements without written approval from the entity/party for which the easement is provided, and review and approval by the Zoning Administrator providing it does not compromise the health, safety and welfare of the public.
Building arrangement.
NMED standards. In no case shall the lot standards be reduced below the New Mexico Environment Department standards, if applicable.
Outdoor equipment. All outdoor electrical, plumbing and mechanical equipment shall be located behind the facade or concealed from frontage view with a screen or wall. These facilities shall not encroach into the private frontage.
Parking standards. Except where specified otherwise for the zone, the following apply to parking within a property in all zones:
Parking for transect zones shall be located on the portion of a property shown in Tables 5.4 through 5.17.
Parking for use zones shall be confined to the portion of the lot outside of setbacks, except that 1/3 of the area between the front of the principal building and the primary frontage line may be occupied by parking. This calculation excludes driveways.
Parking shall be accessed by a rear alley or a rear lane when such are available and are described in Article VI.
For multifamily and nonresidential land uses, the computation of the required number of parking spaces shall be delineated in Article VI. The Zoning Administrator may allow flexibility and deviations from the number of spaces, providing the uses are primarily oriented to walkability, transit-oriented development or similar uses.
Table 5.3 Facades, Elevations, and Lot Lines Illustrated
Facades, Elevations, and Lot Lines
Primary frontage line
Secondary frontage line
Table 5.4 Site Standards: T2, R5, and R5L Zone
Rural and Rural 5-Acre Zones (T2, R5 & R5L)
1. Lot Size and Density
Lot width: not applicable
Lot depth: not applicable
Lot Area: 2 acres (minimum) T2; 5 acres (minimum) R5 and R5L
2. Other Lot Standards
Accessory dwelling: T2, R5 & R5L - 1 accessory dwelling limited to 1,250 square feet and 1 accessory dwelling permitted for every 5 acres of lot area, R5 & R5L - Special use permit (S) required.
Principal building height: 2 stories (maximum)
Accessory building height: 2 stories (maximum)
4. Private Frontage
Private frontage type: common yard or fenced/walled yard
Frontage buildout: not applicable
Building Setbacks, General
Accessory building area
5. Principal Building
Primary frontage: 25 feet (minimum)
Secondary frontage: 12 feet (minimum)
Side setback: 5 feet (minimum)
Rear: 5 feet (minimum)
6. Accessory Buildings
Primary frontage: 20 feet behind front facade (minimum)
Rear setback: 5 feet (minimum)
7. Accessory Buildings (R5 and R5L only)
7.1 Not to exceed 5,000 square feet or 10% of the lot area, whichever is less.
7.2 Accessory buildings shall be at least 10 feet from all other buildings.
8. Lot Coverage and Encroachments
8.1 Lot coverage: 12,500 square feet or 10% of the lot size, whichever is greater, excluding the residential access driveway
8.2 Portal: 16% of setback (maximum), but no more than 8 feet
8.3 Balcony or bay window: 8% of setback (maximum), but no more than 4 feet
Parking and Storage Setbacks
Available for parking/storage
8. Principal Building
Primary frontage: 20 feet behind front facade
Secondary frontage: 24 feet (minimum)
Side: 24 feet (minimum)
Rear: 24 feet (minimum)
Access driveway width in frontage: 10 feet (minimum)
Table 5.5 Site Standards: T3 Zone
Neighborhood Edge Zone (T3)
Lot width: 60 feet (minimum)
Lot area: 6,000 square feet (minimum)
Accessory dwelling: 1 accessory dwelling permitted per lot limited to 1,250 square feet
Primary frontage: 15 feet (minimum)
Secondary frontage: 5 feet (minimum)
Primary frontage: 20 feet behind primary facade (minimum)
Rear setback: 3 feet (minimum)
7. Lot Coverage and Encroachments
7.1 Lot coverage: 40% (maximum)
7.2 Portal, patio: 40% of setback (maximum), but no more than 8-foot encroachment
7.3 Balcony or bay window: 20% of setback (maximum), but no more than 4-foot encroachment
Primary frontage: 15 feet behind front facade
Side: 5 feet (minimum)
Table 5.6 Site Standards: T4 Zone
General Neighborhood Zone (T4)
Lot width: 20 to 100 feet
Lot depth: 70 feet (minimum)
Lot area: 4,000 square feet (minimum)
Accessory dwelling: 1 accessory dwelling permitted per lot.
Private frontage type: common yard, fenced/walled yard, terrace, shopfront, and common entry
Frontage buildout: 50% (minimum)
Secondary frontage: 5 to 12 feet
Side setback: either 5 feet (minimum) or 0 feet
7.1 Lot coverage: 65% (maximum)
7.2 Portal, patio: 80% of setback (maximum), but no encroachment within 2 feet of the curb
7.3 Awnings: 100% of setback (maximum), but no encroachment within 2 feet of the curb
Side: 3 feet (minimum)
Rear: 3 feet (minimum)
Table 5.7 Site Standards: T5 Zone
Town Center Zone (T5)
Lot width: 20 to 250 feet
Lot depth: 50 feet (minimum)
Lot area: 3,000 square feet (minimum)
Principal building height: 3 stories (maximum)
Common yard, fenced/walled yard, terrace, shopfront, common entry, and forecourt
Primary frontage: 12 feet (maximum)
Secondary frontage: 6 feet (maximum)
Secondary frontage: 6 feet (minimum)
7.1 Lot coverage: 80% (maximum) and for a nonresidential building 30,000 square feet (maximum)
7.2 Portal: 90% of setback (maximum), but no encroachment within 2 feet of the curb
7.3 Awnings: 90% of setback (maximum), but no encroachment within 2 feet of the curb
Access driveway width in frontage: 12 feet (minimum for each direction of travel)
Table 5.8 Site Standards: D1 Zone
Low Density Residential Zone (D1 & D1L)
Lot width: 100 feet (minimum)
Lot area: 1 acre (minimum)
Accessory dwelling: 1 accessory dwelling limited to 1,250 square feet and permitted by special use permit
Principal building height: 35 feet (maximum)
Accessory building height: 35 feet (maximum)
Private frontage type: not applicable
Primary frontage: 20 feet (minimum)
Side setback: 10 feet (minimum)
Rear: 10 feet (minimum)
8. Lot coverage: not applicable
Table 5.9 Site Standards: D2 Zone
Medium Density Residential Zone (D2 & D2L)
2. Lot Size: 6,000 square feet minimum or per NMED requirements
3. Other Lot Standards: Accessory dwelling: 1 accessory dwelling limited to 800 square feet
5. Private Frontage
6. Principal Building
Secondary frontage: 7 feet (minimum)
8. Accessory Buildings
8.1 Not to exceed 5,000 square feet or 10% of the lot area, whichever is less.
8.2 Accessory buildings shall be at least 10 feet from all other buildings.
9. Lot Coverage: not applicable
Table 5.10 Site Standards: D3 Zone
High Density Residential Zone (D3)
2. Lot Size: 4,200 square feet minimum or per NMED requirements
3. Other Lot Standards: Accessory dwelling: not applicable
Principal building height: 45 feet (maximum)
8. Recreational Space: 10% of the lot, but no more than 20,000 square feet shall be recreational space
9. Accessory Buildings
9.1 Not to exceed 5,000 square feet or 10% of the lot area, whichever is less.
9.2 Accessory buildings shall be at least 10 feet from all other buildings.
10. Lot Coverage: not applicable
Table 5.11 Site Standards: DM Zone
Mobile Home Park Zone (DM)
Lot width: 50 feet (minimum)
2.1 A site/space for a mobile home shall be considered to be a lot for the purpose of this table.
2.2 3,500 square feet (minimum)
Accessory building height: 25 feet (maximum)
Primary frontage: 15 feet (minimum), or 10 feet (minimum) with a wall in the front
Rear: 25 feet (minimum)
8. Recreational Space: 10% of the mobile home park, but no more than 20,000 square feet shall be recreational space.
Table 5.12 Site Standards: MU Zone
Mixed Use Zone (MU)
2. Lot Size: 6,000 square feet minimum
Side setback: 7 feet (minimum)
Table 5.13 Site Standards: C1 Zone
Neighborhood Commercial Zone (C1)
Lot width: 40 feet (minimum)
2. Lot Size: not applicable
Principal building height: 40 feet (maximum)
Accessory building height: 35 feet (maximum), but not higher than the height of the principal building.
Rear: 15 feet (minimum)
Rear setback: 15 feet (minimum)
8.1 Accessory buildings shall be at least 10 feet from all other buildings.
Table 5.14 Site Standards: C2 Zone
Community Commercial Zone (C2)
Lot depth: 100 feet (minimum)
Primary frontage: 35 feet (minimum)
Secondary frontage: 10 feet (minimum)
Rear: 35 feet (minimum)
Rear setback: 35 feet (minimum)
Table 5.15 Site Standards: C3 Zone
Regional Commercial Zone (C3)
Principal building height: 50 feet (maximum)
Primary frontage: 40 feet (minimum)
Table 5.16 Site Standards: I1 and I2 Zones
Light and Medium Industrial Zones (I1, I2)
Lot width: 150 feet (minimum)
Lot depth: 150 feet (minimum)
Accessory building height: 45 feet (maximum), but not higher than the height of the principal building
Rear setback: 25 feet (minimum)
Table 5.17 Site Standards: I3 Zone
Heavy Industrial Zone (I3)
7. Accessory Building
The purpose of this section is to provide transect zones in a continuum of intensity primarily for uses within the T3, T4 and T5 Zones and does not pertain to the T2 Zone unless explicitly specified herein. The purpose of the zones in the continuum of intensity is to vary the density, intensity of land use, variety of land uses, scale and size of buildings, and other factors according to the zone. The purpose of regulating frontages and height, facades, and fences is to encourage the definition of the public realm and regulation of adjacent zones in a manner that ensures their mutual compatibility.
Civic spaces. Civic spaces shall be designed per Table 4.3, Civic Space Types, for the type of civic space permitted per Table 5.1, Land Use Classification Matrix: Zoning Districts.
Lots. Flag properties are not permitted except in T2.
Private frontage. The private frontage buildings shall conform to Table 5.18, Private Frontages, and shall be permitted where indicated in Tables 5.4 through 5.17.
The main entrance to the principal building shall be accessed via the primary frontage and shall be located in the primary facade. See Table 5.3.
Table 5.18 Private Frontages
1. Common Yard
Permitted elements: Porch
Surface treatments: Landscaping, including produce gardens and a path leading to building entries.
Special requirements: Not applicable
2. Fenced/Walled Yard
Permitted elements: Porch, stoop, fence, hedge, wall
Surface treatments: Landscaping, including produce gardens and a path leading to building entries
Permitted elements: Stoop, shopfront, awning, wall
Surface treatments: Paved or landscaped
Special requirements: Raised 8 inches minimum above average sidewalk grade
Permitted elements: Hedges, walls
Surface treatments: Paved in coordination with parkway
Special requirements: May recess 20 feet maximum for pedestrian entries or 30 feet maximum for vehicular access. Shall provide access to the main building entrance. Driveways within forecourts are limited to 20 feet in width. Portions of the driveway in the parkway shall be limited to 12 feet in width
Special requirements: May be recessed into the building facade
6. Common Entry
Permitted elements: Awning, planter, wall
Surface treatments: Any area not with the planter shall be paved
Permitted elements: Awning, display windows
Surface treatments: Paved
Special requirements: Facade shall be glazed with clear glass no less than 50% of the ground floor frontage, calculated separately for each facade
Permitted elements: Shopfronts
Special requirements: Must be compliant with shopfront regulations
Building heights. Building heights shall be measured in stories.
Stories may not exceed 14 feet in height from finished floor to finished ceiling, except that a commercial use on the first floor shall have a minimum height of 10 feet and the maximum height of 25 feet. A single floor level exceeding these heights shall be considered to be two or more stories.
Mezzanine extending 33% beyond the floor area shall be counted as an additional story.
Height limits do not apply to attics or raised basements, masts, belfries, clock towers, chimney flues, water tanks, or elevator bulkheads.
Each level of a parking garage above ground counts as a single story regardless of relationship to habitable stories.
Frontages and facades. The following shall pertain to facades and frontages in all zones.
All facades shall be glazed no less than 15% of each story with clear glass. Shopfronts shall be glazed on no less than 50% of that story.
No portion of the private frontage may encroach on the sidewalk. Where a sidewalk exists on the property, the edge of the sidewalk shall be deemed the edge of the frontage for the purposes of regulating frontages.
Frontages, masking of parking and fences.
Open parking areas. Open parking areas shall be masked from the frontage by a building or streetscreen, except that the Zoning Administrator may grant an administrative variance for excessive cost or practical difficulty. The Zoning Administrator shall consider the relative importance of the frontage to walkability in the vicinity of the property and may designate on the Zoning Map certain portions of thoroughfares in which it will more readily approve an administrative variance to this requirement. See Article II.
Streetscreen. In the absence of the building facade along any part of frontage line in the T5 Zone, a streetscreen shall be built parallel with the facade.
Streetscreens, design. Streetscreens shall be between 3.5 and six feet in height. The streetscreen may be replaced by hedge or fence if the Zoning Administrator reviews an administrative variance (see § 350-207C). Streetscreens shall have no opening larger than necessary to allow automobiles and pedestrian access.
Fences. Fences shall be located in zones per Table 5.23.
Regulations specific to N Zone. Development shall be prohibited in the N Zone except for structures erected for the support of the Bureau of Land Management for parks, and park services, and other structures approved by the P&Z, except where the P&Z has no jurisdiction.
Regulations specific to T2 Zone. Land within the T2 Zone may be subdivided by right per Article IV or rezoned per Article II; otherwise the standards herein shall pertain.
Office use, area and location. Building area available for office use on each property is restricted to 600 square feet within the first story of the principal building or accessory building.
Retail use, type and size. Retail use is limited to roadside stands, not to exceed 600 square feet and may be open-air.
Institutional, manufacturing and industrial uses. Institutional, manufacturing and industrial uses are prohibited unless they are accessory to agricultural use, per Table 5.1, Land Use Classification Matrix: Zoning District.
Agricultural use. Agricultural use is permitted by right per the definition of "agriculture."
Agriculture-related buildings. Agriculture-related buildings, barns, workshops and sheds shall be a minimum of 50 feet from all adjacent front and rear property lines and 20 feet from all side property lines, or 100 feet from a public right-of-way, whichever is greater. Such buildings shall not exceed 40 feet in height.[1]
Editor’s Note: Former Subsection H(6), regarding accessory buildings, which immediately followed this subsection, was repealed 11-14-2017 by Ord. No. 294-2017.
Regulations specific to T3 Zone.
Office use, area and location. Building area available for office use on each property is restricted to 600 square feet within the principal or accessory building.
Retail use, area. Building area available for retail use may not exceed 2,000 square feet.
Retail use, food service. Food service is limited to no more than 600 square feet of seating area.
Institutional, manufacturing and industrial uses. Institutional, manufacturing and industrial uses are prohibited unless they are accessory to agricultural use.
Agricultural use. Agricultural use is limited to the specific uses in Table 5.1, Land Use Classification Matrix: Zoning Districts.
Regulations specific to T4 Zone.
Retail use, area and location. Retail use, area and location are limited per Table 5.1.
Office use, area and location. Building area available for office use on each property is limited to 2,500 square feet.
Regulations specific to T5 Zone.
Retail use, area and location. Retail uses are not limited in area.
Institutional use. Institutional uses may occupy any building story.
The purpose of these regulations of use zones is to maintain compatibility both with certain existing forms of development and with the regulations under which they were previously permitted. See the specific uses in Table 5.1, Land Use Classification Matrix: Zoning Districts.
General. The use zones are provided to maintain compatibility with existing regulation and to differentiate zones by specific uses permitted.
Building height. Building heights shall be measured in feet above grade except within 60 feet of a primary frontage, in which case building heights shall be measured above the highest point on the sidewalk (or ground if there is no sidewalk) at the primary frontage line.
Thoroughfare access. No property shall be subdivided within a use zone unless it has access from a right-of-way or from an easement with an improved roadway of the widths specified in Table 5.19.
Table 5.19 Thoroughfare Access
R5/R5L
D1L/D1
D2L/D2
50-foot-wide right-of-way or has an easement with a 24-foot-wide improved roadway
60-foot-wide right-of-way or has an easement with a 36-foot-wide improved roadway
Along a collector, County road or state highway and has access from either a 50-foot-wide right-of-way or from an easement with a 24-foot-wide improved roadway
Along a County road or state highway and has access from either a 60-foot-wide right-of-way or from an easement with a 36-foot-wide improved roadway
Legend: R— Required
Regulations specific to R5 and R5L Zones. The R5 Zones are primarily for residential use at a very low density.
Regulations specific to D1 and D1L Zones. The D1 Zones are primarily for residential use at a low density.
Regulations specific to D2 and D2L Zones. The D2 Zones are primarily for residential use at a medium density.
Regulations specific to D3 Zone. The D3 Zone is primarily for residential use at a high density.
Recreational space. Ten percent or 20,000 square feet of the total development, whichever is less, shall be devoted to usable space for recreational activities. Ponding and drainage areas may contribute to this recreational space.
Regulations specific to DM Zone. The DM Zone is primarily for mobile home and recreational vehicle (RV) parks; see § 350-509 for additional standards.
Mobile homes, type. Mobile homes shall be equal to or greater than eight feet in width or 40 feet in length and 11 feet in height.
Recreational vehicles, types, RVs include motor homes, travel trailers, pickup campers, and tent trailers.
Site conditions. If the site accommodates mobile homes, it shall be approved for a:
Mobile home park with community water and sewer;
Subdivision with community water and sewer; or
RV park or campground.
Mobile home site. Each mobile home site/space shall be governed by the site standards for the DM Zone in Table 5.11, Site Standards: DM Zone.
Dwellings, number. A minimum of five dwellings are required per mobile home or RV park or subdivision with a maximum of one dwelling per each space allotted for a mobile home or RV.
Space for a mobile home, area: minimum 3,500 square feet, excluding roadways.
Space for a mobile home, width: minimum 50 feet.
Space for a mobile home, depth: minimum 70 feet.
Recreational space: 10% or 20,000 square feet of the total development, whichever is less, shall be devoted to usable space for recreational activities. Ponding and drainage areas may contribute to recreational space.
Space for a recreational vehicle, area: minimum 1,500 square feet having utility hookup or 900 square feet without hookups, excluding roadways.
Space for a recreational vehicle, width: minimum 10 feet.
Space for a recreational vehicle, depth: minimum 40 feet.
Regulations specific to MU Zone. The MU Zone is primarily for mixed land uses.
Additional uses. The Zoning Administrator may approve other similar uses that are compatible with those uses listed in Table 5.1, Land Use Classification Matrix: Zoning Districts.
Driveways. Driveways may not exceed 150 feet in length without an approved turnaround unless reviewed and approved by the County Fire Chief; minimum 25 feet of driveway width for non-dedicated streets or driveways within a property for two-way traffic and minimum 20 feet for one-way traffic (measured perpendicular to the direction of travel). Driveways shall be paved.
Regulations specific to C1, C2 and C3 Zones. The C1 Zone is primarily for neighborhood commercial uses. The C2 Zone is primarily for community commercial uses. The C3 Zone is primarily for regional commercial uses.
Driveways. Driveways may not exceed 150 feet in length without an approved turnaround unless reviewed and approved by the County Fire Chief; minimum 25 feet of driveway width for non-dedicated streets or driveways within a lot for two-way traffic and minimum 20 feet for one-way traffic (measured perpendicular to the direction of travel). Driveways shall be paved.
Regulations general to I1, I2 and I3 Zones. The I1, I2 and I3 Zones are primarily for light, medium, and heavy industry, respectively.
The three zones differ in their uses permitted, which are listed separately in Table 5.1 Land Use Classification Matrix: Zoning Districts.
Setbacks for loading facilities from railroad tracks or airport taxiways may be reduced to zero feet. Driveways and loading docks shall be paved.
This regulation ensures parking and loading are located and regulated safely and in a manner that supports economic opportunity and pedestrian activity. This is accomplished by ensuring off-street parking and loading do not interfere with the spatial enclosure and harmony of the public realm, and that on-street loading is located and timed for convenience and compatibility with adjacent uses.
Conformance. Parking shall comply with Americans with Disabilities Act Standards for Accessible Design (ADA SAD), the Federal Highway Administration (FHWA), and the engineering standards of this chapter.
Parking access and location. The zone shall regulate the location and access. See §§ 350-502, 350-503, 350-504, 350-505 and Article VI.
Forward travel. Except at alleys and lanes, and for one- or two-family dwellings, vehicles exiting the property shall travel in a forward direction.
Loading location. Off-street loading space shall be provided and maintained for every building or part thereof occupied by any use requiring the movement of large volumes to or from vehicles.
One space is required for each whole increment of 10,000 square feet occupied by the use.
Each loading space shall be at least 12 feet wide and 45 feet long, with a minimum overhead clearance of 14 feet from the pavement surface.
Loading and unloading areas shall be located to allow vehicles to maneuver safely and conveniently to and from the public right-of-way or any parking space or parking lot aisle. Except when located on a thoroughfare, loading and unloading areas shall be screened from view from primary and secondary frontages. Loading docks with raised platforms shall be screened from view from primary and secondary frontages.
Access to loading and unloading areas shall be restricted to the hours between 7:00 a.m. and 10:00 p.m., except when otherwise designated by the Zoning Administrator.
This section refers to the requirements for major developments such as, but not limited to, the following:
An applicant will be required to adhere to the current adopted edition of the International Fire Code (IFC).
General requirements for plans submittals:
Authority to design; maintenance responsibility. The Fire Chief (Authority Having Jurisdiction [AHJ]) or his/her designee is authorized to designate fire lanes on private or public property where such areas shall be kept free of parked vehicles and other obstructions to provide/ensure ready access in such areas in case of fire or other emergencies. The designation by the Fire Chief (AHJ) of such fire lanes shall never be held to make the County responsible for the maintenance of such fire lanes on private property, but the owner of such property shall continue to be responsible for the maintenance of such area. The official records of the designation and location of any such fire lanes shall be kept in the Office of the Fire Chief.
Before site plans of proposed construction are submitted to the Building Services Department for issuance of building permits, such plans shall be submitted to the Fire Chief (AHJ) for review and approval of the adequacy of access for fire and emergency equipment to any buildings and of the adequacy of any proposed fire lanes. The specific requirements of this section as applicable to a specific structure may be modified by the Fire Chief in recognition of varying occupancies, size and/or hazard of buildings and the provision of other means of access of fixed fire protection.
The Fire Chief (AHJ) or designee may require the owners of existing shopping centers and existing facilities on private property to submit site plans for use in determining whether to designate fire lanes on the property. The Fire Chief may require that the fire lane for existing buildings be established to provide access for fire suppression operations by improving existing conditions. Fire lanes established for new and existing structures shall conform to fire lane requirements applicable at the time of construction. If no fire lane requirements were applicable at the time of construction, the Fire Chief or designee may require establishment of fire lanes to conform with the requirements of this section, insofar as is practicable without requiring any construction, structural modification or substantial financial hardship.
The Fire Chief (AHJ) will require any and all developments to be provided with an adequate water supply for the purpose of firefighting effort in accordance with the IFC Appendix C.
The Fire Chief (AHJ) will require all developments to be provided with adequate fire apparatus access roads in accordance with IFC Appendix D.
Where required by the Fire Code Official, approved signs or other approved notices or markings that include the words "NO PARKING — FIRE LANE" shall be provided for fire apparatus access road to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced and repaired when necessary to provide adequate visibility.
These regulations require that any adverse environmental effects remain on the property on which they are generated.
General requirement. All uses, except those uses listed under the Right to Farm Act, NMSA 1978 §§ 47-9-1 to 7 shall comply with the performance standards established in this section. All noise vibration, radiation, fire and explosive hazard or glare shall conform to local, state and federal laws and any federal, state or county law, ordinance or regulation that establishes a more restrictive standard shall apply. Nothing in this section may be construed to alter, change, modify or abrogate any authority granted exclusively to any state or federal regulations.
Nuisance. No use shall be operated or maintained that creates an environmental detriment or public nuisance, including but not limited to visual clutter created by excessive signage, lighting or outdoor storage, noise or odors as defined herein or other noise and odors such as those created by pets or garbage.
Noise. Any activity or operation of any use producing noise (other than ordinary vehicular noise) shall be as regulated by the noise standards in Chapter 261, Noise.
Lighting. All on-site lighting of buildings, lawns and parking areas shall be designed so as not to shine or cause glare onto any adjacent property or building or to cause glare onto any public street or vehicle thereon.
All light standards shall comply with NMSA 1978 § 74-12, Night Sky Protection.
Glare and heat. Principal and accessory uses producing glare or heat shall be conducted so that no glare or heat from the activities or operations shall be detectable at any point off the parcel on which the use is located. Flickering or intense sources of light shall be controlled or shielded so as not to cause a nuisance across property lines.
Vibration. No earth-borne vibration from any operations of any use shall be detectable at any point off the parcel on which the use is located, unless land is assessed as agriculture.
Dust and air pollution. Dust and other types of air pollution borne by the wind from sources such as storage areas and the like within property boundaries shall be managed by appropriate landscaping, screening, sheltering, paving, oiling, fencing, wetting, collecting or other acceptable means. The T2 Zones and agriculturally assessed lands shall be permissive to commercial agricultural uses and the environmental impacts thereof.
Fluid discharge of radioactive and hazardous waste. The discharge of fluid and the disposal of radioactive and hazardous waste materials shall be in compliance with applicable state and federal laws and regulations governing such materials or waste. No operation that produces radioactive or hazardous waste material shall commence without prior notice and approval of the Zoning Administrator, the Fire Chief, the County Sheriff and the Chief Building Official. Notice shall be given at least 30 days before the operation is commenced and shall be subject to a public hearing. Radioactive and hazardous material shall be transported, stored and used only in conformance with all applicable federal, state and local laws.
Electromagnetic interference. Electromagnetic interference from any operations of any use in any district shall not adversely affect the operation of any equipment located off the parcel on which such interference originates.
Odors. The release of materials odorous by nature, or capable of being odorous, either by bacterial decomposition or chemical reaction, which renders it perceptible from beyond the zoning property, shall be prohibited with the exception of commercial agricultural uses.
Toxic substances. The storage, handling or transport of toxic substances shall comply with the State of New Mexico Office of Emergency Management (OEM) rules and regulations, as applicable relative to the prevention of water pollution.
Water pollution. All uses shall comply with the State of New Mexico and the United States Environmental Protection Agency (EPA) rules and regulations as applicable regarding the prevention of water pollution.
Fire and explosion hazards. Materials that present potential fire and explosive hazards shall be transported, stored and used only in conformance with applicable federal, state and local laws and the Doña Ana County Fire Chief (CFC).
Outdoor storage. All outdoor storage for fuel, raw materials and products shall be enclosed by a solid fence, wall and/or plant materials adequate to conceal such facilities from adjacent properties and public right-of-way, per § 350-507. These restrictions do not apply to commercial agricultural.
Drainage. No use shall adversely affect the natural drainage pattern on its own or any other property.
The purpose of landscaping, buffering, and fencing requirements is to contribute to the aesthetic quality of development, to provide privacy and security, to enhance the overall quality of life in the area, to use active landscape features, and to preserve and maintain compatibility with the Chihuahuan Desert ecoregion and its diversity of plants and wildlife adapted to its range of climate.
New development: This section applies to all new commercial, industrial, institutional, multifamily uses involving three or more units, and all exterior roadway frontages of single-family developments, i.e., the area between the roadway edge and property line or exterior walls, whichever is furthest from the roadway.
New development, unmanned: All unmanned development is exempt from the landscaping requirements of § 350-507D. All unmanned development, with the exception of land uses whose core function would be impaired, shall comply with buffer requirements of § 350-507M through Q. Section 350-507 shall not apply to wireless communication facilities, which are regulated under § 350-513.
Expansions of existing development: This section applies to all commercial, industrial, institutional, and multifamily uses that include a change in character, land use, enlargement, extension, or expansion. If the existing landscape area is less than the required landscape area, additional landscaping shall be provided according to this section.
Discontinued or abandoned development: This section applies to all commercial, industrial, institutional, and multifamily uses of three or more units discontinued or abandoned for a period of one year or more, per § 350-209I.
The following uses: single-family residential or duplex, community garden, farming and ranching;
Existing development not being expanded; and
Existing landscaping, if developed in compliance with zoning requirements in effect prior to the enactment of this chapter.
Landscape plan requirements. A landscape plan shall be submitted with an application for building permits, site plans, and subdivisions, including:
Required clearances, locations of all proposed irrigation, plants, ground cover, any required buffers, and other landscape treatments, including water harvesting and hardscape, with dimensions noted. The plan shall include a graphic scale, a written scale, and a North arrow.
Proposed irrigation shall indicate the water source with static pressure, type and size of system, and equipment. Irrigation shall be noted as permanent or temporary.
Permanent system: Plan shall indicate an underground system of adequate sizing to properly irrigate landscape. This shall include a reduced pressure backflow preventer with a locking enclosure and insulation or heating, valves, piping, drip emitters, heads, and a multi-program controller.
Temporary system: Plan shall indicate a method to establish seeding and low water-use plants. This shall include an underground or on-grade system, a water truck, or a time-release water supplement. Temporary systems shall be removed within two years of the landscape completion date.
Plant preservation credit. Existing trees and plants may be applied towards landscaping requirements as follows:
Possess a live plant cover, including a full canopy and roots, not overly pruned to compromise vigor or the typical form for their species, and determined as such by CDD or county extension agent;
Provide a plan for temporary, protective fencing beyond their root zone(s) and temporary irrigation to protect plants during construction, prior to landscape installation;
Can meet up to 50% of landscape requirements;
Invasive species as listed in New Mexico Department of Agriculture or other USDA lists, and may not be used towards any plant preservation credits; and
Credit shall be issued for trees and plants preserved upon substantial completion of project and landscaping.
Preserved areas in a natural condition.
Consists of areas in their natural condition including post-developed sites, which have returned to their pre-developed condition, with no less than 50% native plants.
An area of natural condition meets the landscape area requirement at a ratio of 1:1.
Preserved plants.
An established tree or other plant existing on a property, except invasive species.
Existing trees meet the tree quantity requirement at a ratio of one tree per three inches caliper to a maximum of nine inches caliper per existing tree. Existing canopy area meets the live plant cover requirement at a ratio of 1:1.
Other existing plants meet the shrub and other plant quantity requirement at a ratio of one plant per square foot of live plant cover to a maximum of 10 square feet per existing plant. Existing live plant cover meets the live plant cover requirement at a ratio of 1:1.
Landscaping, required areas.
The landscaped area shall be void of any impermeable obstruction to planting, except where hardscape and other features are proposed.
Nonindustrial uses. Required landscape areas shall be landscaped in accordance with this section:
Inside the property line: The minimum landscape area is calculated by using the entire property area, less the building area, multiplied by 15%, less plant preservation credit.
Within the public right-of-way per § 350-507F: The entire square footage of the planter shall be landscaped per Tables 6.9, 6.10, and 6.11.
All vehicular use area per § 350-507G.
Any buffer per § 350-507M through Q.
Industrial uses. Required landscape areas shall be landscaped in accordance with this section:
Inside the property line: The minimum landscape area is calculated by using the street view area, multiplied by 25%, minus the plant preservation credit.
Any vehicular use area per § 350-507G.
Any buffer, including frontage buffers, per § 350-507M through Q.
Provided landscape area. Any plantable area not left as natural cover, excluding features such as golf courses, parks, recreational areas, community gardens, and unlandscaped areas covered in mulch. Due to variations in site design, the provided landscape area could be larger than required. The same standards shall apply to the entire area.
Landscaping, required treatments.
All proposed landscaping shall provide active landscape features.
General landscape type. Landscaping shall consist of live plants, an irrigation system supporting all plants, and ground cover.
Plants shall be distributed throughout the required landscaping area.
If plants in the required landscaping area meet live plant cover requirements, any extra plants may be applied towards Buffer Class requirements per § 350-507M through Q.
Landscaping shall comply with all additional requirements or alternatives to general landscaping requirements, per § 350-507F, G and M through Q.
Landscaping may include plant substitutions allowing design flexibility, per Table 5.20.
Minimum live plant cover. Live trees and other plants combined shall cover a minimum of 25% of the provided landscape area at maturity; see area column of Appendix X, § 350-824.
Trees. A minimum of one live tree shall be provided for every 1,000 square feet of landscape area at a minimum size combination of fifteen-gallon and/or five-foot height with a two-foot canopy width.
Other plants. A minimum of 10 live plants shall be provided for every 1,000 square feet of landscape area, at a minimum size of five-gallon.
Ponding areas shall meet requirements of §§ 350-605 and 350-507.
Low water-use trees and other plants shall be used in a minimum of 50% of provided live plant cover, per Appendix X, § 350-824.
High water-use plants shall not be counted towards any required landscaping per Appendix X, § 350-824.
Artificial or other nonliving plants including synthetic lawns and turf, shall not be counted for any required landscaping.
Prohibited or not-recommended plants shall not be counted towards any required landscaping, per Appendix Y, § 350-825. Prohibited plants shall not be added to any provided landscape area.
Ground cover. Ground cover is required in all areas of provided landscaping not covered by plants.
Inorganic mulch: Mulches shall be a minimum depth of two inches. On slopes 5:1 or greater, mulches shall be sized two inches in diameter or larger, at a depth allowing no visible bare soil or weed fabric.
Organic mulch: Mulches shall be a minimum depth of three inches. On slopes 5:1 or greater, organic mulch is not permitted.
Low plants: Plants that usually mature at a maximum height of 30 inches, but can spread to a greater width than their height, which are installed at a close spacing to form a dense cover.
Seeding: A technique which disperses seeds and results in germination of live plants, including grasses and wildflowers. Multiple applications of seeding shall provide a minimum of 25% cover within two years of the landscape completion date. On slopes 5:1 or greater, seeding is not permitted.
Turf: A surface layer of soil, grass, and its roots bound into a mat. On slopes 6:1 or greater, turf is not permitted.
Plastic is prohibited under any mulch, between plants, or as a covering to bare soil.
Required clearances. Landscape features and plantings at maturity shall not interfere with critical distances to infrastructure and other site features:
Clear sight triangle: Trees and other plants within a clear sight triangle per § 350-602C shall be free of foliage from 30 inches to eight feet in height above the roadway.
Overhead utilities or lines: Trees shall not be located underneath utilities or lines, except species known to mature under 12 feet in height.
Underground utilities or lines: Trees shall not be located within three feet of any underground utilities.
Fireplugs or fire hydrants: Trees shall not be located within eight feet of fireplugs or hydrants. Other plants shall be located so mature canopies are a minimum of five feet from fireplugs or hydrants.
Street light poles or fixtures: Trees shall be located so mature canopies do not contact poles or fixtures, and trunks shall be a minimum of 10 feet from poles or fixtures. Other plants shall be located so mature canopies are a minimum of three feet from poles or fixtures.
Drainage structures, underground and aboveground utility boxes, poles, and vaults: Trees and other plants shall be located so mature canopies are a minimum of three feet from the structure.
Planting area sizing, trees: An unpaved area with a minimum of 36 square feet and no dimension less than four feet shall be provided for each tree. Tree trunks require a minimum of six feet clearance from buildings, fences, walls, and parkways.
Planting area sizing, other plants: An unpaved area sized to accommodate plantings at maturity. Mature canopy of other plants shall not extend beyond planting area.
Overhead structures and canopies: Provided landscape area shall not be located beneath the structure. Trees shall be located so mature canopies do not contact the structure.
Landscape, public right-of-way.
Trees in parkways shall have a size combination of no less than twenty-four-inch box, 1 1/2 inch caliper, or six-foot height with a two-foot canopy width at installation time. Trees shall not be spaced closer than their mature canopy widths. They may use even or uneven groupings and spacing.
Turf, regardless of irrigation method, is prohibited in this area.
Landscape, vehicular use areas. These requirements shall apply to parking lots, driveways, and loading areas:
Indicate the vehicular use area boundary on the plan, extending a minimum of five feet beyond the parking lot, driveway, and loading area perimeter.
A minimum of one live tree per five parking spaces, evenly distributed.
Live plant cover: 25% minimum of provided landscape area within vehicular use area, not including tree cover.
All paved surfaces shall drain into landscape areas unless subsurface conditions do not support infiltration.
Trees shall have a size combination of no less than twenty-four-inch box, 1 1/2 inch caliper, and/or six-foot height with a two-foot canopy width at installation time.
Plant substitutions. Plant sizes and quantities may be substituted based on the equivalencies listed in Table 5.20, Plant Substitutions.
Table 5.20. Plant Substitutions
Required Type and Size
24-inch box, 1 1/2 inch caliper, and/or a 6-foot height with a 2-foot canopy
Tree or other plant:
15-gallon and/or a 5-foot height with a 2-foot canopy
Plant list. Refer to Appendix X, § 350-824, for recommended tree and plant species for use in landscaping. The emphasis is on plants best suited for the arid conditions and temperature range in the Chihuahuan Desert.
Plants, prohibited or not recommended. Refer to Appendix Y, § 350-825, for plants prohibited or not recommended for use in landscaping.
Landscape, installation. Landscaping shall be installed per the approved plan prior to the issuance of a certificate of occupancy by Building Services. Modifications to approved plans shall be submitted to CDD and be in compliance with this chapter.
Landscape, maintenance. The landscape shall be maintained in a live, weed-free, and litter-free condition. All landscaping shall be maintained to not interfere with required clearances nor constitute a traffic hazard per § 350-602C. The following requirements apply:
Dead plants shall be removed and replaced in compliance with this chapter.
Right to remove: The County may order, or cause to be removed, all or part of any tree in an unsafe condition, interfering with infrastructure, or infected with insects, disease, or other pests.
Tree-topping prohibited: It is unlawful to top any tree or otherwise remove or disfigure the normal canopy of any tree. Trees severely damaged by storms or other causes, under utility wires or other obstructions, or where pruning is impractical are exempt.
Palm and yucca foliage removal prohibited: Removal of dead foliage skirts on a trunk below a live crown is not permitted. Pruning for safety issues, insect swarms, or dead flower and fruit stalks is exempt.
Overhanging trees: A tree overhanging a right-of-way shall be pruned to not obstruct street light illumination or the view in any intersection and clear sight triangle per § 350-602C.
Other plant maintenance requirements.
All plants shall have natural forms retained during pruning or trimming, and to not obstruct the view in any intersection and clear sight triangle per § 350-602C.
Skinning and heading back of accent plant foliage is not permitted.
Irrigation maintenance requirements.
Leaks shall be repaired.
Drip emitters and heads: Maintenance is required to optimize water flow to plants.
Controller settings, including seasonal adjustments, are required for proper timing and application of irrigation.
Buffer, general. Buffering mitigates incompatibility between adjacent land uses, as required in Table 5.21. The buffer shall be included in the landscape plan in § 350-507B.
Plants required in each buffer class per § 350-507Q can include plants from required landscaping treatments per § 350-507E, provided buffer class requirements are met; if those requirements are not met, additional plants shall be included to meet buffer requirements.
Buffer, location. Buffers shall be placed immediately inside the property line, with the following exceptions:
The Zoning Administrator may approve an alternate buffer location or class if any of the following is determined:
The site is impractical due to terrain, visibility, or public safety;
It is necessary to avoid overshadowing or impinging on solar access and light for a neighboring property;
It is necessary to remain clear of an easement;
It is necessary to avoid a physical hardship to the applicant resulting from a strict enforcement of this chapter and which significantly outweighs the potential impact to surrounding properties; or
An alternate buffer location for a residential land use can be accomplished at least as well as with the required location.
Buffer, composition. Buffers shall consist of vegetation and a combination of other treatments.
Required buffer vegetation shall meet landscaping requirements of this chapter, plus:
Trees shall be located so mature canopies do not overhang the property line, except into a right-of-way where safety is not affected.
Tree trunks shall be located a minimum of six feet from the property line.
Shrubs and other plants shall be located so mature canopies are a minimum of two feet from the property line.
Buffer treatments may consist of any combination of the following:
Berms may be of appropriate earth or soil, or in combination with a retaining wall, and cannot exceed one foot of rise for every five feet of linear distance (5:1 slope).
Walls shall be solid using opaque materials, while fences may be open, using screening materials.
Buffer types. One of the following buffer types may be required based on the degree of separation necessary between land uses:
Buffer, solid wall required. A solid wall or fence six to eight feet high shall be constructed between the following uses and residential land uses: loading zones; outdoor storage of vehicles and equipment; outdoor work yards; outdoor seating or entertainment space; heavy industrial or other similar uses as determined by the Zoning Administrator.
The height of the wall shall be reduced or set back at a driveway or alley so as not to impinge on any clear sight triangle.
If the wall plus retaining wall have an effective height of over eight feet on the adjacent property, the Zoning Administrator shall determine the acceptable height.
Buffer, landscaping required. Landscape buffer assemblies of the classes in § 350-507P shall be required as specified in Table 5.21.
Buffer, landscape buffer classes. Whenever landscape buffer class widths and building setbacks are both involved in a project, the development shall comply with both requirements.
Buffer Class 1: Open Screen. Shall have a width of 12 feet, composed of intermittent visual obstructions from the ground to a height of 15 feet, with a minimum of 25% visual obstruction along buffer length. See Figure 5-1.
Figure 5-1. Buffer Class 1: Open Screen Illustration
Suggested planting patterns:
Buffer Class 2: Semi-Opaque Screen. Shall have a width of 12 feet, composed of a screen that is opaque from the ground to a minimum height of three feet using a solid wall or fence, with intermittent visual obstructions to a height of 20 feet, with a minimum of 50% visual obstruction along buffer length. See Figure 5-2.
Figure 5-2. Buffer Class 2: Semi-Opaque Screen Illustration
Buffer Class 3: Opaque Screen. Shall have a width of 20 feet, composed of a screen that is opaque from the ground to a minimum height of six feet using a solid wall or fence, with intermittent visual obstructions to a height of 20 feet, with a minimum of 75% visual obstruction along buffer length. See Figure 5-3.
Figure 5-3. Buffer Class 3: Opaque Screen Illustration
Table 5.21 Buffer Class Requirements
N/Ag/Vacant
T5/H
D1/D1L
D2/D2L
Legend: Number indicates the buffer class required per § 350-507P.
Walls or fences; location. Walls and fencing shall be located on the property as follows and per Figure 5-4:
Wall or fence locations are described by the following:
"At the primary frontage" shall be one located between the line of the primary facade and the primary frontage property line.
"At the secondary frontage" shall be one located between the secondary facade and the secondary frontage line and along the rear property line between the secondary frontage and any accessory building.
"At the frontage" is a fence at the primary frontage or a fence at the secondary frontage.
"At the side lot line" shall be one near the side property line and includes any returns to the elevation of a building on the property.
"At the rear lot line" or "at the rear lane" shall be one that extends along the rear of the property but is not a fence at the secondary frontage.
No fence shall extend beyond a property line and no fence shall impinge in a clear sight triangle.
Fences between properties shall be built up to but not over the property line.
Fences at rear lanes/alleys shall not extend into the setback for accessory buildings.
Where an alley or service lane exists, the lots abutting the alley may erect a solid wall or fence.
Figure 5-4 Wall or Fence Locations
Wall or fence at the primary frontage
Wall or fence at the secondary frontage
Wall or fence at a side lot line
Wall or fence at the rear lot line or on an alley
Wall or fence, height. Wall and fence heights shall have minimum and maximum heights per Table 5.22 and shall be measured:
To the highest point of the wall, the top rail of a fence or to the top of a standard picket.
A primary or secondary frontage is measured from sidewalk grade where sidewalks are present or the adjacent grade of the right-of-way.
Between properties from the adjacent yard's grade.
Along a rear lane from the grade of the rear lane.
Table 5.22. Wall or Fence Height (feet)
Wall or Fence Location
As required for livestock
Wall or fence, type. Major wall and fence types are described in Table 5.24. They are permitted in land uses per Table 5.23.
Table 5.23. Wall or Fence Type, Zones
Fence: vertical picket
Fence: horizontal rail, ranch, or rail
Fence: pole
Fence: open face
Wall and fence design. The general design of walls and fences is shown in Table 5.24. Wall and fence design shall meet the following requirements:
Walls: Reinforcement, including rebar, shall be incorporated into all walls, including pilasters of the size and spacing per building codes.
Fencing: Supporting members and posts of a fence shall be on the inside of the fence (toward the property interior), the smooth or flat faces on the outside. If two faces are used, each face shall be of the same type and finish.
Wood frontage fences shall be painted or stained.
Barbed wire fencing is permitted only in properties, industrial zones, and in legal conforming industrial uses. Barbed wire fencing is permitted only in agricultural and industrial uses.
Any fencing or walls used to enclose an industrial use shall not enclose the street view area.
Table 5.24. Wall or Fence Types, Illustrated
Wall or Fence Type
Wall: solid (masonry or cast-in-place)
Fence: vertical picket (wood or metal, with CMU, rock or adobe pilasters)
Fence: vertical picket (wood or metal, with wood or metal pilasters)
Fence: vertical picket (wood or metal)
Fence: horizontal rail (wood or metal)
Fence: ranch or rail (wood sections)
Fence: pole (wood latilla/coyote, metal or ocotillo)
Fence: wire (metal, chain link or welded-wire mesh)
Fence: open face (decorative CMU, cast-in-place concrete or metal)
The purpose of these sign regulations includes the following:
Provide property owners and occupants an opportunity for effective identification of place, goods sold or produced, or services rendered;
Reflect the character of the natural and built environments;
Maintain or improve the aesthetic character of their context, relate to any buffer walls and fencing, compliment architecture and landscaping, provide safe and nonobtrusive lighting, and not distract motorists or demand excessive attention; and
Protect pedestrians and motorists from injury and property damage wholly or partially caused by cluttered, distracting, poorly constructed or poorly maintained signs.
A sign permit shall be required before the erection, re-erection, construction, alteration, placement or installation of all signs regulated by this chapter, except according to § 350-508H. Additional electrical and building permits may also be required and shall meet all requirements of those permits. The following actions shall also require a valid sign permit:
Expansion to the face area or height of an existing sign.
Change in location of an existing sign.
Change in the dimensions of an existing sign.
Nonconforming signs may not be altered, changed in shape or size, raised, or replaced unless such action brings the sign into closer conformity with this chapter.
Nonconforming signs that do not comply with this section's prohibition of signs in the public right-of-way and prohibition of freestanding signs in the clear sight triangle shall be moved to comply with those subsections of this section within 180 days of adoption of this chapter. If a notice has been sent to a sign owner, lessee, or property owner indicating that a sign is in need of repair, alteration or removal because it is in violation of this section, the County may initiate proceedings to revoke the sign permit (if any was issued) and may remove the sign 30-180 days after the notice is sent; time may be reduced if it is a health and safety issue.
Any sign built or displayed without a permit, if a permit is required.
Any sign not expressly allowed in this section.
Signs that pose a distraction by blinking, flashing, fluttering, rotating and similar movement (actual or illusion), and other distractions identified by the Zoning Administrator. These restrictions do not apply to the following:
Rotating barber poles at an approved barbershop;
Flashing and chasing lights on concessions and rides at fiestas, fairs and similar special events;
Warning signs placed by government authorities;
Strings of flashing and chasing lights displayed during the December holiday season, if such lights do not outline or highlight a sign; and
Scotchlite or reflective tape.
Signs, except sidewalk signs within five feet of a curb or edge of a roadbed, that obstruct vehicular or pedestrian traffic or that obstruct the clear sight triangle.
Except as expressly allowed in this section, signs placed over the public right-of-way or public property or any sign that encroaches onto the right-of-way below eight feet above the sidewalk or grade of the land.
Signs placed or painted on vehicles, trailers, or movable devices whose primary use is a sign; this includes the parking of such vehicle, trailer, or device in a manner as to constitute a sign. This does not include vehicles, etc., used in the course of usual business activities.
Signs that pose a safety hazard or block a clear view of surroundings.
Signs affixed to public or utility poles, street furniture, fences, walls, retaining walls or similar features.
Signs on natural features such as rocks, trees or outcroppings.
Banners, pennants, streamers and other fluttering devices except in § 350-508H(6).
Signs shall be maintained in conformity with the structural standards of the current Building Code adopted by the County and shall be kept clean and in good repair.
All braces, bolts, clips, fastenings and supporting frames shall be securely affixed to the support structure or wall. Signs shall be kept free of rust, rot, insect infestation, bird nests and other deterioration. Billboard posters shall be kept free of peeling, fading and other deterioration.
If the message portion of a sign is not maintained, is peeled or becomes faded and unreadable, the message portion shall be replaced within 30 days or the sign shall be removed. If structural elements of the sign structure separate or collapse, or fall into severe disrepair, the sign shall be removed if not replaced within 30 days.
If a sign is considered to be unsecured, unsafe or in danger of falling or if it is damaged, destroyed, taken down or removed for any purpose other than copy change, the sign shall be removed immediately or repaired and made to comply with all standards in this section. Such signs may be removed by the County and associated costs shall be charged to the owner.
No sign shall be placed within any public right-of-way or on County property without the County's consent. Signs placed within the public right-of-way or on County property may be removed by the County and associated costs charged to the owner.
General to all zones and community types, general limitations.
Illuminated signs. Illuminated signs shall only be illuminated from dusk to dawn (or during similar darkness during storms), and shall permit no direct view of bulbs.
Coordinated design. The signs within each property shall be coordinated in design when possible. For buildings with multiple signs, mounting hardware or sign shapes, sizes and colors shall be coordinated between the developer and the property owner.
Placement. Signs should be placed where the architectural features suggest the best placement for signage. They should be vertically aligned with the center of an architectural feature such as a storefront window, entry portal or width of a bay or overall retail space. They shall not interrupt or obscure these features or cause visual disharmony.
Wiring. Electrical raceways, conduits and wiring shall not be exposed. Internal lighting elements shall be contained completely within the sign assembly or inside the wall.
Sign area. Height and width shall be measured using the smallest rectangle that fully encompasses the entire extent of letters, logo and background and shall only apply to one side of any sign that has two faces separated by a horizontal angle of 45° or less. All freestanding signs may be double-sided.
Lettering design and construction. Signs shall use only cut-out, painted, etched or channel letters.
Mounting hardware. Mounting hardware, such as supports and brackets, may be simple and unobtrusive or highly decorative, but shall complement the design of the sign, the building, or both.
Encroachment. No sign may encroach beyond the property line except as specifically allowed for the type of sign in § 350-508I.
Signs allowed by zone or community type. The following types of signs are allowed in all zones and community types: signs required by law, signs not visible from a street, signs on vehicles, and temporary signs. All other signs are allowed as indicated in Table 5.25.
Table 5.25. Signs Allowed by Zone or Community Type
Allowed for business
Conditional per § 350-508I(1)
Signs exempt from permitting. The following types of signs shall not require sign permits and shall be allowed by right.
Signs required by law.
Signs that are constructed, placed, or maintained by a governmental entity or signs that the law requires to be constructed, placed or maintained to enforce a property owner's rights.
Delivery boxes. Newspaper boxes, mailboxes and other delivery enclosures.
Signs on vehicles. Signs on vehicles and trailers that are currently operating and registered.
Signs that are allowed under other provisions of this section shall not meet the exception for temporary signs.
The general description and additional limitations shall be as listed below:
A banner, pennant, poster, or display constructed of paper, cloth, canvas, plastic sheet, cardboard, wallboard, plywood, or other like materials and that is not designed or intended to be displayed permanently.
Width: 8 feet (maximum)
Height: 8 feet (maximum)
Area: 36 square feet (maximum)
Setback from a frontage line: 20 feet
General to all zones and community types, limitations by type of sign.
Awning signs. Awning signs shall not be internally illuminated or backlit. The general appearance and additional limitations are listed below:
Allowed quantity: 1 per window
Depth/projection: 4 feet (minimum)
Clearance from pavement: 8 feet (minimum)
Sign Area: 70% of each fabric plane (maximum)
Band signs. The following band sign construction types are allowed: cut-out letters individually attached to the wall or on a separate background panel, and externally illuminated; flat panel letters printed or etched on the same surface as the background, which is then affixed to the wall and externally illuminated; translucent or solid channel letters, if each has its own internal lighting element and is individually attached to the wall or onto a separate background panel. The general appearance and additional limitations are listed below:
Allowed quantity: 1 per frontage
Allowed size: 200 square feet (maximum)
Width: 90% of width of the facade (maximum)
Clearance from pavement: 7 feet (minimum)
Blade signs. Blade signs shall not encroach above the roof line or above the bottom of the second-story window. The general appearance and additional limitations are listed below:
Permitted quantity: 1 per frontage or 1 per 1st floor entry
Attachment: Wall
Width: 4 feet (maximum)
Height: 4 feet (maximum)
Depth/projection: 4 feet (maximum)
Marquees. Marquees shall be located only above the principal entrance of a building housing a theater, auditorium, ballroom or similar venue.
All marquees shall be constructed of noncombustible materials and shall be designed by a structural engineer and approved by the Building Official.
Message boards shall be allowed as part of marquees, and shall be limited only by the width of the entrance and the allowed encroachment, except that the sides and front of the marquee shall not exceed 60 linear feet in total.
The general appearance and additional limitations are listed below:
Allowed quantity: 1 per business or civic use
Width: Entrance plus 2 feet on each side
Depth/projection: 10 feet (minimum)
Clearance from pavement: 10 feet (minimum)
Monument sign. The general appearance and additional limitations are listed below:
Allowed quantity: 1 per lot, or 2 if frontage is greater than 600 feet
Allowed size: 50 square feet (maximum)
Setback from a frontage line: 5 feet (minimum)
Outdoor display case. Outdoor display cases may be externally or internally illuminated.
Theaters, movie theaters and other places of assembly are allowed outdoor display cases 12 square feet in area.
Allowed quantity: 1 per qualifying use
Attachment: Building wall, 10 feet of entry (maximum)
Area: 6 square feet (maximum)
Clearance from pavement: 4 feet (minimum)
Sidewalk signs. Sidewalk signs shall consist of freestanding, double-sided temporary signs placed near the entrance to a business in a primarily pedestrian environment.
No more than one sidewalk sign is allowed for each business.
Sidewalk signs shall be removed at the close of business each day and whenever high winds or other weather conditions might pose a hazard to safety.
Sidewalk signs shall not impede ADA accessibility.
Allowed quantity: 1 per use or 1 per 1st floor entry
Allowed size: 8 square feet (maximum)
Shingle signs. Shingle signs shall not encroach above the roof line or above the bottom of the second story window. The general appearance and additional limitations are listed below:
Allowed size: 6 square feet (maximum)
Window signs shall consist of individual vinyl applique letters or graphics applied to the window; letters painted directly on the window; hanging signs suspended behind the window; neon signs; or door signs applied to or hanging inside the glass portion of an entrance doorway.
Other forms of signs in windows shall be deemed to be temporary signs. See § 350-508H(6).
Allowed quantity: 25% of area in each window
A yard sign shall be set back at least six feet from the frontage line and shall not exceed six square feet in area excluding posts or six feet in height including posts.
The limitation on quantity indicated below shall not apply 90 days prior to and including any election day and 10 days following such election day.
Allowed quantity: 1 per lot
Height: 6 feet (maximum)
Setback from a frontage line: 6 feet (minimum)
Pole sign. The general description and additional limitations shall be as listed below:
Description: An outdoor sign on nonresidential property that is mounted on one or more freestanding poles or other support so that the bottom edge of the sign face is not in direct contact with a solid base or the ground.
Allowed size, 100- to 300-foot frontage: 100 square feet (maximum)
Allowed size, between 300- and 600-foot frontage: 150 square feet (maximum)
Allowed size, minimum 600-foot or more frontage: 200 square feet (maximum)
Setback from a frontage line: Sign overhang minimum 6 feet from property line
Billboards: The general description and additional limitations shall be as listed below:
Description: A large outdoor sign typically designed to be read from a moving vehicle.
Controlled access highways; and major arterials
Minimum spacing (all formats)
No less than 1,000 feet on limited access highways, including those in other jurisdictions
Height (all formats)
45 feet from ground but no more than 30 feet above the roadway grade level
Format. The allowed dimensions of a billboard face not including frame, are below. Where billboards vary from these formats, they will be deemed to be in the next size larger but shall not exceed Format C.
Billboard Face Format
Format A: 12 feet wide, 6 feet in height (72 square feet)
Format B: Larger than Format A; up to 24 feet wide, 12 feet in height (288 square feet)
Format C: Larger than Format B; up to 48 feet wide, 14 feet in height (672 square feet)
Cutouts: Additional 40 square feet, but not more than 10% of sign area (all formats)
Design. Two billboard faces, back to back, or V-shaped with no more than a forty-five-degree angle of separation are allowed on a structure. Vertical and horizontal stacking of billboard faces are prohibited. Billboards shall be supported by one or two metal poles or metal-sheathed wood poles or any other construction material provided the construction plans are stamped by a New Mexico licensed engineer. Billboards as attached signs are prohibited.
The purpose of these regulations for mobile homes, mobile home and RV parks and mobile home subdivisions is to ensure that they are a safe and healthy place to live and designed in a pattern of thoroughfares and blocks that is compatible with other types of development.
Mobile homes in all zones:
Permits required. A mobile home installation permit shall be required for a mobile home or RV within an approved park, in addition to a zoning approval. Long-term residence within an RV shall be limited solely to an approved mobile home or RV park.
Principal buildings and accessory buildings. See Table 5.1, Land Use Classification Matrix: Zoning Districts, for the list of permitted uses.
Special flood hazard areas. See Article VI.
Mobile home and recreational vehicle (RV) parks. The following development standards apply to mobile home and recreational vehicle parks:
Vehicular access. All mobile home and RV parks shall have vehicular access from a dedicated right-of-way. Secondary access shall be provided where there are more than 31 mobile home or RV sites. Secondary access shall be 20 feet wide and shall be improved.
Thoroughfares and blocks. The mobile home or recreational vehicle park shall be designed with thoroughfares and blocks, with no block exceeding 500 feet in length, measured at the edge of the areas assigned to each mobile home or RV. Each mobile home and RV site shall have direct access to a thoroughfare internal to the mobile home or RV park.
Thoroughfare layout. Thoroughfare layout shall be designed for preservation of natural features, to follow topography to the greatest extent possible consistent with subdivision regulations.
Pavement. All thoroughfares within mobile home and RV parks shall be surfaced as an improved roadway to prevent potholes and blowing dust and shall provide adequate emergency access.
Connectivity and network. Both ends of every thoroughfare segment in the mobile home park shall terminate at an intersection, and the thoroughfares shall form a network bounding blocks and extending in all directions. The DRC may review a variance to this requirement where the terrain or the width of the parcel to be subdivided is such that it is not practical to serve an area except by a cul-de-sac; see § 350-502C. No cul-de-sac shall exceed 600 feet or 1/2 block in length for its zone, to the center of its bulb.
Pedestrian walks. There shall be a network of pedestrian walks, or pathways, connecting mobile home and RV sites with each other and with mobile home and RV park facilities and shall comply with current ADA Standards.
Mobile home subdivision. A mobile home and RV park may be subdivided into fee-simple properties if those properties each individually satisfy the zoning requirements for the zone and also satisfy the development standards of the DM Zone.
Drainage. All mobile home and RV sites and thoroughfares shall be designed to ensure proper drainage. The County Engineer shall approve a complete drainage plan.
The purpose of a home occupation permit is to allow limited commercial endeavors involving the manufacturing, purchase, sale, lease or exchange of goods, and/or the provision of services within a residential dwelling, or accessory building associated with a residential dwelling.
It is a violation of this code for any person or entity having legal or equitable ownership or physical custody of, or control over, a residential dwelling to operate, or to allow the operation of, a home occupation within such residential dwelling, regardless of zoning district, without first obtaining a home occupation permit in compliance with the requirements of this code. In addition to the home occupation permit itself, the applicant for such permit must obtain a business registration in compliance with the business registration fee provisions of Doña Ana County Code Chapter 154 and must comply with all other codes and ordinances, including, but not limited to, those relating to parking, landscaping, drainage, and building requirements.
A home occupation may be permitted in any residential dwelling, subject to the following requirements and limitations.
No more than two people, in addition to the permanent occupants residing on the premises, shall be engaged, whether paid or not, in the home occupation.
The home occupation use of a residential dwelling or accessory building associated with the residential dwelling must be clearly incidental and subordinate to the primary residential use of the property, except for day-care or child-care services.
Any storage associated with the home occupation shall be completely enclosed within the residential dwelling and such storage shall not exceed 600 square feet in area.
As a result of the home occupation there must be no change in the outside appearance of the residential dwelling or the premises, except as to signage described in the subsection below, and there must be no other evidence of the conduct of a home occupation visible to the public.
Only one sign, one square foot in size, nonilluminated, freestanding or mounted flush against the residential dwelling, shall be permitted which refers to the home occupation.
No equipment, material, or process shall be used in a home occupation that creates noise, glare, vibration, dust, fumes, odor or electrical interference detectable at the property line or creates visual or audible interference with any radio, television receiver or computer on or near the premises or that exceeds that which is normally found in a residential area.
There shall be no hazardous, explosive, highly flammable, combustible, corrosive, radioactive or other restricted materials used or stored on the premises of a home occupation beyond the amount normally kept at a residential dwelling for residential use. The use or storage of all such materials must comply with the Doña Ana County Fire Code.
The utility use associated with the home occupation must comply with the public utility rules and regulations applicable to residential dwellings.
Home occupation parking requirements.
On-street parking for customers or clients in connection with a home occupation shall be permitted only if the residential nature of the neighborhood remains unaffected.
No more than two customer or client vehicles shall be parked at or near a home occupation at any one time, except for instructional service, day-care or child-care services.
Semitrailer trucks, cabs and trailers with weight limitations shall not be used or stored in conjunction with a home occupation.
A home occupation shall not cause the elimination of any off-street parking required by law for the occupants of the dwelling unit.
Home occupation permits may be approved for the following activity categories: professional office, professional service, instructional service, home artisan business, small item repair service and day-care/child-care service. Home occupation permits may be approved for automotive service per Table 5.1 in the T4 Zone.
Professional office includes offices for accountants, appraisers, architects, attorneys, contractors, engineers, financial planners, insurance agents, consulting services, real estate sales and similar office uses.
Professional service includes home occupations involving computer programming and internet/website development, beautician/hairdresser/barber services, direct distribution, maid services, mail order, massage therapy, ironing, pet grooming, telephone/fax answering, word processing and similar service uses. Beauticians/hairdressers/barbers and massage therapists licensed by the State of New Mexico shall be limited to one customer station per residential property for the home occupation.
Instructional service includes educational tutoring, music instruction and similar instructional services. A maximum of five students may be at the dwelling at any one time.
Home artisan business shall include business-related artist studios, cabinet making, dress making, engraving, furniture making, crafting, jewelry making, sewing, tailoring, writing studios, small scale pickling/canning activity and similar uses.
Small item repair service includes bicycle, computer, television, vacuum cleaner, locksmith, watch, tool, shoe and similar repair services.
Day-care/child-care service must be in compliance with state licensing regulations. Any day-care/child-care service home occupation involving more than six children being at the residential dwelling at the same time shall be allowed only upon approval of a special use permit (S).
The following activities shall be prohibited as home occupations: adult bookstores/video stores, adult amusement establishments, health and exercise facilities, motor vehicle repair services, tattoo/body piercing parlors, auto or truck repair, motorcycle repair, lawn mower repair, large appliance repair, internal combustion engine repair and similar activities except as permitted in T4 per Table 5.1.
An activity not specially enumerated under the activity categories listed above may be permitted by the Zoning Administrator if the applicant for a home occupation permit can establish that the proposed activity is reasonably similar in size, scope, use, and intensity as an enumerated home occupation activity.
Home occupation permit approval.
Application. Application for a home occupation permit must be submitted to the Doña Ana County Community Development Department (CDD) on an official form developed for that purpose along with payment of the application fee. The proposed home occupation activity shall be reviewed for compliance with all applicable statutes, ordinances and regulations.
Review and scope. As part of the review and approval process, the applicant for a home occupation permit shall provide a site plan, providing clients frequent the home occupation, which at a minimum shall consist of a scaled drawing showing property line dimensions, the location, dimensions and setbacks of all structures, driveway access, parking areas and proposed signage. In addition, the County may require an applicant for home occupation permit to submit additional documentation describing in detail the equipment, materials or processes to be used in connection with the home occupation and to allow inspection of the premises proposed for the home occupation in order to determine compliance with all applicable statutes, ordinances and regulations. Applications for home occupation permits that do not meet the requirements of all other applicable statutes, ordinances or regulations shall be denied.
Business registration. A home occupation permit, although approved, shall not be effective until the applicant obtains a tax identification number from the State of New Mexico and a Doña Ana County business registration approved by the CDD.
Renewal. The business registration associated with a home occupation permit must be renewed on an annual basis on an official form developed by the Doña Ana County Clerk's Office for that purpose. A home occupation permit need not be renewed unless there is a material change in the home occupation activity, or its location, or there is a material increase in the permitted activity's size, scope, or intensity from that originally permitted.
Expiration. The home occupation permit shall remain in effect until such time as the home occupation activity is no longer in operation as originally approved, the annual business registration is not renewed or approved, or it is determined that a violation of the home occupation provisions of this code or the provisions of any other applicable statute, ordinance or regulation has occurred, and the home occupation permit or business registration is revoked.
Revocation of home occupation permit; enforcement.
A home occupation permit may be revoked for the violation of, or noncompliance with, the provisions of this Code or any other statute, ordinance, or regulation relevant to the home occupation activity. In addition, a home occupation permit may be revoked upon one or more of the following:
A nonpermitted material change in home occupation activity or a change in location or a material increase in the permitted activity's size, scope or intensity from that originally permitted.
A failure by the applicant to maintain a valid business registration or other license required for the home occupation.
A failure by the applicant to allow reasonable inspection of the approved premises at reasonable times for the purpose of determining compliance with the home occupation provisions of this Code.
The submission of false or materially misleading information on a home occupation permit application.
Any home occupation permit shall, upon revocation, become null and void, and any use of the property approved under such home occupation permit shall immediately cease.
Home occupation inspections. As a condition of approval of a home occupation permit, an applicant shall be deemed to consent to reasonable inspection of the approved premises at reasonable times by County officials, including Community Development staff, law enforcement and Code Enforcement Officers for the purpose of determining compliance with the provisions of this Code.
Prior to revoking a home occupation permit or taking other enforcement action for a violation of the home occupation provisions of this Code, the County shall notify the applicant listed on the home occupation permit of such violation by certified mail, to the address listed on the home occupation permit application. Enforcement action may include, but is not limited to, revocation of a home occupation permit and prosecution in Magistrate or District Court. The notification shall include:
A specific description of the violation.
The specific actions to be taken by the applicant that are necessary to correct the violation.
A demand that the violation be corrected within a specific period of time not to exceed 30 calendar days from the date of the notice. The demand may specify a reasonable period of time less than 30 days for violations having a material adverse impact upon public health or safety.
A description of further action the County may take if the violation is not corrected within the specified time period.
If the violation is not corrected within the time period stated in the demand notice, the County shall send notice of the revocation of the home occupation permit by certified mail, return receipt requested, to the address provided on the home occupation permit application at least five days prior to the effective date of the revocation and the initiation of any other enforcement action, including, but not limited to, prosecution in court.
Any person aggrieved by the revocation of a home occupation permit may, within 10 working days from the effective date of the revocation, appeal to the P&Z by filing with the Zoning Administrator written notice stating the nature of the appeal and the specific reasons therefor.
The notice, demand and revocation procedures set forth above shall not be required when home occupation activities are being conducted without a home occupation permit in violation of this Code. Such violations may be enforced as any other violation of this Code may be enforced.
Purpose. The following regulations are established for the keeping of animals on residentially zoned districts: R5 and R5L, D1 and D1L, T2 and T3, which are included in the classes of domestic horses, asses, mules, cattle, sheep, goats, swine, bison, poultry, ostriches, emus, rheas, camelids and farmed cervideae (deer and elk). This definition does not include feline or canine animals. The keeping of large animals shall be allowed on properties of 0.75 of an acre or larger. If properties are less than 0.75 of an acre in size, a special use permit (S) is required. Youths participating in 4H or FFA sanctioned projects/programs shall be granted a 4H/FFA exemption provided they meet the requirements of § 350-511E below.
All properties shall have a minimum of 32,670 square feet (3/4 of an acre) for the keeping of large animals.
Density limitation for livestock is not applicable to young animals born on the property to existing animals and below weaning age or six months of age, whichever is greater.
On properties of 3/4 acre or more, horses, mules, donkeys, swine, llamas, bovines and peacocks shall have a minimum open property area of 1,000 square feet for each animal, provided they meet the following density requirements:
Properties 3/4 acre or more and no larger than one acre are allowed one large animal.