Reduced road width approved for Grindstone development

• One year wear warranty required for village to accept the street

Recognizing that many roads in a mountain town may not meet code standards for subdivisions, Ruidoso village councilors granted a variance for width on roads within the Grindstone Canyon Resort subdivision.

Developer Jack Mousa requested the variance and councilors took action last week, approving a variance reduction from village road pavement standards to a 20-foot width of roadway, down from the required 34 feet. In a separate action, councilors also accepted the roads for village maintenance on the condition that a one-year warranty be provided, which occurred subsequent to the meeting.

Village staff recommended the variance approval, because the roads were used in the past for vehicles access, unique topographical challenges exist and the roads augment the existing infrastructure in the area without impairment. Approval was recommended by the village Planning and Zoning Commission.

Village Planning Administrator Bradford Dyjak said the subdivision consists of 62 lots sold to Mousa by the village. In February 2016, a development agreement was approved.

“This is a bit unconventional in that typically, these standards apply when reviewing a new subdivision that is going through the normal development process,” he said. “However, given the fact that the original plat was approved in 1983, the subdivision was effectively dormant for that time period and now that improvements are slated to occur, it necessitates another look at road standards.”

In the development agreement, officials contemplated council approval would be required for any variance of pavement standards, he said.

Councilor Rafael “Rifle” Salas asked about the width of other streets in the area.

Dyjak said the width varies, but the majority of adjacent streets would be considered substandard for a subdivision. Some of those streets predate the subdivision code, but some would have been subject to the requirement. He has seen a record of the council giving variances to subdivisions, because of topographical challenges.

“Our current code is slightly outdated, it contemplates ideal situations, but obviously, with the terrain there, it would be very difficult to meet that condition,” Dyjak said.  “This subdivision has been laid out for some time. The road grading already had occurred prior to the developer buying this subdivision.”

“My concern at 20 feet is any issue with emergency vehicles or people parking on the street that might obstruct traffic,” Councilor Tim Coughlin said. “I would like to add to that the streets be designated as no parking with signs put up to prevent congestion and to make sure traffic can go through.”

Agent Eric Collins with D.T. Collins and Associates, pointed out that Cree Meadows Drive, the main connector street that runs past village hall, is only 24 feet wide.

“Most are 20 feet to 24 feet, but they still have a 50 foot right of way,” he said. The restrictive covenants of the subdivision require garages, he said, adding, “I think that’s where they will park.”

Coughlin wondered if embankments pose a problem. Collins said the main issue is curves with switchbacks. But a 20 feet width is a typical residential width of a street, especially in a subdivision with few residents going in and out, he said. Collins offered to put up “no parking on asphalt” signs, if councilors preferred.

Ruidoso Fire Chief Orlando Arriola said the fire code calls for a 13.5 feet width.

“Of course, anytime you narrow a street, you have potential problems,” he said. “Around curves are potential issues. I suggest we do some site driving and identify any potential issues and then handle those. I need to do a little more research.”

The subdivision is not the type of neighborhood that would require the larger ladder truck to access, he said.

“So there may be some specific areas and we might address them at some point, correct,” Coughlin clarified, then offered a successful motion to approve a road width variance.