What is the SNA Land Use Zoning Overlay?
Stagecoach Hills is one of only two neighborhoods in Taos County to have an existing zoning overlay. The other is Upper Las Colonias, and at least 14 other neighborhoods have been in the development stage for years. Our overlay was approved in August, 2006 by Taos County and made a part of the Taos County Land Use Ordinance. The SNA overlay created distinct zones within Stagecoach Hills as either “Residential,” “Commercial,” “Light Commercial/Multiple Family,” or “Agricultural.”
Are you building or remodeling property?
Taos County Building Permit Process and the role of the SNA Development Standards Advisory Board (DSAB)
The SNA Land Use Regulation Overlay ordinance (2006-8) states:
1.a The Stagecoach Neighborhood Land Use Sub Zones are those described herein and shown on the Stagecoach Neighborhood Land Use Map located in the TCPD.
1.b. All land uses other than those defined in Article Two, Section II-A require the appropriate permit issued by Taos County, pursuant to the requirements herein. Compliance with all applicable state and county land use regulations, subdivision regulations and building codes and signage restrictions is required.
1.c. All land use applications, building permit applications and appropriate permit applications applicable to this area as outlined in this section require the TCPD to notify the Neighborhood Association by certified mail and enclose a copy of the applicable permit application.
1.d. The Taos County Commission, Planning Commission, Zone Administrator, or County Manager may refer any application to any appropriate agency or official of the United States or its subdivisions, any tribal or pueblo government, or the state of New Mexico for an opinion concerning whether the application should be approved, disapproved, or approved with conditions or modifications.
1.e. The Stagecoach Neighborhood Association (SNA) shall:
1.e.1 Form a Development Standards Advisory Board (DSAB) with a representative from each of the five zones.
1.e.2. Provide analysis and findings to the Taos County Planning Department or Taos County Commission on any proposed improvements, subdivisions, special use permits or other activities affecting this neighborhood.
1.e.3. Provide analysis and findings for each permit application in the Stagecoach area.
1.e.4. Respond to all inquiries in 30 calendar days or less."
TCPD will notify the applicant to send the following items to the SNA DSAB so that they can be reviewed prior to a building permit being issued:
Copy of building permit application
Copy of the covenants attached to the properties Warranty Deed.
Copy of Zoning Clearance approval from the Planning Dept.
Project's site plan
Project's building plans
The above items should be emailed to SNABoard@stagecoachhills.com or mailed to: SNA Board of Directors, Attn: DSAB Review, PO Box 1974, El Prado NM 87529.
If the package contains original documents, please send via certified mail or arrange for personal delivery to a member of the DSAB. Contact the DSAB Chair to arrange.
The applicant or property owner should at this time also notify their adjacent property owners so that the adjacent neighbors may review the plans at the scheduled DSAB meeting which will be arranged by the DSAB Chair. It is important that neighbors work together as much as possible to work out any issues that the building plans may present to neighbors. In this spirit of cooperation, issues unforeseen by a builder can be modified to everyone's benefit.
Once the DSAB review is complete, the review form will be given to the SNA Board of Directors and a Director will sign the form and return it to TCPD. It is then up to the Planning Dept. to ensure that the applicant complies with all SNA Land Use Overlay requirements and point out any non-compliance items.
The phone number for the Taos County Planning Dept. is 575-737-6446. If you have any questions, please notify the Chair of the DSAB Committee or the SNA President. Thank you for your interest in your neighborhood.