Rio Rancho approves variance for 8-foot CMU wall at Industrial Park Loop with condition to address sight triangle

The Rio Rancho Planning & Zoning Board approved a variance for an eight-foot concrete masonry unit (CMU) wall constructed at 5005 Industrial Park Loop NE, while directing city staff and the applicant to identify engineering solutions to address the site's sight-triangle concerns.

Tim Dvorak, planner for the city, said the wall was built closer to the front property line than the originally approved building-permit plans indicated. "After the wall was constructed and, upon inspection, it was determined that the subject wall was built much closer to the front setback, and now a portion of that wall impedes sight at the intersection," Dvorak said. He said the applicant later measured the wall as approximately "1 foot 6 inches from the front property line, resulting in an 8 foot 6 inch encroachment." Staff recommended denial because the property does not present an exceptional physical condition to warrant a variance.

The applicant representing Southwest Block (recorded as "Bar Patch") told the board his mason measured from the curb rather than the property line and said he did not want to demolish a costly wall. "I don't really want to tear down my $65 $60,000 wall," the applicant said, and noted letters of neighbor support arguing the wall reduced dust in gutters.

During discussion board members and staff explored compromises, including lowering or moving a portion of the wall or introducing see-through materials in the affected corner. One staff member suggested a solution that would allow the corner of the wall to be approximately three feet in height from the road surface or to use chain link or rod iron in a short section to preserve visibility.

The board approved the variance with findings and conditions that require the applicant to work with the city's engineering division on sight-triangle solutions; staff said if a solution cannot be found the matter would return to the board. The chair called the vote and announced the motion passed.

Next steps include plan revisions demonstrating how side-triangle requirements will be met and any necessary lowering, moving, or partial removal of the wall to restore required sight lines.