County Planning Commission tables lot splits in Spanish Valley

Members of the San Juan County Planning Commission tabled proposed splits on properties in Spanish Valley at their latest meeting.
Members of the San Juan County Planning Commission voted to table an application in Spanish Valley for a proposed lot split on Terra Drive in Spanish Valley at the October 8 meeting. The applicant petitioned to divide a 1.2 acre parcel from three lots into five proposing three smaller residential parcels accessed via a privately maintained gravel road.
While the applicant expressed frustration over the extended procedural delays, noting an application submitted on March 4. The applicant also shared that affected property owners recorded a formal road maintenance agreement on October 6 and argued that state-mandated 2024 subdivision ordinance supersedes earlier road development standards.
However Planning Director Corey Coleman and County attorney Jens Neilson explained that the 2024 ordinance updated administrative processes but omitted technical standards for road widths, paving requirements and public street frontage.
The 2019 Spanish Valley Supplemental Ordinance mandates that all lots in Spanish Valley front a public street, with subdivision roads paved and emergency access requiring at least a 20-foot hard surface.
Members of the commission voted to table the application with staff recommending not to vote at the meeting to allow additional review by the legal department.
Another application on Mount Peale drive sought a subdivision amendment to split a 1.3 acre parcel into two additional lots.
One comment representing a neighboring property expressed concern about the proposal noting excessive traffic, a single point of ingress and egress for multiple homes and concerns with flooding during heavy rain on Mount Peale drive.
The project applicant emphasized the project has direct connections to public water and sewer and front an existing paved road.
County staff noted that the 2016 San Juan County Subdivision ordinance requires a minimum surface width of 24 feet and states that gravel streets in Spanish Valley are not permitted and must be paved. Staff measurements on Mt. peale Drive at two locations found the width to be less than the 24-foot minimum. With a single ingress and egress point. With staff asking the commission to consider if the addition of two lots is consistent with existing subdivision, access and roadway standards and whether additional roadway or access improvements should be required as a condition of approval.
The commission voted to table that request as well.
Members of the commission also held a discussion on how to address non-conforming residential uses along Spanish Valley’s Highway Commercial corridor.
Staff pointed to cases on Sunny Acres Lane, where homeowners in a commercial zone face regulatory barriers attempting to remodel homes or construct garages due to commercial zoning prohibitions.
Commissioners debated how to support property improvements without exposing the county or businesses to future nuisance complaints if commercial operations expand nearby.
Commissioner recommended a proposal to allow residential additions provided a formal disclosure notice is recorded on the property deed acknowledging the building is in commercial zoning as a sort of buyer beware. With potential future mixed-use zoning updates considered as well.
County staff agreed to draft code amendments incorporating deed disclosures for commission review.