Planning Commission - Regular Meeting

Thank you. Sorry for the delay. Um, so I'd like to call to order the November 20th, 2025 meeting of the Santa Fe County Planning Commission. Um, may I get a roll call, please? Yes. Here. Here

here. Thank you very much. Let's all please stand for the pledge of allegiance. Uh, thank you very much. The next item is approval of the agenda. Uh, staff, do we have any changes to the agenda?

Chairbo, commission members. Um so due to some scheduling issues um item number two is going to go first on the agenda. Um that is going to be the uh uh 2025 Lienga community plan. Um so that will be first on the agenda and then we'll hear the case uh 255170 after that. Thank you. So after approval of the minutes, then we'll go to the Lassiana plan and then the Bonanza Creek. Thank you. Yes, sir. Um may I get a motion to approve the agenda as amended? Yeah. A motion to approve the agenda.

Thank Thank you, Commissioner. Thank you, vice chair. Um all those in favor, please signify by saying I. I. I. Any opposed? Okay, great. Um, the next item is approval of the meeting minutes from October 16, 2025. M, you've all been able to see that. May I get a motion to approve or the Commissioner Buger?

Thank you, Mr. Chair. Uh, two corrections. Uh, page five, uh, there was a mention of Chair Bamante. That was me. So, uh, I checked it is me pa p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p page 25 uh something where uh uh Mr. Cisneros was giving an update started with just an update. That was uh that should be attributed to him, not me. So So if I'm correct, change Bamonte to Buger and change Justin to Cisneros. That'll work.

Thank you very much. Um, may I get a motion to approve the minutes as amended with those corrections? I so move. Thank you, Commissioner. May I get a second? Thank you, Vice Chair. All in favor, please signify by saying I. I. I.

Any opposed? Thank you. That passes. Uh, next we have um Where am I? the the yeah the consent agenda the miscellaneous agenda. Um I guess since these were not unanimous we need to take them sequentially. Um may get a motion for approval of the final order for case 245310. Motion to approve. Thank you Commissioner Pava. May I get a second? I'll second.

Thank you Commissioner. Um all those in favor please signify by saying I. I. Any opposed? Uh, next we have case uh 255020. Um, may I get a motion to approve the final order for that case? I'll make a motion. Thank you, commissioner. May I get a second? I'll second it. Thank you, commissioner. All in favor, please signify by saying I. I. I.

Any opposed? That motion passes. and case number 255160, final order. Um, may I get a motion to approve that denial? I'll motion to approve the denial. Thank you, Commissioner. May I get a second? Second. Thank you, Commissioner. All in favor, please signify by saying, "I." I. I.

That motion passes. Thank you. So, next we have um item B as printed on your agenda, the 2025 Lassienaga Lassiaga Communities Plan. Um Nate um or I'm Yes, Nate, please take it away. Thank you. Hello. Hey,

I see motion back there, but okay, there we go.

All right. Good afternoon, chair and planning commissioners. My name is Nate Krill, senior community planner, and I'm joined with my colleague Joseph Scala, community planner. And today we'll be talking about the 2025 Lassiaga and Lassi Gia communities plan. So just for a little background about, you know, where these communities are. So here is a map um of the planning area outlined in the bright red. And you can see that you know there are multiple communities in this community um planning area. So you have lassienegia, upper lassiaga, alcanon as well as lower lassiaga. And so that was one of the changes from the 2015 plan is to highlight that it's not just one community but it's multiple communities. So just a little planning history for this area. So the first community plan was in 2001. um done some like former planners Robert Arbor Grigo and Paul Olson as well as a lot of community members that are here today um participated in that process. Um the next plan after that was the 2015 community plan update which is pictured um on the slide. Um and then you know a once the you know the current SLDC and SGMP were approved in 2015 2016 um the community plan was implemented through SLODC section 9.8 eight, which is the Lassiaga Lassinia Community District overlay. And you know, this is just the first step, and we will come back hopefully next summer or so with the overlay amendments based on the community plan intentions for the these communities. And so, just a little background of how we've been going with with this community planning process. So, you know, we began with resolution 2024-013

um that the board of county commissioners approved that initiated this community planning process. And that was I think January 2024. And since then, we've been meeting monthly from March 2024 to July 2025. um focusing on all the different issues including water, land use um and all the and as you can see in the picture here's a good example of um some community members as well as Joseph talk looking over maps and we really highlighted uh community mapping which I'll talk about in a little bit. Um and then in terms of the adoption process, we had um two pre-application neighborhood meetings um in August and September. And then we are here today as the first public hearing before the planning commission. And then you know if approved we will have a second public hearing um before the board of county commissioners in December. And so just for a little background just as a refresher. So, here's a little graphic some former planners put together showing how the community plan relates to the overlay to the SGMP as well as at the top the SLDC. And so, the community plan is considered an amendment to the SGMP or the county's general plan. And then on the right, the community plan is partly implemented through the zoning overlay known, you know, specifically section 9.8 in the SLDC. Um and then of course the SGMP you know informs the goals in uh for the rules and regulations specified in the SLDC. And so some key updates and findings from 2015. So when we were go looking through the 2015 plan you know we thought you know what you know how many things are different how many things are the same. And what we found is a lot of the issues and conditions from the 2015 plan are still relevant today. um you know we

we're go initiate the process being like there are certain issues and we there's like was was already a lot of great information in the 2015 plan. So a lot of the descriptions and issues and conditions in the 2015 plan were carried through into the current plan. So even like while we did update you know the data and the current conditions a lot of those conditions and issues uh were carried through and we carried a lot of the text over from the 2015 plan update into the 2025 version. One of the key um revisions that we did from 2015 is the a revised community's vision statement and I'll highlight that on the next slide. Um, we also completely overhauled the organization and formatting um to be consistent with our, you know, other more recent community plans such as the village of Labahada or Tsuk or uh San Marcos. And a part of that organization, we added tons of photos and you'll see as you see in the plan as well as a few that I'll have on the slideshow. Um, you know, we have tons of pictures. The 2015 plan had a few, but we really added a lot to highlight, you know, the, you know, diverse landscape and, you know, communities in this planning area. And then I'll highlight a community map in a few slides, but we also did a lot of community mapping exercise where we had community members, you know, map out on, you know, these large printed out maps. And I'll highlight one in a few slides. And then the final and the uh element that we spent the most time on is section three, the implementation element. Um, and really making that more actionable. Um, and I'll get into a bit more detail towards the end of this presentation. And so the community plan, like our other recent community plans, is organized into three sections. The context, which you know has the history, the demographics, things like that.

Section two is the elements. And so that is broken down, you know, consistent with our SGMP, you know, land use, water, economic development, um, etc. And then the final section is the implementation element. And I'll touch on that towards the end. So this slide is the community vision statement just screen grabbed from the community plan. And so most of the text is pretty much the same as the 2015 community plan, which was also the same as the 2001 community plan, but one of the revisions we did is, you know, really highlighting how this community is multiple communities. Um, and then another thing is we reformatted it so it's not just a, you know, one big block paragraph, but broken down into these individual statements. And so this really guides the you know the community vision and then the specific goals for each element whether it's land use or water economic development and then so this is the 2025 existing land use map um and as you can see a large portion of the you the planning area is a ranch a lot of that is BLM and US um forest service land um as well as you can see kind of the clusters of housing um around the Asiana, upper Lassienaga and lower Lassienaga. And you know, one of the things you know, as going back to like a lot of the things in the 2015 plan are still relevant today. A lot of the land use, you know, from 2015 to today in 2025 has not significantly changed. So another map I wanted to highlight is this is an examp one of the community mapping um exercises. And so you know we call these community identified um you know in this case traffic and safety concerns. And so

we had you know with markers and pens community members kind of draw all over the maps of what they would you know like to see um in their community. So this particular case about traffic and safety, you can see, you know, potential roundabouts highlighted um that, you know, a wider road needs to be in some sections um things like that. And so we have this also for water and um re historic preservation. Um but really just kind of getting uh getting the community active in a visual way where it's not just you know blocks and blocks of text but also you know visualizing you know where do we need like safer roads or you know safer intersections uh in this particular example. And then here is another map that you know agriculture is a you know traditional um activity in the in these communities. And so you can see in this map that we've updated um everything in green is agriculture and the tan is livestock grazing as well as we included the asakias mapped um and really just highlighting where you can see you know in the valleys the agricult the traditional agriculture is along the you know the lassenega creek and Santa Fe River as well as the asakas around those um and that's one example and then here you know where the lassienega creek and Santa Fe River Meet. This is a picture of Tracer Roy Tracer Royos Ranch um that our um Alonzo Gyos who's in the audience uh helps manage. And um this is like a beautiful property. Um [clears throat] yeah, and then here's another map I wanted to talk about. um just is a kind of an update of like so water is one of the most important issues in the this planning area and this is like water connection maps and how um you know

about like for example Lassiaga has a mutual domestic water association but as you can see they're adjacent to a lot of the county and city um services and um as you'll see in the implementation element um a bunch of the pri community prioritized projects are around water including extending water lines eventually hopefully into the community. And so one of the things that we did is do that. We did the implementation matrix and this is so this is a community prioritized um long range pro projects and programs. Um so this is just the first six priorities and as you can see you know extending the water lines is like the top priority for the the communities as well as remediation planning specifically around PAS and other contaminants. Um and in fact you know the reason why we moved up this agenda item tonight is that they have a community meeting about PAS at 6:00. Um, so just like highlight that it's like this is like an emergent like huge issue in the community. Um, and some some of the other programs and projects that they prioritize as a community include, you know, fuel mitigation and fire flood response. Um, a new hopefully a new joint city county wastewater treatment plan as a lot of the planning area is downstream from the current wastewater treatment plan and has to deal with the effluent from that plant. Um the fifth one is emphasizing our transfer development rights program program and really you know hopefully in the future as well as in the overlay you know consider having better preservation of uh traditional agriculture in a sakia lands. Um and like relatedly is you know going back to extending water lines and you know a water agricultural water is analyzing supplemental water use for irrigation. So these are just

the first six in the community plan. And there's a bunch of other programs um that the community identified. Um and [clears throat] you you can see one of the things that we consciously added in the m implementation matrix but also the goal strategies and action section is identifying potential partners. And that's being like one of the deficiencies we've seen with our community plans is you know being like you know we have these great goals and strategies and actions but you know who do we work with? you know, how long are we gonna, you know, work with these groups? And so, you know, as you can see with the top priority, you know, some partners, potential partners include, you know, the LCVA, the, you know, the county, New Mexico Environment Department, but because that is such a, you know, big project, we are looking at, you know, a 10 plus year time frame, for example. And you can see in that column of all the the potential, uh, time frame for each program and project. Um so that's the implementation matrix and then after that in our in the community plan is the goal strategy and action section. So this gets you know it's a pretty big section all sorts of different goals and strategies and actions. In this particular slide I just highlighted the land use section. Um and like you know they do you know are in communication with the implementation matrix but I would say the implementation matrix or the programs and projects that the community is like particularly prioritizing in the next 5 to 10 years but there's a lot of other goals and actions and identified visions in this section like whether it's about open space or other topics um that go into much more detail that are not necessarily not important but they're not as prioritized um as a um for the communities and as a former colleague said you know if everything is a priority nothing is a priority and so

you know how like the implementation matrix is kind of this road map for the communities but also the county to making sure that you know we implement these you know especially like like important projects and then just one other thing I wanted to highlight for this se The slide is just the, you know, specific things that will work with the community for their over community district overlay amendments. And so some of the things that came up, you know, with over the course of the planning process that the community identified within the overlay that we need to talk about further, you know, including the setback standards, the height standards, um, commercial cannabis, uh, standards, as well as some potentially road design standards. And so we didn't, you know, in this document we didn't include any specifics just like the general intention of the communities. And hopefully in the spring of next year we'll have additional community meetings where we'll hash this out as a community reach consensus about changes and then we'll be back in front of you hopefully next summer or fall with those community um with those amendments for that community district overlay. And yeah, thank you so much. I stand for any questions or comments. Um, yeah.

Thank you very much, Nate. Really appreciate it. Um, commissioners, do you have any questions of staff? Oh, Commissioner Pava, thank you.

Thank you, Mr. Chair, U Nate, and the planning staff. Uh I was very impressed with the plan. Uh read through it all. Um and uh I thought it was a a very fine effort summarizing a lot of the the issues and I I commend staff for a a great job. There are a couple observations that I would I would make. Um one is particular to table three on page 22. when I started to do the math on some of these, I think you just need it it's it's all there, but it's it's it's not accurate at this point. Check your numbers. The numbers are all there, but I think the 20 the 2000 to 2010 versus the 2010 to 2020 take a close look at that and and and it will all the results will all be correct as they are in column in the right hand column. which so in general with that being the first table I would take a close look at all the tables because of course you know when somebody looks at one table and they say well this is not not credible and you're only on page 22 and you got 130 more pages to go so um it's all there just needs a close look uh and an edit another thing that I was impressed with was the discussion of opportunities and constraints as the baseline for everything else in the planning um and and I like that. But I wondered if it's possible to present some kind of an opportunities and constraints map in the document. Um maybe in the land use section as a preamble to to summarize pretty succinctly all the good information that is in the plan. And that relates back to highlighting your issues later on uh in

the issues matrix, you know. Um and that might be helpful if there's a graphic way to do that. And then I had a question about the the issues matrix. Obviously, there had to be some method of prioritizing the the priorities. Okay. And I wondered if it'd be possible to embellish that in the introductory paragraph or explain how you came to those priorities. Obviously, you you had a a process and and and and out of that came the list of priorities that you just discussed. Um, other than that, uh, great job.

Thank you very much, Commissioner. Uh, Commissioner Buger. Thank you, Mr. Chair. I concur. This is a nice plan. Uh, couple questions. Uh, and I'm looking for clarification. Part of what we deal with on the planning commission are uh uh family transfers, density variances,

uh accessory dwelling units. So, we look to a plan like this and then to the overlay for guidance in making our determinations. So with that um on page 112 mentioned uh the water resources key issues uh the uh there's a mention that uh area residents have identified that property division through family transfer splits and variances are being used to divide properties below the minimum lot sizes. uh that uh and it goes on uh that while the community supports the family transfer process, it is felt that more careful examination of the potential impacts of increased densities on local water resources are necessary before variances are granted. So either from you or later there's other testimony. I'd sure like some guidance as far as what does that mean as far as when we um hear variance requests. Uh and I think there's something that's related to that in your implementation matrix to your land use goal one strategy one where you reference uh that you be interested in amending the height standards uh dwelling density setback standards. [snorts] Um is there a general sense that um the restrictions are too lenient or not lenient enough? Uh it would be good to get some feedback

on that.

Yeah. So chair and commissioner Buger. So for the you know the examples that you brought up in the on page 136 the you know height standards the particularly the setback standards were one of the things that the community initially brought when we initiated this entire process and that I'm sure you've seen as a planning commissioner the setbacks in this community are perhaps too strict in a lot of cases um where the you know reality of you know built currently built structures you already impedes on a lot of the uh you know current setbacks and so generally from what we've heard from the community around like setbacks in particular is that we'll um reduce setback standards for the community. Um we didn't get into the exact whether it's you know 20 ft or 15 ft etc. Um but just like the general intention of the communities around that. Um as for the other ones um we didn't like such as height or density um we'll have to have additional discussions with a community about their exact intentions around that.

Thank you. Thank you commissioner. Any other questions from commissioners? Vice chair. Thank you. Thank you Mr. Chair. I I guess my question uh is for staff. First of all, is is there any other communities that that have come to the board of county commissioners requesting something similar to this or is this the only community?

Yeah. So, Chair, uh, Commissioner Trillo, um, so this is there's we have around 12 community plans. Um, and most recently the planning commission heard the village of Albahada community plan in June in June. Um and then after the planning commission, we go to the board of county commissioners. And then before that, I think the most recent plan was the tsuk village of tsuk community plan in 2022. Um and of course every community has different needs, different issues. Um and so and of course different histories and so you know we do see like a wide variety of you know amount of text versus um yeah and so like just for example the um you know this particular community has been one of our more active community planning efforts and so that's one reason why this document is almost 160 pages. um you know other communities you know we're looking at like under 100 pages for example um and so this is has been a you know ongoing community planning effort for almost 25 years now and so um you know we're one of their key focuses in this plan and like I tried to highlight it in my pres my presentation is that you know there's a lot of great ideas and you know a lot of the issues are explained really well in the 2015 plan but we really tried to do in this plan and a lot some of our more recent plan is how do we solve those problems in like an actionable way and so that's something that we really try to highlight um you know not just about you know the SLODC but you know broader community development issues as well

okay and Mr. chair and thank you for that. I I I'm encouraged. I mean, this is good to see the communities do this as as I remember during the time that they were at least my recollection because I attended some of these community me and Chimo and the valleys down there and Robert Ggo would try and put out a notice and two or three people would show up and and it was hard for him to develop these community plans and I know they all went into the code and now we're seeing some of the ramifications. So, I'm very encouraged that some of these communities are and you guys are moving forward with getting this done. Thank you so much.

Thank you, Commissioner. Uh, any other questions? Commissioner Krueer. Sure.

Thank you, Mr. Chair. Uh, so again, in the implementation uh section, there's which I applaud. uh it's got a chance that this plan would actually be implemented rather than just sit on a shelf. So this is this is very good. Uh throughout all of these strategies and actions uh the planning division is very prominent in what they're going to do for uh in action items. There's there's a lot of there's a lot of commitment. So the question is uh do you have the current staff resources to fulfill that commitment?

Yeah. Chair Commissioner Buger, I I I would say yes, but also that you know we're just a partner in implementing these and obviously there are certain actions where you know especially around like census or mapping um thing like programs for example like that's something that staff can do but one of the things that you know you know for example like we will be able to put in contact like the community in contact with let's say the state broadband office to make sure that they can you know facilitate that connection. And so a lot of the actions are more about I say facilitation than rather than like project management. Um and it's like you know we're we're community planners. We're not project managers. And so obviously some of the projects and programs will like have some degree of that but it really um [clears throat] yeah it really kind of depends on the action. And then on the flip side, you know, what during one of the uh community meetings, I come with a draft of the implementation matrix and I had put, you know, the LCVA or Losi Valley Association on like most of the actions. And then of course LCVA was like, whoa, whoa, whoa, we don't have the capacity to do that. And so, you know, while we staff has like, you know, some degree of capacity to help the community, it also is like a capacity on their end to um Yeah.

Thank you. Uh I have a question about kind of the next step, the overlay district amendments. What can you describe that process? because I imagine that in a community, especially if a lot of people participate, there may be differences of opinion. And so what winds up, you know, when you put the ingredients together, what winds up in the final cake and how does that come about?

Yeah. Ch uh chair. So, you know, our community planning process is driven by consensus decision-m of course and you know if there are you know very differing opinions um you know for example um a more recent example within the Tusuk community plan community plan we had to bring in an outside mediator because their fence and wall standards there was the pro fence group and then then there was the anti-fence group and we had to bring in someone else to you have them hash it out and get basically what we try especially if it's such a divisive issue we get you know the the end goal that we try to reach is like something that as many people can live with as possible and so in this tuk case we you know we came to that where the proence and the anti-fense folks were able to come to an agreement that they could all live with um and so that's like one of the mechanisms that we can do um as planning staff um as you know of course listen to the community engage age um about like whether those about setbacks or hideer into suitcase case fences and walls.

Thank you. So there might be some issues that it's relatively straightforward to reach consensus and there might be some that it's kind of grudging consent on both sides where you know it's a 5 and 1/2t wall instead of a sixoot or an 8 foot. Okay. Thank you so much. Any other questions from commissioners?

I just have a comment. So I'm biased because this is my community. So, I really appreciate the amount of work that's been put into this. Uh, I'm really glad to hear that there is so much involvement in it. In fact, I'm probably a little bit ashamed of myself for not being involved as much as I should be or could be. Um, my wife is actually the president of the LCVA board, so I let her handle a lot of that stuff really, [laughter] you know. Um, but no, I want to just basically uh say that it's it's a really amazing document that everybody's been that's been put together here uh for the community. I think it actually covers a lot of key points that need to be addressed and considered. Um the one question that I had on my end which I thought was interesting is the fact that you have taken our community and also looked at it as subcommunities within it, right? Um so one comment that I would have or question as well is considering um some of these potential changes to the SLDC as far as you know height restrictions etc. I mean uh you know we deal with variance requests because it is a you know across the board zoning uh code you know that doesn't really fit for every single place right and it's almost the same thing here even when we're dealing with an overlay district each particular community has a different you know um a different manner of being you know so it might not be necessarily across the board so that's another thing that maybe to consider you know so again with respect to trying to limit the amount of variance request that we see um you know you know having these subcommunities also have a say as far as you know potential differences in in these uh zoning regulations and uh I think that's yeah

thank you commissioner any other questions from commissioners um Nate in this process our members ers from the community who are present um interested in coming forward and I know you are uh so if if this is the appropriate time um uh please come up and be sworn in um and and give your statements and opinions. Thank you, Mr. Chair. You don't need to be sworn in. Okay, great. Correct. Say whatever. Yeah. Sorry. That's because this is a legislative rather than a quasi judicial proceeding.

So you you don't need to be sworn. No. But please yourself introduce yourself to the group.

Uh thank you com uh chairman. Thank you for commissioners. Uh my name is JJ Gonzalez. um a member of the planning committee that um that reviewed this community plan. We've been working on this since uh like January 2025 or 2024 really. Uh thank the county commissioners, the board of county commissioners for allowing us to proceed with this with this project. uh we've had some catastrophic events in Lienega, you know, so this plan is, you know, people are having a meeting tonight with some of the address some of the concerns of the valley. And uh I just wanted to say special thanks to uh Nate Crayle, Brett Clavio, Joseph Scala, and the rest of the uh planning commission, the the growth management plan people and also the valley association, the Lashene Valley Association was the main sponsor of this update. And uh we also had like uh 60 members of the planning committee, past and present members and they all participated in in se not everything but in several of the sections that they were very concerned about. So I think we have a really good plan. This plan hadn't been updated since 2015. The county plan was adopted in 2016. So, I think now with this update that we're kind of consistent with what the county plan is, and I have other our community planners with us here, they they want to probably say some thank you to to some of the the planning commission and stuff and some of the county staff. So, thank you very much.

Although I put together a little couple of things, I probably don't need that. 30 years in the military. The leadership that uh the county produced and uh their coordination and schedules and stuff was phenomenal. Let me tell you, thank you to the entire team of county workers. I put this together real quick. Uh their thoughtful and wellorganized plan for continuing the use of traditional lands in the area. The water is is phenomenal because right now in the time that you saw that our government's getting crazy uh the sustainable uh agriculture that's out there, it went to use to a lot of families in the valley. And I got to see it because I plant over by hand with the experience of a few of the elders in the community. Over 50 acres in that area. I uh ranch manager for the BLM on one of the largest ranches and also a ranch hand on the other. And uh let me tell you what, their consideration for the people and their and their heart and what they think is going to be the future for their children. They kept that in mind. Thank you very much, chair commissioners. I appreciate it. [clears throat]

Hi, I'm Carl Dickens, former president Loan Valley Association, current member of the Santa Fe Rivers Traditional Communities Collaborative, and an exeicio member of the uh county water policy advisory committee. you have a lot of water experience. I want to commend and compliment the county staff on doing just an outstanding job in terms of uh putting this plan together. This is the third time I've been involved with it. Uh the previous times took literally five years each time. This time was it efficient, it was professional, and they did a great job. And I want to commend um our current leadership of the Los Valley Association. I mean that sincerely. Um, Andrea L Cruz Crawford does an outstanding job in terms of keeping our focus and and moving forward. Some of the things we do that are kind of special, we have a a community breakfast every other month where we get together and have an opportunity to share stories and talk and uh news. We have our representatives appear and share information. We've just restarted our um community newsletter last Noisia. It goes out to almost 1,400 homes in the community. So that's another way that we communicate. We have an outstanding uh website that uh Andrea put together. Uh so we do a real good job of communicating and when something comes up, I remember when we had the challenge of the Santa Fe Canyon Ranch, which is a number of years ago, which is going to be a 625 home subdivision on the south end of our community. And we rose up very quickly. I remember one of the things that they wanted to do is bring out county water. Within two weeks, we had over 700 signatures on a petition opposing that. Um, it is still something that that hasn't been completely resolved, but we certainly were able to prevent that uh development from happening. But again, thank you so much to what you do in terms of your service

to the community, but a great thanks to the folks uh the planning guys that put this together. So, thank you. Thank you.

Good evening, Mr. Chair and commissioners. Thank you for letting us speak on behalf of Losen Plan here. Uh first and foremost, I recommend uh ask you to approve this plan to move forward. Um I want to commend staff uh the planning staff here did an excellent job. I'm one of the committee members that uh went over a year visiting the re revision of the plan. Um I'm a native uh born and raised in Las Sineaga. Uh the passion I have to to continue the traditional uses in the valley there are are first and foremost uh the plan touches every aspect of the traditional uses water land sprawl the development is a big problem out there and I commend you guys for uh the variances you have to deal with uh setbacks etc etc. Um it's a challenge these times and over 2025 and now uh I've been there since little kid 1960 uh a lot of change and I realize a lot of change going forward. My colleagues mentioned the sustainability of the egg in the valley is very important as we have these challenging times with the government etc. So again I thank you and I recommend that you pass this to move forward. Thank you.

Thank you sir. Thank you. Thank you. So, what's your pleasure pleasure, commissioners? I get a motion for approval. I I believe that's where we are in the process, right? You're actually recommending approval. Recommending that the PCC approves Yes. the plan. Yes. I get a motion that the planning commission recommends approval of this recommends that the BCC approve this plan.

Okay. I motion that the planning commission recommends that the BCC approve uh this community plan. Thank you. May I get a second? I'll second. Thank you. We have a motion and a second. Um all those in favor, please signify by saying I. I.

Any opposed? That motion passes. Thank you so much staff and thank you members of the community who participated. And the the next item on our agenda is case 25-5170 Bonanza Creek Ranch um zoning map amendment. Destiny Thank you, Mr. Chair and commission members. Destiny Romero, building and development review specialist senior. Bonanza Creek Ranch LLC applicant through its agent, Jenkins Gavin, requests a zoning map amendment for a 297.853 acre parcel to permit a broader range of uses than is currently permitted. The property is located at Fort Eliza Road and is zoned mixed use. The proposed zoning districts are commercial general, industrial, general, residential community, and mixed use. County water and sewer infrastructure are both available on and adjacent to the property. Applicant is also seeking approval of a conceptual plan for the parcel in question. Although the two applications will be consolidated when presenting when presented to the board of county commissioners, conceptual plans for parcels outside the plan development district and community college district are not presented to this body per SLDC table 4-1. The applicant acquired the property by special warranty deed recorded as instrument number 969724 in the Santa Fe County Clerk's Office on January 2nd, 1997. The property is undeveloped except for a mobile home residence at the northwest

corner and some utility infrastructure. The applicant has authorized Jenkins Gavin to present to represent applicant in this process. The application to amend the property zoning was submitted in accordance with section 1.15 of the sustainable land development code. The propo proposed zoning for the property is approximately 80 acres as commercial general, 54 acres as industrial general, 69 acres as residential comm community and 94 acres to remain mixed use. The applicant has addressed the zoning map amendment criteria as outlined in the memo. On October 9th, 2025, this request was presented to the sustainable land development hearing officer. The hearing officer memorialized findings of facts and conclusions of law in a recommended order on this request. The hearing officer based on the evidence presented recommended approval of the applicant's request. Staff has determined that the application for the zoning map amendments is in compliance with the subdivision and design standards set forth in the SLDC. Staff recommends approval of the zoning map amendments. If the planning commission finds that the application has met the zoning map amend amendment, staff recommends the following conditions. Mr. Chair, may may I enter the conditions into the record?

Yes, please. Thank you. I stand for any questions. Thank you. Uh, commissioners, uh, do you have any questions of staff? Uh, I I have one question. Um, although the conceptual plan is not something we approve. It was presented for us just for context. Is is that kind of what I'm getting, Mr. Chair, commission members, that is correct. Perfect. Thank you very much. Commissioner Pava.

Thank you, Mr. Chair. Uh, my question is simply about the U early neighborhood notification meeting. Uh, I correct me if I'm wrong. I might be mistaken. Although I saw reference to an announcement of the meeting and I did not see that there were minutes uh or a record of the meeting uh in in the presentation in in the reports. Was was there actually a summary or should I address that to Miss Jenkins when she speaks?

Mr. Chair, commission members, they did have a neighborhood meeting that was supplied as an exhibit and that is exhibit C for the pre-application neighborhood meeting. Yes. But there's no, correct me if I'm wrong, but there's no substance in exhibit C about the what happened at that meeting. Am I wrong?

Maybe that's a question for Miss Jenkins when she she's up. M commission member Pava, you are correct. There is no substance in it. It might have been left out as part of the exhibit. Perhaps uh Miss Jenkins can further uh introduce that to you. Yes, thank you. I didn't mean to put you on the spot in that regard. It's just that I was looking for it and typically we see that and so uh it's certainly something that Miss Jenkins can address. I appreciate it. Thank you. Thank you, Commissioner. Any other commissioners have questions of staff? Thank you very much, Mr. Romero. Thank you.

Oh, wait. Commissioner Buger. Thank you, Mr. Chair. Mr. Romero, on page four of your staff report, you mentioned that the commercial general district is a receiving area for TDRs. Is this true? that that might have been excerpted from Miss Jenkins uh uh report. So I could that I could hold that question for later.

Mr. Chair, commissioner members, yes, that did come from the agents report. I would definitely refer that question to the agent.

Uh so question for you then. the uh condition of approval. Um second one, the conceptual plan shall expire in five years unless extended by the BCC and the risk of overstepping our boundaries because we're just concerned with the reasonzoning. Uh I don't understand this this the if this project is approved the uh timeline is way beyond five years. So why would you have a expiration date of 5 years that you'd have to go to the BCC?

Uh Mr. Chair, Commission, um Member Buger, can you can you uh rephrase that question? Okay. it. Uh staff recommendation the conceptual plan shall expire in five years unless extended by the BCC. Why did you pick five years? Mr. Chair, uh Commission Member Ber, I believe that is a provision in the code that's that's for that section. Okay. Okay. Fair enough. The last uh last item is not a question. And it's just a comment

uh and the long range planning folks have departed but uh I'll make the comment anyway that there was a memo from uh from the long range planning that I had to that to you um that uh and it had a couple of pages on uh material related to the sustainable growth management ment plan. It would have been nice if given that a criteria for approval of this uh request is consistency with the sustainable growth management plan. It would have been nice if in that memo there was a statement that indeed this request is consistent with the sustainable growth management plan. you you make that assessment and that's that's that's fine but uh it is just a comment given that uh that division um uh were primary authors of the plan would have been nice for them to make that statement.

Thank you. Thank you, Commissioner Vice Chair Trill. Thank you, Mr. Romero. Um, I'm looking at the uh Bonanza Creek report and I know that the hearing officer recommended approval and so did staff, but it says here towards the last part of it, it says agency review exhibit 6 and it gives like the New Mexican New Mexico Department of Transportation and New Mexico Environmental Department. Uh, well, New Mexico DOT says approved and then New Mexico environmental department says recommendation. Uh what is the difference between the recommendation and approved?

So the approved from NM do Mr. Chair, Commissioner members, um they approved it with through via email. The recommendation from the New Mexico Environmental Department was for us to send it off to another lady within the review agency. Um we I did send it off, did not receive a review back from her.

Okay. And Mr. Chair and Mr. the uh it says on all of these it says see exhibit six, but I don't see an exhibit six cuz like the the office of the state engineer chose approved and I'm just kind of curious what the application look like because you know what where does the water come from for all this development? Is it coming from the county utility or is it coming from wells in the ground? Where is it coming from? Mr. Mr. Chair, commission members, they are on community water. On comm community water. Yes, Mr. Chair, that would and commission member Jill, that is county water. Oh,

yeah. Sorry, my my apologies. County water. Okay. And so, Mr. Chair and and staff, that the the county water lines are already that direction or they have to still take them out the infrastructure. Mr. Chair, commission members. um it is in the general vicinity. They will have to extend their lines uh to to connect with this commissioner. That's detailed on page 12 of the staff report. Um there's a paragraph on water on when they have to build what lines for whichever phase as I read it. Okay. Thank you, Mr. Chair.

Any other questions from commissioners? Commissioner Buger. Mr. Chair, I'd like to follow up on uh Commissioner Trillo's uh u question that and this may be a question later for the applicant as well. uh in considering a reasonzoning um I would think that we have to estimate the the change in int development intensity uh of the request to change in terms of water terms of traffic. Um I have no idea uh from my review of the information just what uh extent of that change is how much more water would be used, how much more traffic would be generated. And um it would be helpful in presentation that that information be presented. We we did not I didn't see a traffic impact analysis in our um uh [clears throat] our information here. So u but we'd wait for the presentation. Thank you. Thank you, Commissioner. Uh Mr. Chair, uh commission members, um Mr. Pra, I do want to mention to you on uh page 12 of the applicants report um does indicate that a pre-application neighborhood meeting was conducted on January 13th, 2025, and approximately five members of the public were in attendance. Um there were pre-application neighborhood meeting notes um that were supplied but did not make it into the packet.

Thank you for the clarification. I I appreciate that. Um if I might, Mr. Chair, um uh Commissioner Ruber brought up a good point about the ambiguity of the August 22nd uh memo from uh from the long I would call it long-term planning the uh staff. It's it's it cites many policies and goals and particularly the policies and it breaks them down by the different elements economic development, resource conservation, land use, zoning and it refers to them as being applicable. And only at the very end, the final sentence do we we see one a one-s sentence paragraph that says staff recommends approval of the conceptual plan with the conditions mentioned herein. And yet there are no actual conditions unless we infer that the policies are in fact conditions. So although some of the staff is is not present, I would say before this goes to uh governing body to to the board of commissioners, it might be a good idea to further clarify some of this. That's that's a little bit more than just housekeeping because the essence of the zone change is does it in fact uh foster and further the policies in the sustainable uh development plan. That's my my uh opinion. [clears throat]

Thank you, Commissioner. I would make a planner's joke here, but I won't. Um I I think you know I I think that um I appreciate the scrutiny that you are applying to this because it is essential that we try and focus the the ask of of this body so that we don't have to interpret what their eight-page memo says or what their 10-page memo says. Um and I appreciate that those comments. Any other questions of staff? Thank you so much, Miss Romero. Um, applicant come forward.

Mr. Chair, if I might interject just a piece of information before we forget Commissioner Buger's question earlier. Uh, the the CG commercial general uh district is considered a a receiving area for transfer of development rights. Thank you, Roger. Great. Hello. Please be sworn. Great. Thank you. I do.

Jennifer Jenkins, 130 Grant Avenue, Sweet 101. Great. Thank you. Good afternoon, Mr. Chair, commissioners. I'm Jennifer Jenkins with Jenkins Gavin and it is my honor to be here this evening on behalf of the Hughes family and Bonanza Creek Ranch and um I'm going to go through the presentation and then I'd be happy to stand for any questions. So um I've introduced myself and um and the applicant. Also joined today by Mike Gomez with Santa Fe Engineering who is the civil and traffic engineering consultant on the project and he is available to answer any questions. As um Destiny mentioned, we um did go before the hearing officer on October 9th and the hearing officer did recommend approval and those um findings are in your are in your packet. So, the subject parcel is um just under 300 acres, 297 acres, and it is located I know you guys can't see me point really when you're, you know, looking at your screens, unfortunately, but on the east side of the property is Highway 14. And to the south is the um the state penitentiary, as well as at the north end of that parcel is Santa Fe County's Quill Wastewater Treatment Plant. And to the west we have the existing Carlson subdivision. And to the north we have some vacant property. And then we have the um Vive Vista um community to the north. And kind of going off to the northeast on the other side of Highway 14, we start getting into the community college district and [snorts] all of that um residential and mixeduse development in that in that area. So the existing conditions, so the property is is pretty gently sloped. Um we do have a designated FEMA flood plane that traverses um kind of um through a portion of the northern part of the

property. We do have a little bit of terrain um that slopes down to the south um in kind of the south central area of the site, but generally um like I said, the terrain is gentle and it is um eminently developable. So there was a question about existing utilities. This property is um really benefits from significant utility infrastructure that if if it's not on the property, it is directly adjacent to the property. So we have um you you can see this utility corridor here that runs right down the middle. There is a water line here and there's also a force main sewer line that comes from the county. Um the V via Vista lift station. sewer lift station is located here and that goes down to the wastewater treatment plant. We also have water in Highway 14 and there's also water line along our south boundary. So, um that is one of the things that really makes this property um so prime for development is this access to public utility infrastructure. So we um as we all know the county is divided up into three sustainable development areas and this property is in sustainable development area one which is the county's highest priority for growth. So here is our zoning map. So um the property is currently zoned mixed use. This zoning was established in 2015 when the SLDC and the associated zoning map was adopted by Santa Fe County. And um as you as I mentioned everything you see in the kind of light purple color is um plan development district. So what you see to the east is the community college district and then um what you see to our west is um is residential community and then we have some more

plan development district based on some other master plan approvals to to our north and our northwest and then everything to the south of course is zoned institutional. So we are here for um three zoning map amendments. We are proposing to reszone 80 acres to commercial general, 54 acres to industrial and 69 acres to residential community. Um about a third of the property will remain zoned mixed use. And what really drove this exercise is looking at this property because it has a very unique context. our surroundings are um very diverse. And so we really wanted to create a plan that responded meaningfully to those surroundings. Just taking 300 acres and slapping mixeduse zoning on there and calling it a day, it's not a a thoughtful and it's and it it made sense at the time. It was it was an appropriate um approach 10 years ago. Oh my god, is the SLDC 10 years old? Oh, that's crazy. Um, it was an appropriate thing to do. It's a large parcel for the county to get into the weeds about, you know, what zoning districts are appropriate where. It it was it was it was it was appropriate at the time. But when you really look at the context of this property, the state penitentiary and a wastewater treatment plant or neighbors to the south, we have some fairly low density residential to the west, higher density residential to the north. We have a highway to the east. So it is it is a a a uh like I said it is a diverse context. So these zoning districts were very thoughtfully and carefully thought out relative to how do we respond meaningfully to our

surroundings and the conceptual plan for the property speaks to that. And so this conceptual plan is really it's really a zoning plan and that is that is the nature of it because this is this type of project with this scope it it's market driven right so we establish zoning then we can go in and we can do we can subdivide we can create commercial parcels we can start building infrastructure we can create some industrial parcels and attract those users and so um so we're really here. Zoning really is the focus, frankly. So, yes, we are we're going before the BCC, but um you know, having an opportunity to discuss this with the hearing officer in this body, I think is is really useful and and really important because that's really what we're here what we're really here to talk about. So, this is the um the plan for the zoning districts. So, I'm going to start on the east side adjacent to Highway 14. Um, everything you see in kind of that peachy color, I'm not sure what color it is on your screen, but on this screen it's kind of a peach color. That is the commercial general. And what is great about commercial general is it's actually in and of itself a mixeduse zoning category. It does allow residential uses. And so it's not kind of a one-trick pony, so to speak, but um you know, taking advantage of our Highway 14 frontage, commercial businesses, they rely on visibility and they rely on how many cars are driving by my business every single day. That's what makes commercial development viable. Okay? So, we want to take advantage of that. And so, that's why we have the commercial there. And then as you move a little further west, a little further away from the highway, we want to be able to support office development. We want to be able to support multif family

development, possibly live work development. And um and so because those are commercial businesses don't don't rely as heavily on that direct visibility, for example, from um from Highway 14. And then um moving to the south, we have our industrial area. Again, responding to our environment and our surroundings and our context. We are right next to a wastewater treatment plant. Mixed the mixeduse zoning district is primarily and fundamentally residential zoning. It allows for a little sprinkling of non-residential use, but fundamentally that is residential zoning. I don't think anybody wants to put a bunch of houses next to the wastewater treatment plant. So, we know there is great demand in this community relative to an economic development strategy for industrial type uses. And we're not talking about asphalt plants here. We're talking about office warehouse, you know, and and also the film industry has has expressed we have Santa Fe Studios right across the street on the other side of Highway 14. They need a mill shop where they can build their sets. They need to have place where they can store th those set materials. And so ha this the industrial element here is really it's it's an economic development driver because warehouse space is really hard to come by in in the city of Santa Fe as well as Santa Fe County. This has great access for transportation purposes from Highway 14 straight up to I25 straight out to 599. So, we really believe that um doing a really nice business park here is is going to be really a a great um shot in the arm um for the economy of Santa Fe County. And then we kind of get to kind of this central area here. This is the area that it we're going to it's going to stay mixed use. We really um and this

supports a diversity of housing types. The mixeduse zoning district is also a receiving area for TDRs. I was chatting with Herbert um before the hearing began and he was like, "I got to unload some TDRs." I'm like, "Have I got the project for you?" Because this project is going to be a significant consumer of TDRs in order to achieve some more workable densities that help you afford to pay for your infrastructure. for example, we already have really high quality homebuilders who've expressed significant interest in this community. And so we're like I'm holding them off. I'm like just you have to be patient. You have to wait. We're not there yet. I've got to you know I got to get this I got to get this approved and get this going. And so we are um so we're really really excited about that. That you know the first thing to happen here may not be the commercial on Highway 14. the first thing to happen is going to be potentially a brand new neighborhood here, which is really exciting. And then as you move to to to our far west, um we have, you know, a neighborhood to our west that has has some diversity, but we've got some acre lots, got some 2 and a half acre lots, you got a quite a few five acre lots. And so in responding to that, we thought, you know, that is zoned residential community. So let's have a transitional zone where we kind of match that zoning, match that development pattern. Residential community is basically, um, oneacre lots. That's kind of what you would envision seeing there. And so um, so we created a residential community kind of zone on our west side. So, we really feel that we have some really logical transitions among the intensity of uses and again zoning districts that respond to our surroundings. And we're really here to create a dynamic mixeduse

environment that is walkable where you could live here and work here. You could live here and walk to walk to services, walk to a store, walk to a restaurant. And um so that is really what we are we're trying we're trying to create. So just talking about um access real quick. So we have two primary access points on um on Highway 14. We worked we did conduct a traffic impact analysis that was reviewed by Santa Fe County as well as the Department of Transportation because of course Highway 14 is their facility. And so um so that has been approved. And one thing about the traffic study that is really important to um to understand is we're again we're at a conceptual level, right? Do I know exactly how many dwelling units are going to be here? Do I know exactly how much how many square feet of commercial are going to be here? I do not. But what we did do is we looked at the zoning, we looked at the terrain, we looked at all this and we had to make some assumptions. So we created a land use program and that program informed two key documents. It informed the traffic study and it informed the water budget because we have to make certain assumptions. So as this project moves forward and we come in with our first phase, our first subdivisions, whether it's a residential subdivision or industrial or commercial, we come in with our first subdivision. We're back in front of the BCC. We will have a a water budget for that phase. We will do a line extension agreement with Santa Fe County for water and sewer service for that phase. We will also update the traffic study for that phase to say, okay, we don't have to guess what's going here. We know what's going

here. And so we do. So the traffic study and as well as the water budget, these are organic documents that get updated and refined as through the course of development for the project. And so we are we're we're starting at this kind of 30,000 foot level and then if we come in with a a an update to the traffic study, it's like well the recommendations that were made originally don't really fly anymore, so we have new recommendations. they're going to have to build an extra turn lane or they're going to have to do a little extra something to make sure, you know, the the roadway network continues to operate. So, there are so many bites at this apple as the project goes through the course of development. And I just wanted to speak real quick, Commissioner Buger, to your comment about the um the expiration date that is straight out of SLDC. Master plans and and under the current code, conceptual plans do expire after 5 years. Um, but as long as you are moving forward with subdivision plats and and and development, it kind of automatically extends the conceptual plan. So, it's only if we sit around in the next 5 years and we did nothing, I would have to go back to the BCC and request that time extension. But as long as things are moving along and subdivisions are being approved and development is occurring, then we don't have to worry about the conceptual plan expiring. But really, really great, really great question. And so our third access point, just getting back to that, is in our um upper um northwest corner. And I think let me back up a little bit because I think I can show you where that connects a little better. [sighs] Yeah, here we go. So right up here is Lewis Road and that leads right out to the um I25 frontage road. So this is a

um another access point that creates really nice connectivity from I25 frontage road all the way over to Highway 14. So that is our um our third access point. This will likely be the last or maybe earlier. We'll see depending on which how things um develop. Um but uh but that is our third access point. So the whole project is served by those three access points to to the public roadway network. Let's see. Let's go back. And um there is a requirement for a 30% open space dedication. So this project will include 89 acres of open space at least. We are identifying obviously the flood plane is part of the open space. And so as each subdivision comes in, they will be designating their open space. And then we're going to create this connectivity among these open space corridors so we can have open space and trail corridors and um as well as you know sidewalks along the roadway. So there we we're really working to create a um a pedestrian um friendly environment, a walkable environment. I um which is also great for cyclists as well. So just zooming out a little bit, you can kind of see this in the context of of our surroundings and um what you this is the intersection at 599 and um highway 14 and there's the the Alups right there and then we have our VIA Vista neighbors to the north and then you can see the development pattern in the Carlson subdivision. again, some larger lots, some smaller lots, but that subject is probably averaging out at, you know, one or two acre lots on average. And so, um, you know, looking into the future, you can see, you know, a really dynamic community that has a

diversity of housing types. That's something that the sustainable growth management plan speaks to a lot. For years, I think Santa Fe County, we had two and a halfacre lots. We had our 5acre lots, and you know, that's kind of what you had. And then we got the community college district and that started generating um much more diversity in housing types. So we're really um we're not in the community college district but that to some degree is we're modeled after that in terms of the types of uses that we are um that this zoning um this collection of zoning will allow. And then this just shows the phasing, the way the phasing is right now kind of starting at the east, moving our way west with four phases. But we do have language that states that, you know, the phasing isn't necessarily sequential. So like I mentioned, if you know, I've got homebuilders nipping at my heels that are ready to make a deal. So for example, you know, so fa this portion of phase three may be may be our first phase. And so we'll potentially leaprog and and move move in that direction. So, so time will time will tell. So, um these are just some of the highlights around the um what these requests um have to say with respect to compliance with the applicable policies of the sustainable growth management plan. And obviously it talks about um the um priority growth area of the sustain of of SDA1 and we want reasonable jobs and housing balance. That is really a big vision for this again where people could live and work within within the same community served by adequate facilities. We again we have great access to public infrastructure whether it's it's transportation infrastructure or

utilities. And then the policy 7.4 mixeduse development. I think we all know there are so many benefits of mixed use, but mixed use is not always an easy thing to accomplish, especially if you're trying to retrofit it into like existing neighborhoods, for example. We have the benefit of kind of a clean slate right here, right? And so um so we are developing a a a zoning program that really supports um supports mixed use and um talking about appropriate locations around economic development that industrial zoning. Um, we've were able to have some conversations with the county's economic development um, staff and they are so excited about the [music] the the opportunity to create more industrial land in Santa Fe County from an economic development perspective and um, support connectedness and centeredness. So again really creating a community that is connected not only vehicularly but in a with a pedestrianoriented design and then open space open space and parks of course. So um as I mentioned we did conduct a a traffic study. This shows the intersections that we analyzed. And so, as you guys probably are aware or maybe telling you anything you don't know, but traffic studies focus on intersections because those are the choke points in the roadway network. That's where delay happens. If you're just cruising down a highway, you have no intersection. You have no stop lightss, no stop signs, you're going to get to your destination pretty quick. But intersections is where we can really analyze how is a roadway network functioning. And so we um did traffic

counts so we understand how many cars are on the road moving through these intersections today and we count them. We don't count cars at, you know, 2:00 in the afternoon. We count them in the morning when people are going to work and we count them later in the day when they're coming home. Those are called our peak hours. It's rush hour. So we look at the worstcase scenarios, morning and you know late afternoon, early evening. And then once we have that base background traffic, then based upon our land use program and the assumptions that we made, we take all that traffic generated from this development and we put it right on top. So once phase one is built out, how do these intersections function? Once phase two is built out, how do they function? And so on. And we establish that through levels of service. So it's like a grading system. So a level of service A means a minimal delay. You're just you're cruising, you stop at the stop sign, nobody's coming, and you're on your way. And there are different standards based on whether it's a signalized intersection or an unsignalized intersection. So you go from level of service A again, which is minimal delay, all the way down to a level of service F, which that means it's a failing intersection and it's an unacceptable delay. So that means there potentially need to be improvements made to that intersection in order to upgrade the level of service. So this um is the results of our study. So these are all the intersections and then in the build condition. So this is all four phases are built. People living there, cars on the road, people working there. It's it's completely built out.

So we have really, really good levels of service. But you'll see here New Mexico 14 and VA Vista. So that's the neighborhood directly to our north. So that is um that intersection is failing today. The DOT is aware of it and so it is not a failure that this project creates but it is basically coming out of that community. And I can back up a little bit. We can look at it here. Let's just do it this way. Oops. So this where it says number three that is coming out of Vaya Vista and those folks are trying to turn left to go to work in the morning. It's a really rough turn and so um highway 14 is a DOT facility. They will need to determine what is an appropriate mitigation at this intersection. We have discussed it with them. So, and one of the things that these traffic studies do, whether it's for the DOT or Santa Fe County, they become long-term and long range planning tools. So, they can look at a network. It's like, okay, we're going to need to have our eyes on this situation because as this area develops, we we're going to need to dedicate some resources to to addressing, you know, this or that. So, we have been in discussions with them. So, what their solution might be there um is is to be determined. um whether or not is it you know are they going to is it a traffic signal or is it some other you know methodology

excuse me that's currently stop sign okay thanks

yes just for the VA vista but it's yeah it's not stop controlled so um so the southern our southernmost access to highway 14 we're kind of treating that as our front door we see that as our as our primary access and um that will be full access. And we're looking at um constructing um southbound right turn lanes. So, as you're on Highway 14, you want to hang a right, you're going to be able to get out of the flow of traffic and you'll have a dedicated right turn lane to turn right into the project. And then also um left turn lanes. So, if you're northbound and you want to turn left into the project. And then the um the northernmost access to 14, that'll be a limited access. that is going to be um a right in ride out only. So if you want to go out and you want to turn left on Highway 14, you've got to use the southern access. And the southern access um eventually that's going to be a traffic signal as soon as you know you there have to be enough there has to be enough traffic to warrant the signal. And it's not just something say well just do a traffic signal today. You actually can't because traffic signals. Have you ever driven through an intersection? You're like, why is there a traffic signal here? Like, there's no cars here. Like, what problem are we trying to solve? Those are often what we call political signals where somebody made a phone call and somebody wasn't happy with what's going on. So, a signal gets put up. But unwarranted signals actually can be dangerous because people often don't respect them. And so um as I mentioned with each phase of development we're updating our traffic study and at a certain point whether it's phase one phase 2 you know maybe we we do some subphases we have phase 1 A and maybe it's phase 1 C that um it's going to say okay we we've hit the point now where we need to do a traffic signal. So we

absolutely anticipate that and so that would be incorporated into the subdivision application for that phase in which that signal is warranted and then we would work closely with the DOT on that design and as I mentioned the traffic site will be updated with each phase of development. So that concludes my presentation. I really appreciate your attention and I'll be happy to stand for any questions. Thank you very much Mr. Jens. Um, commissioners, does anyone have questions?

Commissioner, when when you're uh looking at the traffic study and especially that um one on 14 with the new apartment development that's happening on the other side of Santa Fe Brewing, um how does this factor in to increase traffic with that?

Yeah. Um let me just go back to that. So that project is um has a very minimal southbound traffic. People will be going south to get to 599 potentially. Vast majority of those cars are heading are heading north into town. So it it's it's it's really we're sort of we're just we're just kind of on the edge of what we would call that more intensely developed sort of Highway 14 corridor. Once you get a little further south, it's it's pretty it's pretty rural, right? So, there aren't a lot of destinations south of this of this project. So, um when we looked at it, we we did not see there was a lot of overlap in terms of in terms of impact.

Great. Thank you. Any other questions from commissioners? Commissioner Buger. Thank you, Mr. Chair. It's [clears throat] great presentation. Thank you, Steve. It's nice to see you. the uh couple questions. Uh so I like the uh u transition between different land uses. Uh first question uh for the for the industrial zoning the southernmost part of the property you had a decision to either request a industrial general zoning

or light industrial zoning. And in your presentation you can describe office warehouse space business park environment uh which would be uh that's industrial light the uh the industrial general I love this section of the purpose of the code. It says this district provides an environment for industry that is unencumbered by nearby residential or commercial development. Right. [laughter] The Yes. You'll be doing residential development. So my question is why did you pick industrial general versus industrial life?

No, that's a great question. Um Mr. Chair, commissioners, commissioner Buger. So, we studied this really, really closely, and I don't have my list in front of me, so I'm going to beg forgiveness on this. There were a few key uses that we felt were that this site was particularly appropriate for that were not on that because I was all I was all there. I'm like, let's just light industrial that seems, but as I went through the list, the light industrial is pretty restrictive. And so, um, it was it was just the call that we made based upon there were just a few key uses that were only permissible in the industrial general that we felt like we really wanted to we wanted to allow for here. So, we could again we could generate something that um is as as economically viable as possible. And and I I wish I could tell you off the top of my head what those were and I could probably sit and and she's going to bring me the use matrix. Look at her. Great. Thank you. Okay. And so, um, there so there was some some light manufacturing that in the industrial light was a little more limited on some of the manufacturing side of things. And um, and so it was, like I said, I wish I could pull it off the top of my head, but but maybe during deliberation I can pull it up and I could come back and and give you a better answer. That would be good. Thanks.

Okay. Uh second question, you mentioned presentation that uh you anticipate that this project if approved will be a significant consumer of TDRs. I do and Mr. Pina mentioned that the commercial general is a receiving area uh for TDRs. I guess uh the u the commercial neighborhood I suspect is not a receiving area. I don't believe commercial neighborhood is

the So the question is what would you use the TDRs for? Just looking at this the uh uh how much can you in increase the density in the residential component? I I presume it's

do you have multifamily projects in mind? Yes. This area here I think um was an area that we were really identifying could there's there's an area here that's got some really great terrain um that is supportive of of multif family density. And so it's really kind of in this node here that not the whole thing obviously but that we think is is really prime for some um multi-to family or even just higher density either maybe town home development or something of that nature. So the TDRs would be necessary in order to achieve those those types of densities.

Okay. The a couple other questions later, but that has to do with traffic. So I I could wait. Whatever. Sure. Any other any other commissioners have questions? Um, yeah, thank you. Um, appreciate Mr. uh, Commissioner Buger's comment with respect to the industrial stock because obviously there is some some sort of industrial use that you guys looked at that you thought would be beneficial here. Yeah.

U, my question to you with respect to that is the water use because I did look at some of the documentation and obviously you do have kind of a water budget that you've uh, an estimated water budget that you've put together for the entire development. Now, do you have water budgets for each individual uh zone? Yes. Because I imagine this industrial area would probably potentially use a lot more than

Well, it it depends. A lot a lot of times they're the lowest water uses you've got because if you've like say a warehouse component, you got like three employees, you're not you're not using a lot of water. But if there was something that you know was you know some sort of manufacturing process that might use water then yes you could see a higher water use. But yes we broke down the water budget among um all of the zoning districts and made assumptions on the various uses that would be within that zoning district. So that's how we arrived at an overall budget of 237 acre feet per year. Um but again this water budget will be um a fresh updated budget will be submitted with each phase as we come in with each phase of development say okay for this phase this is what we have here's our water budget we will have a a legal binding contract with Santa Fe County for the provision of water and sewer services based on that water budget and so that is how we will we will roll this out but the industrial um and depending on you know the users that we end up getting there. It could end up being one of the lowest water users in the project.

And maybe as a staff question, but I don't recall off the top of my head whether industrial general versus industrial light allows uh marijuana cultivation. Is that because that's a high water use scenario. Yeah, it is. So, I'm just curious if that's

Yeah, I believe I believe the cannabis is is permissible in that in those zones. I believe And following up with like I know you mentioned as far as you know this kind of organic traffic studies that will occur as well. Is that the same situation with respect to your water budgeting because obviously this is you know as you move forward. Yeah, the water budget and the traffic study actually track really closely with one another because they're based on the same set of land use assumptions. And so with each phase of development, freshwater budget, fresh traffic study that speaks to, you know, that particular program in that phase.

Commissioner Trillo, you I have a couple more. Will you go ahead? Thank you, Mr. Chair. So, walk me through this process. When you when you come up with a development like this and you approach the county, is there some water rights associated with this parcel of land already that are traded up or is it

not as of yet? Um, thank you, Mr. Chair, Commissioners, and Commissioner Trio. Nice to see you as well. Um, [clears throat] so in order to do a conceptual plan, a zoning map amendment, you don't have to quote unquote bring water to that effort because again, we're still at a at a conceptual level. [snorts] But when we go in for a preliminary subdivision plat for any phase of development, um, then yes, you do have to have your, um, your water right secured even prior to submitting your subdivision application. So, Mr. Chair, the the water rights secured then are you are responsible for securing the water?

Correct. Okay. And where would those how where where do you find these water rights to secure them?

Well, um it's it can be a bit of a hunt, you know. So, um the water rights typically middle we're looking at middle Rio Grand water rights. Sometimes there can be contracts that are already existing with Santa Fe County and there could be a project that maybe isn't moving forward but they had already moved water to Santa Fe County. So if you can get your hand on those, those are fantastic because it it really simplifies it really simplifies the process. And so um we so we will be subject to all of the um the water utilities rules around the provision of water rates. Um, so you basically bring your water, but um, most of the time we're looking at that middle Rio Grand area for moving water kind of quote unquote off the farm if there's any um, irrigable land that's being retired and then those rights can be moved up to Santa Fe County

and that's a process through the office of the state engineer has to approve that. And and Mr. chairman and staff. So, the county themselves, you know, this is, as mentioned, this is coming from a county water utility. Who manages that water? The county, is there a bank that says, you know, here's a subdivision now that we're going to need 240 acre feet. This is what we have left. I mean, up in the end, it needs to be wet water. It just can't be something on paper, right?

So, where is that managed and at what level are we at currently? I mean, who determines this? chair. Um, Commissioner Trillo, that's a great question. and we had a water um sort of a water meeting um two days worth of water meeting. And if you go back and watch the first day, our utilities director, Travis Soderquist, talks very in a lot of detail about how the water supplies for the county utility are managed. Um it's handinhand to some extent with the city because it's the same water, it's the same rain, it's the same rivers that we share. Um so the the very first presentation on the first day is Jesse Roach from the city talking about uh the the methodology and the science and all the data that goes into managing those water supplies. And I think um one of the advantages to a bigger project using county utility water is that we can track it. It's you know unlike a bunch of different wells or um a community water system. the county can can really has all of that data at hand and can track exactly how much is getting used, how much different changing different management techniques as the supply um needs to be managed differently over time. And you're right, it is kind of like a bank.

So is Mr. Sheriff, are these are these water rights? Are they adjudicated water rights or these are just uh water how do how do how is the accounting coming about it? Do you know?

Cherabo Commissioner Trillo. Um, it's way out of my Bailey Wick to to be that technical about it, but I do encourage you to look at Travis's presentation because um, the county owns a certain amount of surface water and it's managed through the diversion project. Um, and we don't ever use all of the water that we own. Um, so there's there's a cushion there. Um there's there and there's also groundwater, but the majority is coming from the surface water supplies. So um if you if you want to really get into the weeds, watch watch Travis presentation.

Point that the county owns a certain amount. And so that I guess that was my question originally was where do you have access to this data of what's what do they own and and what is available still? That's kind of where the gist of the of the question was going. And so, um, that's kind of what I was referring to mainly.

Yeah, Mr. Chair, Commissioner Trillo, um, if you would like, I can get you cuz Travis has tables and all sorts of information that shows exactly where the water supply is coming from. Um, I'd be happy. I I as as you've noticed, I don't have it off the top of my head, nor do I even have the expertise to really speak to it, but I can certainly get you some some of that information if if you'd be interested in learning more. Sure. Okay. Thank you. Thank you very much. Thank you, Mr. Chair. Thank you, Commissioner. And I'm sorry to cut you off, Commissioner. Questions?

You're good. Yeah. No. Um, I Yeah, I had some other general comments and questions. I guess uh I guess first comment be I do I do appreciate the fact that you are kind of creating this buffer zone with the MU between residential and the commercial. I don't think that's generally a good call kind of um [snorts] I had a question that maybe is more so for staff but uh um as far as the cutting up or or you know the reszoning of these spaces into like you know 50 acres 80 acres here etc and stuff are is there any minimum or you know requirements for when you're doing when you're doing that or any kind of suggested scenarios? I'm just wondering because it's more of just general question as far as like um is there any minimums like that? Is there any recommendations with respect to that that actually makes sense in a in a planning and zoning scenario when you're putting up land?

Good evening, uh chair and commissioners. I think that's a very good question. Uh my fellow staff can correct me if there's if there's something specific in the code, but under um state law for zoning, there is no minimum in the size. But if you get too small, you run into into it. Something that's too small and that is different from the surrounding zones. Could be spot zoning, which there's a lot of legal back stuff to think about there. That's not allowed. But when you're thinking about large larger swaths of land that uh are consist consist consistent with your growth plan and the surrounding land uses um there is really no minimum.

Okay, that makes sense. It's almost like a flagship lot kind of scenario. And with respect to the industrial general that's being proposed here, is there any other industrial zonings nearby right now? It's is it not at all? Is this kind of like its its own little like you said a pocket uh zone? Uh chair and commissioner um I'm not aware of any uh other zoning in the area but if 50 acres is a pretty significant size of land from from a zoning perspective and as was stated by the applicant uh you have the the wastewater treatment plant while not zoned industrial has kind of a use relationship there.

Yeah. I'm good. Thank you.

And if I may, Mr. Chair, I have an answer to Commissioner Buger's question, kind of going back to the industrial general versus the industrial. I I found my list. Look, I've marked it up. I've highlighted it. I mean, this was like a big part of our exercise. So here's where why we landed with the industrial general request is what is not permissible in industrial light is a mill like a wood shop mill which is again our desire to provide space and service to the film industry. That's kind of a non-starter. Manufacturing not permissible. An industrial park it's kind of what we're talking about is not permissible. a lab laboratory space not permissible. So, and then there's some of these that are conditional uses which just adds more regulatory layers on top. So, if I can if I can pivot to permissible out of conditional, I'm going to try to do that. And so um so and then um and then there were some construction related businesses that weren't permissible and I'm like you know so yeah it was we did a very as you can see all my margin notes here we did a very thorough analysis of that and it really felt that in order to have the economic development impact we're hoping to have here that industrial general was really the right call.

Thanks Commissioner Bugie you had another question. Thank you Mr. Chair. Thank you Miss Jenkins. The uh there are two other uses that are uh not allowed in light industrial that are allowed in industrial general um and it's a hazardous waste storage facility and hazardous waste treatment and disposal facility. So my question to you is will you have either of those uses in this No,

no, because again, this is a mixeduse environment. So again, great question. And so we're we're here for the long haul. So there's not going to be any user that we're going to allow to go anywhere that is going to have a negative impact on what's happening across the street, right? And so it's it's self-preservation that we be very selective and make sure the users that are brought in are aligned with the vision for this project because we don't want to say yes to to this over here and then what's happening over here we can't even bring anybody in to to take that parcel. So, it is in our self-interest as the developer to ensure that we, you know, you don't um kill the proverbial goose.

Thank you. Any further questions? Commissioner Pava,

you want to go? Okay. Uh just a quick question. Is there a a timeline for the phases as far as when you're going to start and when you're going to end or a timeline for the whole entire project? Yes. Thank you. Um, Mr. Chair, commissioners, commission. May I ask? Is it Mir or Meyer? It's Mir. Thank you.

It's Mir. That was my first guess. I was right. So good. So um we hope to be coming in with our first phase subdivision application in um mid 2026 or you know Q Q2 26 would be our first application. And again it's such a marketdriven effort. Our assumptions are right now that we would hope to see the project complete by 2040. Could happen sooner. We would love we would love that. But it really is a function on on what's going on in in the marketplace. Yeah. Followup. Commissioner Pava. Thank you, Mr. Chair. Nice to see you.

Nice to see you, too, Commissioner. Good good presentation. Uh, a lot of information to digest, of course. Um, first question goes back to my comments earlier, probably inappropriate to staff, but more so to you. So, there were five people at the early neighborhood meeting that were either present or on blind, whatever. Do you recall if there were any issues raised or are they simply just [clears throat] general questions?

No, absolutely. Um, so it was most of the attendees were are neighbors in um to to our west in that residential neighborhood to the west. I believe almost all of them were from that neighborhood. And um of course they talked about, you know, traffic patterns and and we talked and the plan had evolved a little bit since that time, but it was primarily what we see here today. And they had some really good questions, but it was like I I remember one attendee said, "Well, you know, something needs to happen over there." And so, which is atypical in a neighborhood meeting. I usually hear things quite different than that. Um, but yeah, it was it was a pretty positive interaction. I think generally the idea of, wow, I'm going to be able to drive through here and get to Highway 14 pretty quick and easy at some point. I'm going to have access to some services. So, they it really was seen as as fairly as fairly positive, which like I said, it was kind of refreshing [laughter] for somebody in my line of work. [snorts]

Yeah, that would be refreshing. Um so a follow-on question in more general terms, you you're talking as though there is a whole vision for marketing and and building out this project. Um not that it's our perview to know much about that, but would you be privy able to give us some ideas? Is there a name for the project at this point? Is there uh some kind of idea or vision that it's it seems like you're you're you're really wanting to attract a certain mix of these uses should the zoning be approved. Sure.

So it's a Mr. Chair, Commissioners, Commissioner Paba, it's a really interesting question and we've actually had some internal discussions about that. This is really going to be a collection of projects, a collection of of micro communities that are all interconnected with one another. So in terms we think about how do you brand the project, it's it sometimes is not in your best interest to overly brand something, right? Because then somebody else comes in, we have a home builder and they want to brand their neighborhood, you know, whatever it may be. So they don't want to be, you know, pushing up against what what we are doing. And there's could be, you know, a commercial center and they're going to want to have their brand and have their signage and, you know, all of that. So I think right now we're Bonanza Creek, which we of course know covers thousands and thousands of acres in this part of Santa Fe County. Um, but you know, we have um we're we're not quite sure where we're going to land on that because like I said, sometimes you can shoot yourself in the foot a little bit by not having it be a little more of a clean slate. So, as as people come in and doing more significant projects, you know, we could have a developer who takes, you know, half of the industrial and they do a planned out beautiful, you know, business park there. And so we want to give them the opportunity to to do that to do that branding. So the vision for us is really more about how these various projects are going to interrelate to one another. That's really our agenda is to create something that's cohesive and that works in a in a in in a really dynamic mixeduse context.

That that that was helpful. Um, the follow- on question I would have and and probably my last indifference to my fellow commissioners is so if this is going to be something special uh that would attract whatever kinds of clients you're looking for for industrial, commercial, and residential. Um, is there some kind of overarching design uh that you are going to impose? not something that we would do because the zoning will only address setbacks and heights and things like that. So is this is a half a square mile, right?

You know, so you go in there and you got all the streets. Is there going to be some kind of coordinated maybe this is premature but signage guidelines or uh I don't know landscaping suggestions so that the the so it although it it it has unique pieces it's it's it's a cohesive whole

and the answer is yes absolutely thank you and that'll be incorporated you know with each phase of development we'll have you know restrictive covenants that are are are established lished and again that also becomes somewhat of an organic document in terms of what are the design standards what are the um you know signage really important so it is it's about creating that cohesiveness we don't want everything to be homogeneous but we want it to harmonize and that's really what we're after thanks for addressing my questions thank you commissioner yeah um so I've lost my screen so this whole parcel's now uh zoned mixed use the whole thing correct

so What what would the difference be if this was how would would the transportation look different? Would it be uh the impacts of I mean there's a lot of uses in mixed use there are it can't look that different than what you're

it it it would be pretty different as I mentioned mixed use they there's a limitation on the am there's a minimum amount of non-residential or commercial but there's a maximum and I think the maximum is only 15% somebody I'm getting a nod from staff so this would look very this would be primarily residential And so, um, and in the the commercial uses, there's things that are allowed, but it's it's it's pretty restrictive. And so, as we really started to study this, um, and so that's why we we're keeping 95 acres of mixed use because there's it has a place. It absolutely has a place within within the entire project. But is it does it have a place on Highway 14? I don't think so. Does it have a place next to the pen? I don't think so.

Okay. Great. Thanks. Thanks. Thanks. Um, I have a question kind of to follow up on Commissioner Pava. Um, so in in one of your exhibits, you have a phase one, phase two, phase three, phase four going from east to west. Um, is the and I understand that there will be different different developers with different skills perhaps doing each of those. is the anticipation to build the road network upfront um and so that the folks from Carlson can get out of there um sure except for construction traffic and and it's you know could so I'm just wondering about that kind of

no it is that is a great question Mr. chair and commissioners. So, um the answer is no. It will not all be built up front because that would be economically untenable. Um so, it will the the the the network of roads and the network of utilities will be phased just as the developments are phased. So, for example, I have the phasing plan up right now. So, if the phasing progresses as we've sort of anticipated from east to west, then you know, the first thing we're going to build is going to be this road right here. Can't see it. Just the southern access, right?

The second thing we're going to build is this because you you can't build a whole lot under the SLDC with one point of access.

You're limited to 25,000 square feet. So with this one point of access, we could have some some commercial we could have a little bit of commercial activity just to kind of get things off the ground, but not a lot, right? So So what we see here is these two access points, Highway 14 and the connector road. You know, you're going to see that pretty quick out of the gate. But let's just say, as I mentioned, I got home builders chomping at the bit. So our first phase potentially could be call it say phase two is our first phase because we have the flexibility to leaprog and do that if necessary. If phase two is the first thing we got a a beautiful neighborhood coming out of the ground over there you're going to have a lot of infrastructure because you got to get to it and you got to have two access points. So um we could end up in a situation where we are really front-end loading a significant which would be in a way great for us because then what has happened if I have to build the north road and I have to build the south road to get over to phase two I've just opened up all kinds of development potential because now I have access to those tracks as well.

Thank you very much. Great. Thank you. Any other questions from commissioner Buger? Thank you, Mr. Chair. Um, so when y'all do the traffic impact analysis um and you do the the assessment of how the intersections function, do you um compare the difference between u what it would have been under the mixeduse zoning compared to what you're requesting?

We we did not actually do that comparison. One one thing I can if I may um Commissioner Rigger can speak to when you have primarily under mixed use said it would be primarily residential with a little sprinkling of commercial. In that situation you've got all the cars going in the exact same direction at the exact same time. So the beauty of this is that we have people going to work. We have people coming to work. Going to work. Coming to work. Going home. Coming home. So, it really is from a from a traffic functionality standpoint, mixed use works really really well in that in that stance. So, what I can tell you, and Mike Gomez can um either tell me I'm I'm off base or not, if this was 300 acres of primarily residential, the um we would have probably bigger issues. And right now, like I said, we've got great levels of service and that character could potentially would change, but and not necessarily for the better.

If I could ask one more question related to that and of course be great to see you, Mike. the [laughter] uh um your assessment would traffic uh functioning at the intersections be better, neutral or worse uh after this is reszoned than what it would have been the mu I think if it remained immune was developed as that I think it would be worse. I'm going to let Mike speak to that.

Yes, I do. Michael Gomez. It's U 1892 Kado Street. Okay. Uh, Mr. Chair, uh, Commissioner Buger, we did make a comparison between the build and no build conditions and those are required by the DOT. And of course the purpose is to judge how much traffic how the traffic impacts the existing. And then we on the existing going into the future we take into account other developments specifically like Asencia is included in our traffic because they had they were approved recently and I think they're starting construction out there. But in addition to that, we put a background traffic growth on there. So it's like a a bank account. Every year we add one more percent compounded yearly to the background traffic to and that's to account for small developments and for the natural increase in population out there. Now, as to where the mixed use uh would be, I agree with what what Jennifer said is that it's too concentrated. Everybody's trying to go the same place at the same time. So, by breaking it up the way we have done, we're still producing traffic, but it's a balanced traffic. In other words, it's not like Serio's road where every morning everybody's coming into town and then in

the evening everybody's headed out. We'll have a mix in there. So, it does benefit the traffic situation. And we have for each phase, this is our TIA. Every street that was mentioned in there has the calculations, the details and how much traffic is generated and a comparison of if we don't build and we do build, what is the difference? And what we see here is that we have great levels of service right now and all the way to 2040 with the exception of those areas that failed over near the U alseps out there.

Commissioner, thanks. uh on the New Mexico 14 Vive Vista intersection then it's the presentation was it's failing now so it will fail in the future is there anything that you can do through this development is uh other access points or

well we [clears throat] what we do is we point this out to the DOT because it's their roads that are out there and it's an existing issue. They were the ones who built those roads and allowed driveways out there. So, what the DOT does is they come up with a plan. They develop a project and they go through a process very similar to what the county does when they build roads. They have public hearings. They hire consultants. They design. They look at alternatives including what you're talking about, additional roadways, maybe putting roundabouts, things like that, other types of intersection control. It's at the T intersection where there's a stop control. Trying to make that left is very difficult because of the traffic that's out there. And in on our segment of New Mexico 14, which is further to the south, the traffic is much less in that area than further to the north near the alps. And the remarkable thing is that the traffic signal at the alubs location at for New Mexico 14 and 599 is actually working very well. Even though there are times that it backs up, it meets standards right now.

M Mr. Gomez, so if for example, DOT determined that a signal at Via Vista in 14 would be the best project to do, would they try and impose those costs on the developers of this project or because it's an existing condition, it's on them to figure out how to do that. and and maybe that's outside your area, but I doubt it is. [clears throat]

Well, the DOT does have a manual. It's called the state access manual. They call it SAM. And in there, it does have a provision that developments could be charged on a prorated basis for their traffic if there are improvements that are needed, but I've never [clears throat] seen them do that. Great. Well, thank you very much. Okay. Any other questions from any commissioners for the applicant?

Chair Bo um planning commission members. I wanted to address um Lacru Crawford's uh question about cannabis. So, ordinance uh 2021-03 identifies cannabis testing laboratories and cannabis research laboratories as a permitted uh development in both industrial general and industrial light. It also identifies cannabis manufacturers as permitted use in both industrial general and industrial light. It identifies a cannabis producer or cannabis uh producer of a micro business um that is indoors as a permanent use in both industrial general and industrial general light. Um the cannabis producer for outdoor is prohibited in industrial light and industrial general. And the cannabis retailer is treated as a store or shop and is permitted use in industrial light and is conditional use in industrial general.

Thank you for that information. Thank you. Thanks. Is there so having heard from the applicant is there anyone here um who is interested in speaking in support of or in opposition to this resoning request? That was easy. Is there anyone on online wishes to speak? Chair Bo, there's nobody online showing that they wish to speak on this matter.

Thank you very much. Uh what's the will of the commission? Oh, do I say the public hearing is closed or uh Okay, public hearing is closed. Commission, commissioners. Oh, please hold. I'll propose a motion uh for case uh 25570. A motion to approve the um reszoning and including the um the conditions proposed by staff.

Thank you, Commissioner. We we have a motion. Are there is there a second? I'll second that. Wait, I that was too many seconds. I was looking this way. So, Commissioner Berer. [laughter] Uh, so we have a motion and a second and um, uh, all in favor, please signify by saying I. I. Any opposed? So, the motion passes. Thank you very much. And, and thank you all.

Yeah. Okay, next I wonder if there are any petitions from the floor. Hearing none. Uh, matters from the commission.

No matters from the commission. Roger. Do we have any matters from the attorney? Nothing this evening. Thank you. Thank you very much. Matters from staff. Nothing at this time, commissioners. Thank you. And our next regularly scheduled meeting looks like it's today on the printed agenda. Um but but I'm imagine so is is there a meeting scheduled for the third Thursday in December? Chair Bo, commission members. Yes, there will be a uh a meeting scheduled for December.

Okay. Um, great. Thank you very much. Um, may I get a motion to adjurnn? Second. I'll second. Okay. All in favor? I I Thank you very much. We're adjourned.