Planning Commission - Regular Meeting

It please let us know when we are live. We are live. Call the meeting to order and we'll proceed with the pledge of allegiance. Mr. Barber, will you please lead it? Allegiance to the to the Republic.

Thank you. We have a calling of the role. Chair Smith. Yeah. Here. Vice Chair Morando. Actually, Secretary Morando here. Commissioner McGee present. Commissioner Cait here. Chlow is excused. And um Commissioner Embry is excused. And Commissioner Barber here. Commissioner Mcrenolds here. And Commissioner Freeland here. We have a quorum.

Okay. I have a motion to approve the agenda. Well, I'm waiting for somebody. You did it in my background. Yeah, you have to have a motion and then you can So, uh, motion to approve agenda with changes to removing item case number 2025-107666 and removing case 2025107672780 South Meadows Road resoning uh to be heard at a later date by staff. Second. All in favor, please say I. I I I

I seconded. Maybe we don't have to do that. Seconded. Um been approved. Could I just ask that when there are changes to the agenda in the future that we hear about them when they happen because there was a lot of confusion about missing material on the website and stuff. So when something happens and something's going to change, I know we can't change it until we get to the meeting, but I had several people confused as why some material was present and other material wasn't present and we're trying to prepare. So when you you learn that something isn't going to happen, please could you just tell us hopefully the same day?

Chair Smith. Yes. Unfortunately, civic clerk is not very helpful in that regard the system. So we will include it in an email to you just so that you can understand what's going on. That'll be great. Thank you. There a motion to approve the consent agenda. Motion to approve. Second. Favor say I. I. I. I. Motion to approve the minutes for March 5th. motion to approve uh minutes as submitted.

Second. Any amendment? All in favor, please say I. I. I. I. Sign. Ah. Now we move to the approval of findings and conclusions case 2025-11386. Uh, is this

sure? If there are no questions, no changes to these from staff. Okay. Move to approve uh the findings and conclusions case 2025-11386. Second. Second. Second. Scott. All in favor say I. I. I. I. I. And we hear a motion to approve finance conclusions at least 2025 11270 875 Nino.

Motion to approve findings and conclusion. Whoops. No. Um move to approve findings and conclusions for case number 20251270875 Camino Don Ailio family transfer subdivision. Second second comments. All in favor say I. I. I carries. And finally to approve findings and conclusions for please 2026 11784 315 Senate Street Certificate of Compliance. Motion to approve.

Second. Second it. All I I I I I have it. Um consent agenda is how we say the light now. Well, that is us for staff communications.

Thank you, Chair Smith. Um this evening we have a couple of presentations. need to approve the case. You've approved the consent agenda, but the case itself needs to be approved.

Is there a please? Yes. Can we get a Can we get an explanation of why things are sometimes blue? I'm not quite sure. Mhm. You know, I I'm not quite sure about that one either because that this got uploaded and it's a web page thing. So, I don't know what happened to the font on that web page. I'll have to talk to Geraldine to see how why it turned colors. Gotcha. Usually a blue indicates a link. That's Yeah. And I wasn't sure if maybe it was like we had reviewed it last time or something. Okay. Thank you. I think that's usually

on to staff communications. I actually have one question about this case. Um, so and this is towards staff. When we're approving these time extensions and if the owner is trying to sell the property, does the time extension run with the property or with the applicant? Time extension is going to run with the approval.

So, what the applicant is doing is he's extending your approval on that development out a year. Actually, the land use director approved it out a year. You're just confirming that approval. So whether he sells it or not, if that new owner abides by the development plan, then that extension will run with the land. Okay. Thank you. So we are okay on on that item. Yes, that's what I thought. Okay. Um staff communications.

Thank you, Chair Smith. Um, I'd like to introduce u a couple of educational sessions. We'd like to provide you with an update to the activities that are going on relative to the general plan update as well as the um as well as the sorry land development code update. Sorry, I was just producing a packet for and I haven't switched gears. So um so we in first would like to have Alan Hook with our water department provide an educational session especially with some of the new members. Um and then we will also have a presentation from the um the Santa Fe County um planner relative. He's he's managing the update to their comprehensive plan. And we've been very fortunate to interact with Herbert. You may have seen him Herbert Foster. You may have seen him at some of our technical working group meetings. and we're really establishing a really great uh relationship with them as well as the growth management director Alex Lad. So we are really working together to develop the comprehensive general plan so that um it goes beyond our political boundary which is just sort of a random line on a map and doesn't speak to the community as a whole. But first, Janice is going to provide a quick update on the status of where things are um currently with those two projects.

Thank you. Janice Bletnikov, long range strategic planner. Um I would will just be giving you a brief presentation this evening and update on um three main projects that we're working on. Santa Fe forward the land development code update and the planning and land use department fee study. We'll start with the general plan update Santa Fe forward and the biggest development recently is the establishment of our subcommittees from this commission. Uh this is a public announcement of the logistics that we have all settled on for the proceedings of these subcommittees that will uh commence work very soon here. The first is the land development code phase 2 subcommittee. This consists of uh commissioners, Miranda, Reland, and Mcrenolds. Uh this group will be meeting on Fridays from 12:30 to 2:30 beginning on May 1st and monthly thereafter. The other subcommittee is the long range planning general plan subcommittee which consists of commissioners Smith, McGee, Capen, and Barber. Uh this group will be meeting on Tuesdays from 5:15 to 7:15 p.m. beginning on May 5th. And for the first three months, this subcommittee will be meeting twice monthly. After that, we will probably drop down to once monthly. To give you a brief look ahead for this project, uh, as a reminder, stage gate one, which included our information gathering and development of the assessment report, has gone to this commission and the technical working group in a joint workshop. It has gone to our community partners for their comment. uh and the governing body as well that stage gate has closed. Stage

gates two and three are um basically complete. They are about to be closed and that is the development of the draft mission, vision and strategies as well as the draft scenario frameworks. Uh this was brought to planning commission and technical working group in a joint workshop but it does still need to go to the community partners and out for public review and comment as well as closing that stage gate at governing body. So that is our very next step. Um following that the stage gate 4 is next in which we craft the de the preferred plan. So we use the selected scenario framework and the elements of any other frameworks that ended up getting pulled into that to develop that plan and that will then follow the same process where it um goes to these entities for review and comment goes out to the public for review and comment and ultimately goes to governing body. Uh that is stage gate five where we process the adoption of the general plan. We anticipate this in late summer of 2026 followed by stagegate 6 which is the implementation plan in in fall of 2026. The implementation plan you will remember is the instructional guide for the general plan. This is where um obligations and responsibilities are assigned, timelines are established, priorities are established and um funding sources are also identified. In recent months, uh the land use department has been meeting with various city department leadership and their delegates. Uh we have been presenting to them the draft scenario frameworks that you had seen previously and we have met with them for their input questions and

direction that they can provide to us uh so that we can avoid any conflicts with their plans and their priorities moving forward to the finalized scenario frameworks which we will release to the public. Uh the groups we've met with so far include public works and utilities, parks, Santa Fe County. This includes both the growth management department, the planning division of that department as well as uh director Lamboy had recently presented these to the county planning commission. We've also met with the MO, our metropolitan planning organization and transit in a group meeting. And up next, we will be see uh seeking feedback on these scenario frameworks from the affordable housing division, film, economic development, arts and tourism as one session, and the fire department, police department, and emergency management as one session as well. We've also been meeting with some boards and commissions. Although these scenario frameworks are draft, um there it's likely that once they become final, there won't be enough time to meet with all the boards and commissions that we really would like to seek primary input um from. These uh two have taken place so far. These include the metropolitan planning organization, the MO board, as well as the economic dei development advisory committee, our EDAC. And up next, we will be um seeking time with the Municipal Treeboard, Arts Commission, and Community Development Commission. So, moving on to the land development code. We're switching gears here. The land development code update phase 2

uh was kicked off on April 14th. Now that the contract reassignment uh from Clarion Associates to Global Partners has been fully completed and executed, uh the purchase order for this is currently being issued. So we um Mr. Gobble will be able to bill for his work and we had a very productive meeting with him the other day to kick this off and we just wanted to give you a look ahead of the first upcoming tasks uh for the LDC update. The first task uh is that Matt Gobble of Global Partners will be under separate contract to repair the phase one document. Um that is to say some structural issues uh happened within the architecture of the document um upon its adoption and those need to be resolved uh before we can move forward with any kind of correction docket quite yet. Um if you have gone on to municode you will have seen some of these pageionation errors um some various um sections that are moved into different places and and that is an editing issue. So he will be reassembling this into its proper format uh first. Next on April 28th our historic board is having a workshop. they uh as part of this uh Matt Gobble of Global Partners will be facilitating a visioning session and that is pertaining specifically to the direction they would like to seek uh on the architectural standards section of the land development code. Um next is two separate dockets that will be coming up for um regarding phase one and the first is various clerical errors that were in the adopted docket or document and that is first the non-substantive clerical errors followed then by the technical

corrections that are substantive. So those are um any kind of clerical error that happened that now would have some kind of material impact with its reinstatement or its correction from the um that happened during the adoption. So those will be coming down the pike. You will see information coming about those. Uh following that, I I just wanted to let you know that um as far as zooming out regarding starting phase two in earnest. Um phase two will be delivered in multiple installments. We have discussed this with you before. Um it looks like it's going to be three installments and those will be grouped topically. So they won't necessarily be grouped sequentially as they appear in the code, but they will be grouped by logical topics. And then secondly, um, one other change is that the phase 2 assessment report, which was originally contracted to be one big report as it was with phase one, will now come as multiple mini assessment reports. And there will be one assessment report per installment. So with those anticipated three installments, you will be receiving three mini diagnosis reports. As a reminder, these assessment reports basically lay out what has been previously identified from staff, elected and appointed officials, agents, and the public as problematic um in our previous code, things that folks would really like to see fixed and our biggest pain points that need addressed. So, those will be addressed in um smaller, more specific installments. And finally, uh, I would like to introduce another project. We haven't talked to you about this yet, but, uh, the planning and land use department will be commencing a fee study regarding our development permits. Um, during the city's budgeting process, it became

apparent that planning and land use is fiscally self-sufficient and also contributes significantly to the city's budget in addition to paying for our own way. Um, in this assessment, uh, we, you know, realized that since the fees for development permits have not been updated in five years or so, that we, they're not increasing annually or keeping pace with other like jurisdictions. Um, obsolete B tables equal money left on the table that could be benefiting our community. Considering this, our uh department has issued a scope of work and requested quotes for an economic study to assess these fees and the quotes are currently incoming. However, I wanted to just update you that the top candidate so far uh is already under contract with the city with public works um to assess our impact fees. So impact fees as you know are different than development permit fees. But what that means is that they will be bringing a a sense of a bigger picture because they are already so far in along the process of the impact fee study and that's definitely an efficiency and a benefit to us. Um, so we will be bringing updates to you to come uh as we progress in this procurement process, but we wanted to make sure that you knew everything that was going on in long-range planning. And with that, I stand for questions. Um, yes, we actually were just discussing it the other day as to whether or not we

would have it limited to the LDC subcommittee of planning commission or the entire commission. And I believe where we landed, director Lamboy, correct me if I'm wrong, is that um we would like to have a visioning workshop with the entire planning commission if we are able to to make this happen.

Yes, that's correct. feel that's an important part of launching into phase two and um certainly we have some information from the assessment report from phase one about the direction we want to go in with what we're calling the key issues but the planning commission can help us with determining what are the first priorities what we should do first and um certainly we'll also update you on some other initiatives like the street design guide that has been produced by our public works department and metropolitan planning organization. Those some of those things will launch sooner, but um we definitely want to get Smith, Commissioner Keepen. Yes, we will do that. Um, certainly there needs to be a bit of a refresher on what was in the assessment report from phase one too long ago and then we can certainly have something prepared for you. We're just this is in the beginning stages of development with our consultant, but we'll put that together. I'll make sure to get that to you.

Thank you. Well, we um they will be separate and as a reminder, they will be reconvene or um reporting back to each other at the second planning commission hearing of the month. That happens on the third Thursday. Uh but we anticipate that will happen every couple of months like every two months or so we'll probably do the reconvening so that the general plan subcommittee and the land development code subcommittee are speaking to each other. However, the um regarding the materials and documents um in the initial meetings of the subcommittees which will happen on May 1st and May 5th, part of what we'll be discussing is which elements of these projects you would like to review first or consider first. Um there will be a ranking exercise so that we know where you stand on your own priorities as a commission. Um but other than that I think we'll be uh there will be um it's not as organized as one would hope but as we go through the batches because of the way our contract is structured as we go through the batches um there will be various elements that you're reviewing at one time. So, of course, it involves a lot of lead time, you having time to meaningfully review and comment on the sections of code as proposals are brought forward, as issues are identified. And we'll really be relying on each of these subcommittees to help us think through the best ways um that we can resolve the issues that have been identified in the land development code and the general plan.

per what commissioner was just talking about and the committee me the subcommittee members get some material before the meetings because this is important stuff and just being able to prepare a little bit and have some context I think would be very helpful in terms of what issues are going to be discussed and any backup that available.

Thank you Commissioner Smith. that is has definitely been identified previously by this commission and we too seek to maximize the efficiency of those meetings since we only have two hours together at a time and there's a lot of work to get through. So we will be sending you um the agendas I be I believe will be going out tomorrow as those were finalized today and then you will be receiving packets um as we move on. For the first meeting, there isn't a packet to review because we're doing a lot of logistics and organizing, figuring things out. But from the second meeting on, um, we will have packets that get sent out to you, um, for your review in advance.

Thank you. Chair Smith, Commissioner Keen. Um, that was the original hope hopeful timeline. We've had to go through a budget process and do a contract amendment to make sure that we can get this over the finish line. Um and so while I was able to get some one-time funding under the Weber administration, things are structured a little differently with this new um Garcia administration. So mostly had a lot to do with the financials and contracts. And so the hopeful end date for the general plan update or adoption um is in the fall um Octoberish. Then we also have the implementation plan which we hope to adopt by December. So we'll be doing a lot of work for the implementation plan. At the same time we're we're working on the general plan but um those are the aspirational dates.

Thank you commissioner. Okay. Thank you.

Thank you. Oh, there we go. Lights not on. Um, good evening. My name is Alan Hook. I'm a water resource coordinator for the water division. Uh, hopefully this doesn't flash on and off the whole time. Looks like I need AB.

Um, so tonight I'm going to talk about uh our water development process and utilizing what you may or may not have heard but our water bank. Um, so let me get up here. Okay. Um, so the role of the water bank and development for us the purpose is and I'm gonna actually because I'm going blind eventually. Um, take out my reading glasses. The role is to ensure adequate water for increased water use tied to new constructions. This is primarily new development we're talking about. Um, on the demand side, we utilize water conservation and so that creates uh demand capacity for all of us in the community as well as supply side. So those are new water rights that are transferred uh to increase our overall supply um for the water division. Uh this code I won't read it all but this is in chapter 14. It's directly related to development water budgets and this is how we um bring in either water rights or provide more water uh with water offset payments. So we're again we're trying to uh offset our new demand on our water utility. Uh so water bank in action. So to offset their demand demand each developer can either bring in new water rights uh through what we call the water bank and it doesn't necessarily work like a bank. It's maybe more like escrow where the developer brings in the water rights. Um and I'll explain here the process for the next few slides. And then from there, they're going to ded designate it to the city uh and bring in the ownership to the city uh through our Buckman Wellfield. Uh or they could pay a water offset fee. Um and that's to offset the new demand. Uh that's something we call under threshold uh for projects that are under certain

thresholds, and I'll explain those in a few minutes. Um or the water rights are typically what we call above threshold projects. Um and then affordable housing right now uses city-owned water conservation credits. So we subsidizes the water utility all affordable housing or low price dwelling units with the water that we already have in our system. All right. So on your left here you have the landowner or the developer or slashdeveloper representative. Um and so they're proposing a project to the land use department and the staff. Um and then they come to the city center for water staff to determine um or approve what's called a development water budget. And that that basically comes through what we call a utility service application. So there's the planning process that's going in parallel as well as our process in the water division through the utility service application um to determine their water usage based on new construction for example single family residential multif family um could be commercial restaurants car washes so on and so forth um so they have to determine their water uses based also on landscape irrigation budget They subtract out water usage for affordable housing waiverss or lowpric dwelling units. Again, that's where we subsidize that water usage for their project. Um, and then they calculate their total development water budget. We add a 9.8% contingency fee. Think of that as like it's like the tax because we have non-revenue water that we have to offset and also fire flow. They don't have to pay for fire flow. Um so this is a chart and we just updated this chart and the expenditures as of January 1st. So these are examples

from the top. Um we have different types of single family dwelling units. So it's based on lot size less than 6,000 square ft on up to 10,000 square feet. And you can see in that middle column that's our multiplier. So for every single family home less than square 6,000 square feet for example, it's 0.15 acre feet per year. Um, and does everybody know what an acre foot is in gallons? Close to it? 325,859. Pretty close approximately. Um, so typically that's an acre foot is typically some communities uh conserve more water, but it's about four homes per acre foot. Um, so you can see the cost in the middle column for each of those single family dwelling units is $5,400 to offset that fee. And that changed. We went from previously previous almost more than 10 years of being at 16,600 per acre foot cost. Now it's 36,000 per acre foot which is comparable to what the Santa Fe County charges for their development. And you can see going down, you know, there's senior complexes, senior living, mobile homes, accessory dwelling units are becoming more popular. Uh commercials, restaurants, hotels, motel, grocery stores, retail. I won't read it all uh and bore you with the details, but that's how we um determine it. Um so just to touch base is what I talked about before above threshold. So these are the thresholds. So you have project types. So the governing body decided uh give a little history here. Back in 2005 originally everybody had to bring in water rights. U whether you're a large subdivision or you just wanted to buy uh build accessory dwelling unit

on your property. you had to go out and find pre-1907 middle grand water rights from a farmer uh uh city somewhere and transfer them up to city of Santa Fe. That was a laborious process and the governing body kind of realized oops maybe that's a little overbearing and if you're just buying uh trying to build a casita or your family member. So they decided on these thresholds. So commercial for 5 acre feet if you're above that you have to bring water rights. If you're below that, you can pay us the offset fee again at $36,000 per acre foot. Uh mixed use is 7 and a half acre feet. Residential 10acre feet. Um so above threshold, it requires state recognized water rights. This involves the Mexico office of the state engineer which presently takes anywhere from 6 months to 18 months. We don't regulate that process on the transfer. It is the state engineer that does. Um the staff provides the administration of the water rate transaction. So we co-sign for that water rate transfer application going to the state engineer. Once state engineer approves it then we come back to the developer and we give them what's called a designation certificate or transfer to be utilized the land use and planning. Um so and I not notice there um we're transferring it into the city's Buckman well field and that's permit RG20516. We consider our wellfield is as as our savings account whereas surface water supply is our cash flow uh from a year to year. Sure. It has to come from the middle rear grand which starts at Ottawi all the way down to elephant boot. So it's only that

section that that water rights from. Uh but that's a good question. Another question. I have another question. So, and I may have missed this in your explanation, but so each acref foot cost $36,000. Um, for how long is that? Just like for the life of the development? So, I pay 36,000 because I want this acref foot and then this development is here for 100 years and I never have to pay again.

Uh, it's not even 100 years. It's uh it's yeah, it's imperpetuity if I get that word correctly. Um, so you're paying a onetime fee. Yes. Yes. Um, so below threshold to your point about being able to pay the city to dedicate conserved water to a project. So the idea is what I mentioned before through water conservation. Um, and the city has done a great job on that. We've been able to build out capacity within our utility to absorb new development. So when you pay for that, that's helping our infrastructure and our conservation programs um actually provide this conserved water for your additional demand on our system. Um it's also partially we used to go out and just directly buy water rights. So in other words, you're paying a small fee towards us to go out uh find water rights in the open market. Used to be anywhere from 14,000 now they've gone up anywhere from 32,000 36,000 and above. Um, so it's getting harder to find water rights and I'll address that in next few slides. So again, if you're under these threshold amounts, five acre feet, 7 and a half if you're mixed use or residential is 10 acre feet. So it's more favorable for residential um to get to pay for offset fees versus going out and buying water rights. Um, the administration is wholly within the city. So you don't have to deal with the state engineer on this. Um so there's two choices when you come to the water division. Uh through engineering you determine if you need an application to construct and dedicate water infrastructure which is typically for larger um projects you know subdivisions again large commercial enterprise or an application for meter services. So an application meter services means I just

have a single home that I want to build out. I just need a single meter. Again, usually that's under threshold. Um, so all water bank offsets need to be paid prior to the approval of a building permit and before you can actually install the meter. Um, this is a process that we're working through and we hope it's even more efficient with open gov and planning and land use because sometimes people forget uh that they have to offset their water and they get way down the line. They get their financing. Uh they may have done their recordation of their project. They're ready to go to building permit and I they come up to me and I say, "Where's your water rights? Have you gone to the state engineer? Have you got water rights under a contract? They say, "What? How long does this take?" Um, so this has been a ongoing process and as I'll talk about here in a little bit, um, it's becoming harder in the market. So sustainable development, development equals increased water demand and Santa Fe is supported from a water resource perspective by, as I mentioned, water conservation and the purchase of water rights on the Rio Grande. uh the pump pumping of the Buckman well field impacts the Rio Grande. So we have to provide water offsets for that uh to the state engineer and do accounting and monitoring. Uh that impact obviously must be offset by the water rights that we have in our portfolio. So there's approximately about a 3,000 acre feet buffer between current use and the estimated sustainable yield from our water supply sources. And you can see there um in the second column 2011 to 2025 is estimated our sustainability from our different sources. So that's 11,992 acre feet. That's the Santa Fe River wershed. We have cities uh wellfield

within the city limits. Uh then we have the Buckman wellfield where we transfer these water rightites to. And then we also have the San Juan Chama project um which we divert up through Rio Grande. So that's our total sustainable portfolio. And then the average water usage I would say demand uh from 2011 to last year 2025 has been about 9,000 acre feet. So that's our 3,000 acre foot sustainable buffer. Um so current growth paradigm. So oh sorry your question. Yes. Um, no. If it's relevant to the to the slide there, then it's easier for me going back and forth and tabulating. Um yeah, I would say it's definitely a healthy buffer that we've held for a while because um before uh our GPC was quite high in 1995 and we had a much smaller population. Um some of the numbers are that we have you know we have conserved like 33% as Santa Fe has grown while the um population is actually increased by 25% since 95. So we're we're actually staying above the amount that we're we're actually growing into as a city. Um could we always use more? Yes. Um, and you'll see upcoming our interim public utilities director, uh, Jesse Roach is going to talk about what's up with water. So, we do have a plan to get return flow credits for that San Juan Chama uh, project and actually build out

a potential new source. So while we bring in that Sanan Chama water, utilize it, taking a percentage of the waste water and circling it back and then we get more credit through the Sanwan Chama project to bring in new wa drinking water. So um we are in a good place. There's a lot of places like Albuquerque where they're uh d you know they're directly dependent upon their San Chama project water. um otherwise they have to uh only utilize wells as their primary source. So we have you know Santa Fe River wershed um as well as our Buckman direct diversion as 90% of our supply which is renewable surface water. That's a long answer to say yes. Thank you. Um so to the current growth paradigm so I'm going to sort of jump into the chart. So this is the water demand offset method. So um the first row it's showing uh kind of on the x-axis on the top of the chart 2020 through 2025. And the first row is development offset with water rights. So these are the amount of water rights that went to development per year. So you could see there was a big boom during the during the uh real estate boom I guess you would say or housing boom in 2122. So we went from 31 to 133 143 water rates coming through the bank being designated to the Buckman Wildfield for development. Uh 49 89 24 last year was 68. So it's not to say it's cooling off but it's still sort of dropped off from those peak years. Um affordable housing development. So, uh, we went from 26 kind of pretty steady there, but last year we went up to 33 acre feet again. Um, and then

development offset with fees, which I mentioned before to commissioner McGee. That's an offset fee. So, that has really steadily been increasing, which signifies small development is really growing and last year we had a record year of 88 acre feet for small development. Um so that could be infill development you know it could be more commercial businesses but we are definitely you know you look at 2020 was only 14 and last year was 88. Um so development with off offsetting with toilet retrofit credits. Just give a little background. Uh way back in '05 we had this toilet retrofit program where um so many toilets could be certified for water conservation savings. We still have a few of those left in the market where they're certified toilet credits. Um so it's 0025 acre feet per credit. They're kind of like Willy Wonka tickets to us because developers come in, they say, "I still got some of these conservation credits." So, we do allow those uh to offset their demand. Um, and as you could see, it's been kind of a slow roll. 2022 acre feet. Uh, 22 we had more with those uh with the boom of development, but last year uh we didn't have any toilet red credits coming through. Um so as you could see you know 21 and 22 were were big years u but even last year we got up to 189 total acre feet. Um so more recent large larger developments have decreased for the peak of 22 but we're still above the total 2010 through 2019 average. And we've actually utilized as you know in the past 5 years as much uh water rights. So these are private

developers that went out and bought water rights. We've utilized as much in the last five years as we did in all of 2010 through 2019. Um so I will note there's a little asterk there by that affordable housing development in 2025. uh we are now uh being offset with water conservation credits instead of city-owned alloc unallocated water rights. So in our portfolio we used to have quite a bit more unallocated water rights. Um but those kept getting allocated to um portable housing and also other projects like the teen center, other public projects. the governing body could say, well, water division, we want some of your unallocated water rights to go to that project, offset its demand. Um, but now we've u move towards using conservation credits and that was aggregate uh conservation that we um acquired through a allocation of the governing body recognizing how much water we had saved throughout the system. All right. So, purchase water rights tracked to the water bank. So, the permanent transfer of water rights from agriculture usage to municipal usage has become difficult presently due to availability and protests of water right transfers. Um, we tried to buy 29 acre feet of water rights from a family near Los Lunis in 2022. It was protested. Protests typically take a year or to two years. um the family decided they were going to pull out and it was just becoming too cumbersome and uh costly in the timing. Um so that one fell through. Uh now we're starting to see what we didn't see in the past is private water rights being transferred to the city and our water bank being protested. We just

have had one last year uh and a new one recently for development. So, city code requires water right transfers within 60 days of a development's final approval by the planning commission. Even without a water right protest, the New Mexico OC approval takes anywhere from 6 to 18 months. So, it is a timely, you know, and time cost money process. Um, no private water rights were transferred into the water bank for the first time in 2025 for future developments. So, that's that's that row in green. So green is all the water rights the private parties were transferring into the bank. Uh last year we had zero. Uh and again that may be a reflection of protests and or the difficulty in going out and finding water rights. Um and then you could see the rate that orange line of water rights being designated for development over the past five years. So there's a quick question. Uh, you were saying the difficulty of filing water rights is that because I assume do water rights, sorry, this may be sort of a rudimentary question, but I don't know a lot about water rights. Um, do water rights expire like if this

No. Is there like finite number? Is that why there would be more difficulty filing them or is just more more development happening throughout New Mexico that we're

That's a good question. Is there a finite number? Only because that's a larger discussion about the adjudication of all water rights in New Mexico. Um there there may be I mean this is a reflection of there may be coming a finite number of water rights available in the middle Rio Grande. I would I'd mention that. Um I I would also say so historically when this program started in 2009, it really kicked off January 1st of 2010. We were allowing any private party to bring in water rights and in a way park them into the bank until they were ready to move them forward into a development. Well, some of those parties realized, well, maybe if I park them in the bank, um, in the future, I could, you know, sell them to somebody else who's really desperate for a development. And so there was a number of water rights in the bank that private parties could then transfer with a change of ownership to you. If you are now like I am I need like I got a project that I need 30 acre feet and I just need like five more or two more and you want to you could buy it for me and we do a change of ownership and then you designate all those different water rights there in the bank. Um what's happening is because in the bank that water right transfer from the open market has already gone through the state engineers approval process they're much more value valuable. So you have value added for those water rates in the bank. In other words open market it may be $20,000 per acre foot. In the bank, it's worth 35,000 because it's already been transferred and it's hanging out in our Buckman Wealthfield. Now, you own it as the owner of it, but once you're ready

to move forward, you could just do a change of owners through change of ownership through the state engineer. That usually takes anywhere from a couple weeks to a couple months versus going out into the market and waiting six to two years for that full transfer. So that's that's the I think the key difference of what's going on in the market right now. Um so moving to conserve water tract in the water bank. Um again affordable housing in 2025 is now being offset by water conservation credits um versus water rates due to the limited number of unallocated city- owned water rates. Um, currently we have 198 acre feet of conservation credits available to both offset affordable housing, but it's also uh offsetting lowric dwelling units as well as all that 88 acre feet that I talked about of below threshold demand. Um, so you can see in this table each year we start off with a water conservation credit balance. We have conservation credits generated by wa our water conservation office. So, this is like washing machine rebates, rain barrels. Um, they're not I mean, unfortunately, they're not adding a lot of conservation credits with that with those small small programs. That's more of a reflection of like the lowhanging fruit of the conservation tree has been plucked over the years. Where we're getting conservation is more in the aggregate like outreach programs and and people doing their part of you know uh not watering every day but following the watering guidelines of you know twice a week only during these few hours but also the rate structure the rate structure has really created more conservation because it's two-tiered. You start using too much water per month

you actually pay a lot more and that creates you know demand restrictions. Um so over the years um the governing body had the choice of allocating um again conservation credits to this conservation pool. So at at the end of 2023 we did a resolution where they allocated 500 acre feet uh to this pool of conservation credits. So that's in green. So at the beginning of 2024 we had 500 acre feet. Um but we were in a deficit because of uh both affordable but we were in a deficit mainly because of small uh small development of about 150 acre feet. And so 500 minus 150 you're already starting at kind of a 350 acre foot balance. Um and you could start doing the math you know conservation credits designated below threshold 3188. Uh so we are down to 198 acre feet for lowpric dwelling units, affordable housing as well as small development. So we're moving through that uh balance quite quickly. And with that, I stand for any questions. I know this is a lot of data, a lot of information all at once. Um but I hope you could absorb the fact that um you know the the methodology that we we have is is set in code. It was something that the the governing body long time ago in 2010 set up. Um it's been very successful but it may be to the point where it's you know it's a a victim of its own success and that we've moved through our water rights portfolio where we had to allocate uh conservation credits from the whole system of our water utility and development's using it. I mean they're utilizing quite

quickly. Um so that again with that I stand for any questions. I'm curious if we've if we've ever had to decrease the number of water rights in the that are out there. Say for instance due to drought, have we had to like purchase water rights to decrease the number available or is is that something that we've ever considered doing? Um, no. We, in other words, if we go out and buy water rights, we're actually end up increasing the amount amount of water rights available. So, with we've never used like drought per se to restrict the amount of demand. Um, that's not really that wasn't really the the purpose of the bank. It wasn't a demand management tool necessary. Now the code itself and how you get water um I would say is a bit of a demand management tool. In other words, the fact that you even have to go out and buy water rights is a is a key factor. And also the cost, you know, the cost as I mentioned went 60,600 to 36,000. So that's a that's going to be a limiting factor on demand. Um but no, not not due to drought. uh we've never used like a drought mechanism to restrict the demand or restrict the supply of water rights.

Thank you. Um, so back to just the cost per per development, like if you were building a cassita for instance on your property, is the cost that you would pay up front to offset those water rights uh based on the lot size or is it based off the the structure size? like if you're if you're building like a single something small like an ADU or

so uh here as an ADU looking at my table um and I guess you guys lost the PowerPoint. Well, um so an ADU is only 09. It's coming out. Oh. Oh, you got to back up. So an ADU is 09. So, you would pay $3,240 uh dollars towards that ADU. Now, mind you, that's not your total cost for getting your ADU set up. Like, we have utility expansion charges, we have meter charges, so you're going to have to pay that plus the 3250. And it's about I think it's now about almost upwards of six to 7,000 for a new meter and attaching to the main line. Um it's interesting because kind of have what water engineering needs for their payments and then we have water resources which is you know offsetting your demand. A lot of time people will say well I like the 3240 versus the 4,000 you want to charge me engineering and I'll just pay one one of them. And we're like no it's typically both. Um so that's that's the uh cost service. Another question.

Yes.

Yeah. Yeah. So, um, think I had it here before. Uh, yeah. Maybe I had the 198, but maybe I have a slide here. I was trying to find our affordable housing. Um here the demand for housing. Um yeah, so it's it's three years leave on this chart. Find the Oh yeah. So we have about two and a half years. And so that's close to the code says and we're probably going to have to similar to here the 500 acre feet uh look for more water conservation credits because the code says that we have to have three years out. Um and as it ran before it was like we were estimating like 26 acre feet or so. Um and we've had to do quite a bit more than that. you know, like here we're showing 33 acre feet for the conservation credits designated to affordable housing. So, we're kind of moving faster than we anticipated historically at 6 acre feet. Um, so yeah, it's about 2 and a half years um for that 198. But again, that 198 is also being consumed by the below threshold developments. Um because again before we

you know we don't we try to see watch these trends you know we're at what average of 38 for below development but then last year we jumped up to 88. So um two and a half years maybe even within two years we're going to have to come with a resolution and say all right we need more conservation credits governing body because we really you know development has really moved through these and I could foresee that I mean you know there's new grant programs for affordable housing there's a push for affordable housing which is a good thing uh we just have to be prepared for it to subsidize that demand Yeah. Yeah. And again, you know, kind of from the water division, you'll see this on the what's up with water update. It's the San Chama return flow project is to provide new source and in many ways to as I said before there's that 3,000 acre foot buffer uh with all our sources to expand that more and at that point we can then you know turn to that supply and also say okay well we still have even more room to grow into uh as a water utility.

Do you explain how the credit works? Um, so is it is it an applicant or developer files something and they say I have this many acres and so the city says then okay you have that many acres so now you get five credits. How does that how does that get us behind or

again it's it's not a matter of credits it's more you know what is your demand on the system. So it's based on these multipliers. So let's say you had uh you wanted a single family home more than 10,890 square feet. You're at 10,900. Um, so on your one acre, you build four of those at 0.25 for each of those homes, you're at one acre foot. So at one acre foot, now you got to pay $36,000. So how we're offsetting that $36,000 that you paid for is through our conservation credits. Those conservation credits are going to basically uh provide for your demand from now until you still have those homes. Um, and this is one part of this. Um, I didn't actually include because again I didn't want to get too into the weeds, but you can, let's say, uh, for example, a restaurant you want to build, you bought a pro commercial property and before there was a storage unit, you can actually use the highest 24 months of the previous 10 years um, of their historical demand to offset your new demand as a restaurant. Now, a storage unit isn't going to have a lot of demand. Restaurant will, but at least you get the credit of that historical usage. So, you're only adding the net, the delta above what was previously used as a baseline. So, we don't ask everybody like you got to bring in brand new, you know, every time you have a new demand, you're going to add it to the system. We do credit historical usage.

Thank you. Um, yeah, his historical credits always made a lot of sense. Yeah. To me. What I and maybe I don't I've I've never used it but I don't there's not a direct mechanism uh for credits on new construction if you get under essentially if you provide credits in your project because you're so much more efficient. No, it just helps you to be more efficient.

Right. So I that's one I've thought about in my mind in terms of for phase two if there could be some kind of carrot um offered within the code to incentivize developer to get because I don't know if it pencils because I know it's expensive but um I mean for me like we've worked on water budgets for hotels a couple times that ends up being a lot of acre feet. Yep. To me, hotels and multifamily, if there was a mechanism to feed you all credits through those projects being more efficient, that might be one way to build your bank up, right?

Yeah. And there's, you know, there is kind of the wor score, which was supposed to be kind of a portion of sustainability plan. I mean, I'll be honest, we're decoupled from that. Um but there is a potential there that you know if a a wor score was showing more efficiency uh in a project and I would say where we're seeing the most efficiency is in multif family projects um and I was going to show something here um for example uh apartments you know we we showed as 0.16 that was an older audit estimate uh pre20200 we're starting to see a lot of um a developer can actually provide us what's called an alternative development water budget. So instead of this standard calculation at 0.16 um a lot of multif family developments have shown oh we're down to 0.10 to your point of efficiency we're down to 09. So if they show us an example of other apartment, town homes, condominium projects that have been dailed to be that efficient, we'll allow that. So in the initial um phase and approval of their project, we will allow that. Now we're in the code also able to say okay in a year if you show you have kept yourself under that budget that you set at 09 or 0.10 10, that's fine. If not, you get four months to get back to where your actual usage is that we see from your consumption. Um, and either you got to bring us water rights or you could pay the fee to make up that difference.

Yep. I've been in those sort of back and forths with you in terms of us putting out our own numbers. That's like developer trying to pay less, right? prove their I guess I'm at least in this up here I'm less interested about them paying less by justifying that it they're using less water but more could there be a mechanism built into the code where if a if a developer certainly uses above a certain amount of water takes energy conservation measures to get under a certain threshold uh that Yeah. I mean, a while back we had what was called a water conservation uh contract. So, it said, "Okay, you with the water conservation contract, you can go for three years and we'll see if you actually have those savings." We kind of tracked to your point those water conservation credits that were potentially generated versus like a standard budget versus their contract became really burdensome and and overbearing for the conservation office to track all those attempts um and then track the credits generated from that. That was the intention and then you know we kind of came to this idea about worse scores as an incentive. Um but right now, no, we don't have a program that says, "Okay, you're generating conservation versus the average, let's say, median usage of a multifamily project or commercial project, right? We'll utilize those conservation credits for portable housing or something else. We just don't have that program right now."

Sure. Sure. One last question. Um, I know obviously the county is a completely different entity, but do they have similar guidelines for their development as far as you know? Does anyone know? County water division. Just know their offset fee is 36,000 also. Okay. Um, but I'm not sure if they have incentives or any other types of program or how they're doing affordable housing. That's that is a good question and maybe somebody from the county playing would like to answer that.

Thank you. All right, that's the very first. Okay.

Yeah, that's a fee and loop contract. Um, so if you, let's say, have 40 units and, uh, 10 of those units are affordable, um, based on the Santa Fe Homes program, we accept that contract, uh, and we identify that out of those 40 units, 10 of them are affordable. We subsidize that 10 acre feet. So, you're only paying for the 30 30 units. Yeah. If they're using if they do fee in lie of they're they're building 40 units, we charge them 40 units for their water budget.

Yeah. Um, it doesn't have to be set. So, every year we have the ability to change those fees. Uh, let me go back to the chart. So, every year we have the ability to to reset those fees. Um, this year we set it at 36,000 because that seemed to be the rate in conjunction with the county, but that county rate was actually based on a water rate purchase they had made also. Um, so again, we are seeing about that 36,000. We sort of audit how much the waterite is going for in our bank and it was like I would say last year, maybe the previous year at 32,000. It's definitely crept up to the 36,000. So, we felt that $36,000 rate per acre foot was a fair market value for an offset fee because both the county and the city are in alignment and from what we've seen from private entities that have water rights in our Buckman Wildfield in the bank have been selling it for about that rate. We can change it every year. Yep. Yep. Yeah. And if you know like market crashed and it became less expensive, we would bring it back down and

Yep. TJ. Yep. So 36,000. Yep. We're seeing it private. Oh wow. Okay. Yeah, it's definitely I mean I would say in the last year it's dramatically changing.

Yeah. And I you know our our feeling was again in working in conjunction with the county and as you all know uh you know like government agencies, municipalities, it takes time to move forward. Um so we didn't want to have like this knee-jerk reaction. we're going up 50,000 and you used to be paying 16,600. You know, people would lose their mind. Um but I think they they're you know the market has shown on average there in the last year year and a half they've been paying 32 to 36,000. Um it is probably because of demand going up to 50,000 to 75,000. I mean that's a reality but um we don't want to shock the market and the system and the projects that are already in the pipeline that are trying to move forward to the point they're actually going vertical and constructing. So there there's a bit of a lag time on projects as you all probably know and staff can attest to. So, you know, you don't want to penalize them for for having started this process and getting getting down the road um of what their financing might have already been set up for. Oh, yeah. And the county does not of note uh Santa Fe County doesn't require water rights the way we do. So, they just have a straight offset fee

with the 88. You're seeing the below threshold. So that's the below 10 acre feet for residential. Yes, residential. And so what does that equate to for how many houses? Oh um 10 acre feet is about 60 I would say single family homes um on average. Uh it comes out to a little over 120 apartment units. Um and that's just my experience with the market. I'm just spitballing there. Yes, chair. Thank you and have a good evening.

And last but not least, Mr. Herbert Foster from Santa Monica.

Good evening, commissioners. I'll try to remember to speak closely to the microphone. All I can say about county water is I know just one thing. It's equally confusing and distressing. I have a very brief unrehearsed, unrefined introduction of myself and what we're doing. Uh what I think we're hope we're going to be doing with our uh revisions to our general plan. Um and my job title is team leader. my day job, I manage the transfer of development rights program, something I'd be happy to talk to you about more later, but I'm also uh managing the update to our uh general plan. We call ours sustainable growth management plan and like the city, we are updating it and initiating that process. We are at the very very beginning stages. So much that I don't even have slides for you tonight. So, but I will be very very brief. I want to thank Heather and the staff. Uh Heather was uh kind enough to present BA Santa Fe forward to our planning commission last month. So, I'm happy to reciprocate as best as I can and also thanks to the staff, your staff, because we we meet every month and we've been talking at the staff level about uh both of our efforts and trading information and um I've been stealing and borrowing and begging from all the work that you have done before us um so that we don't have to duplicate what's already been done in in great part. So, there's a lot of information that uh we're benefiting from. So, thank you for that. Um, and I I I'm I'm certain that our our conversations will will elevate to this level and and leadership as we move forward and develop the draft. And ideally, we would like to have both of our general plans say the same thing about the same issues and have the same kind of strategy uh particularly in when it comes to growth and development around the city borders. So, exactly what that is, what those look like,

can't can't quite say yet, but I know those conversations are are happening and and will continue. Um I'll I'll start a little bit by just saying that what where we are beginning is with our public engagement. And so we have started our public participation kind of planning process and we are looking at uh forming a a working group of staff. We'd like to invite uh at least one of your staff to to serve on our working group. I imagine it'll be Janice, my my counterpart in long range planning. I'm I'm a team leader, but I'm really a long range land use planner ultimately is is what I do on a on a daily basis. So, um what we're suggesting to our our commission is forming a working group. It'll be uh key uh county staff. Uh I would presume Janice will be invited and um other sta other staff members. We're considering this like a mini public uh a broad representation of the the diverse communities. We'll be asking commissioners to appoint members and uh and supplement them with staff. Also, like you have done, we're also looking at a small kind of community grant program. We want to compensate organizations and individuals who give their time to share their information and experience with us and to participate. So, we'll be launching that uh subject to budget approval. uh uh one of the first things that that we do in in addition to forming an a working group, we'll also have website and some surveys to align with the different phases of our process and and so on and and more focused groups for those areas or populations that or topics that we we don't quite catch in our working group and and other outreach efforts that we have. Um excuse me. So, we're just beginning with the uh the public engagement planning process. Who do we need to talk

to? Who is normally not engaged in these conversations about growth and development? Who really needs to benefit from development who typically haven't? So, we're we're designing our engagement tools and strategies around priority populations much like much like you have. Um, we'll I'll be asking the board of county commissioners to adopt our public engagement plan in June. Then we'll have a more formal launch of our sustainable growth management plan revision. We're talking about what to call this thing. We don't quite know. You've chosen Santa Fe Forward. You know, we're we're looking at different ideas uh other than the sustainable growth management plan revision. We want to do a little bit better than that. There's this thing at Santa Fe County, we have to have the word sustainable as the prefix to just everything that we say. We have a sustainable land development code. We have, you know, so it's um it's a word. We want to put that word in in operation, in our planning, in our our decisions about development for sure. And that's the the goal of of what we're really doing. So the plan, frankly, is not just rhetoric of 300 pages. It's uh putting thought and vision into action, accountability, and I'll I'll add one thing about our current sustainable growth management plan. It's 300 pages. Three of them are titled implementation. I'm going to want to reverse that, not have 300 pages of implementation, but my my vision for this document and the process is lean. We don't want to rep we don't want to duplicate work that has already been done. There are housing plans, water plans, open space plans, trails plans, economic development plans that I want to use and use this general plan update as a as a container for all of the work that's already been done and analyze it and hopefully make sense of it and put forth a a more consolidated approach to what we're doing and how we

treat growth growth and development. um some ideas of what uh one thing I really like about uh the Santa Fe forward is something that Heather had put in one of the slides that I really embrace. If everything is a priority, then nothing is a priority. That's so important to me as a planner, having authored these plans and having read them. Um, if they are everything to everybody, they are nothing to nobody. You know, we have in the SGMP 60 goals, 316 policies, and 266 strategies. It's it's u mind-boggling, frankly, to look at that. And uh I'm not looking forward to the report card to see how much of those have been have been completed or actually written to be doable. So the way it's written is also very very difficult to say are we doing this or not. So something I'm keeping my eye on and in addition to lean um I'm hoping for a 100page document where a lot of that is implementation. You know let's pick the first few things that we think we can do and we know we can do within the next couple of years instead of 266 things that we think we want to do in the next 20 years. So that's that's where I'm really focusing. some of the things that I I expect will be in in this document itself, as I said, an inventory of the planning work that's already done. Uh the last thing I'm I'm wanting to do and willing to do with the advisory committee and the community is revisit goals and strategies and actions for housing goals and strategies. It's already been done. I think that the role of this document is okay, now that we know what what has been done before, let's prioritize that work. In addition, it's primarily uh above all I believe a land use plan. How and where do we want to grow? So there will be a preferred land use map. What I'm suggesting is that we work with

community types or place types. So let the rural be rural, right? Let the and put the the systems and the preferred land uses in place and tie that to our development code. If your development project is consistent with the preferred land use, meaning rural stays rural, then you're then you'll get approved. If not, then if you want to proposing an urban or suburban type in a rural, the answer is no. And similarly in in the opposite end, if you want to do very low density in a designated urban place, the answer would be no. So we want to put some teeth behind the land use uh sections and the land use map. So it's more than goals and aspirations. It's operationalized in this plan. And beyond the the the adoption which we expect to be in 18 months from now uh the the s the whatever we call the revision to the sustainable growth management plan about 18 maybe 20 months. And so then the real work begins I believe of a real wholesale revision to our development code so that de the development is producing the kind that of uh that the community is really envisioning for itself. Few other things um I'm I'm imagining a separate for separate section of the document development policies. It's a list of all the things that we're encouraging developers to do because right now we have to go through and back and forth of the 300 pages and do a development review of what the is this subdivision consistent or not. So trying to use this document as more than just a checklist but a a statement of aspirations for what rural communities ought to develop like what what we call contemporary communities which is post automobile culde-sac windy road singleuse subdivisions so that they can either well we want to stay the way they are they have their HOA they're good or if

they want to evolve into something different that the SGMP revision will will enable that through the preferred land use plan.

Right? So I want to make this easy for everybody. So if a developer wants to come in and they have a discretionary permit that has to be consistent with the plan, they can say do all these things on a certain page. So it's not nitpicking and I call it cherrypicking. Maybe you've seen that the the applications will cherrypick and say, well, and they just conveniently forget all the other things that they're not consistent with. trying to use the document as a tool, as a checklist for for developers, what we want them to do and for the staff. Okay, did you do it? Did you not do it? Did you do it? Did you not do it? So, we're not fishing around in the document all the time. Anyway, a matter of mechanics for us, but we there will be goals and strategies for sure. And I'm trying to want to keep this lean, meaning that it's the the SGMP revision is countywide issues. So often I've seen comprehensive plans get into well there should be a a a roundabout over here. There should be, you know, these kinds of things that are very community specific. I want to keep the scale of this plan what the county can do, what affects the entire county, things like public finance, public engagement, impact fees, those sorts of things to keep it keep it at that level where I believe the real work and the juice comes in at the community level. So we want to make sure the community plans are consistent with the overall general plan. We have what we call developments of countywide impact. So we'll focus on those sorts of those sorts of things at the countywide level. The challenge is it's a diverse big county. So how do we capture all of that in one in one document that's yeah to be seen and like I said uh we want to really focus on the implementation to assemble all the work that has already been done compile it uh put it through a criteria and a process of where do you get the most juice for the squeeze for some of these projects so it's not 266 recommended projects uh looking at our

our equity which who's benefiting from these projects Right. And um otherwise uh I I'll I know I will be back in the near future uh for more more formal presentations once we formalize and I have more to say about it. But uh thanks to Heather, thanks to Janice and and the staff for reciprocating what we're doing and they'll you'll be hearing a lot more from me as I'm sure from from Santa Fe forward as we move forward together. Happy to answer questions if you have them, just as long as they're not about water.

Within the county, where are you seeing that our community is growing the fastest in which areas? What we call the community college district I 14 core. There's there's not a lot of development really happening in the county outside of that area and most of it almost all of it is single family detached residential and subdivisions. Thank you.

2015 it was adopted. It was really done in 2010 and then revised in 2015. So it's it's 15 years old. appreciate your time. Thanks very much. Thank you.

Yeah, the important thing about collaborating with the county is uh one of the things we've been doing is we've been drafting our maps uh eventually getting toward the future land use map which defines the you know general direction for different types of uses throughout the city. We've actually gotten feedback from Herbert and Alex Lad on some of those categories, those edges. So, our study area for the general plan update was three, well, not three miles exactly, but it was beyond our city boundaries because we do we are planning for 20 years. And by the way, yeah, they're much better than we are in terms of the last update being 1999 here. So, Right. Right. So, so they'll be helping us a lot with that sort of those edges and and how we approach the edges. The MO is really involved with the, you know, transportation network and how things work. I think the MO was involved with the roundabout there on um Highway 14. Um and, you know, provided comments to the county on that um something that's being under that's under construction right now. So um but the county is a very special entity to work for. I worked for a county in Florida and they have done some amazing work. um Herbert and his team on community plans and that's something that's very different from a city where the village of Labahada for instance they did a community plan for that village that's at the base of the hill and it has very unique circumstances something different from all the other areas um throughout Santa Fe County like um Sper said was very diverse and so um really trying to collaborate with them will make um our

plan much more much richer and um and also really sort of think better. Sounds like um we're going to learn from each other. That's that's terrific. Other um questions? Thank you so much. Great job. Um, are there matters that members of the commission would like to bring forward before we adjourn? Enough fun for one night. Yes. Thank you.