[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6243092,"mediaKeyId","3242783-aa5d7b2b92e4b77199888cb527f9e2a6","parentId",3242783,"title","County staff backs conditional use permit for 120-foot monopole near NM-14; neighbors contest visibility and alternatives","audioSeconds",973,"startMs",10646000,"endMs",11619000,"viewUrl","/Search/View?dp=1&key=3242783-aa5d7b2b92e4b77199888cb527f9e2a6&start=10646&end=11619","thumbnailUrl","https://assets.pipeline.soar.com/3242783-aa5d7b2b92e4b77199888cb527f9e2a6/thumbnail_10646000.jpg","articleUrl","/articles/6243092/Santa-Fe-County/New-Mexico/County-staff-backs-conditional-use-permit-for-120-foot-monopole-near-NM-14-neighbors-contest-visibility-and-alternatives","mediaUrl","https://secure.pipeline.soar.com/6243092-f37f1e7de747e27f2b284775762f392e/orig.mp4?Expires=1771010962&Signature=f4wolObfrCobEESiTZuJRKQ2wDi1aawjYcstOTS~2-RJXuBgZfkNxm4j4On4jKKr~GotKLzEpvZSdh2GRaNWDlU8RTpbnRMuMGMkwtSvOOtVSzIDoIR8ykBOAQYCOWIn4~vohq6N6VfRXMQWJloI2dRWar4ZhHc0YuZW1FRz81xAq1on3MvIK7gURw6jjr9W1zS6MdjDUso5uZFeePO1~vJaL8DhMuH8ZVV04UN6OaSLn~RpYUo-oYJNZiT3r7Mk4kkZONgFPCrooNa9oHLIMC8TJMHmZ3Dal-JAghMngd4-~nzghVQ9zhlrs0TK5-gKGw2avLwHxTiDSeAm~lwh1g__&Key-Pair-Id=KUT5TJCACFTXG","author","Santa Fe County, NM","date","2025-05-09T00:58:37Z","article","Pinnacle Consulting and Sun State Towers sought a conditional-use permit to install a 120-foot wireless monopole in a 40-by-40-foot compound near New Mexico 14 to close a multi-mile coverage gap that county staff and applicant representatives said hampers in-vehicle service and emergency communications along the corridor.

John Lovato, Building Development Services Supervisor, said the proposed facility would sit on a ~6.24-acre leased area, would be painted a tan adobe finish and would be engineered to meet FCC and county requirements; staff reviewed the SLDC design standards and recommended approval with conditions. Lovato corrected a typographical error in staff materials clarifying the applicable rural-residential height limit is 20 feet for typical structures but noted telecommunications are subject to specific SLDC provisions and that the applicant seeks a taller, 120-foot monopole as a conditional use.

Craig Morgan of Pinnacle Consulting said Sun State Towers is the lessee and that Verizon Wireless would be the initial carrier; Stephen (Steve) Kennedy (RF engineer) explained the technical justification: the site would address large coverage gaps of several miles along NM-14, improve in-vehicle and indoor service for residents and travelers, and support emergency communications. Kennedy presented crowd-sourced signal maps showing poor coverage (lots of “red” areas) and a propagation model indicating the proposed tower would create a dominant server for the corridor.

Opponents said the chosen location is highly visible from the Turquoise Trail National Scenic Byway and nearby pullouts and homes; they urged the county and applicant to locate the facility in a less conspicuous spot and questioned whether alternative sites were fully explored. Neighbors raised concerns about aesthetics, potential impacts on wildlife and children's health, road maintenance for the private access, and the precedent of industrial infrastructure near a scenic corridor. Several speakers also said other providers had proposed different tower locations in past efforts.

Supporters said the tower would provide reliable cellular service for residents — including low-income households and medically vulnerable people — and for travelers who currently face “dead zones” on the highway. One proponent submitted a list of signatures supporting the tower and said area residents rely on cell connectivity for transportation, medical care and emergency calls.

Lovato and applicant representatives noted required environmental and historic-preservation reviews (including SHPO and FCC Section 106 review) and said final engineering and environmental studies would be submitted prior to final approval. County staff told the hearing officer they would correct administrative typos in their report and requested that the hearing officer memorialize findings and conclusions in a recommended order. Hearing Officer Abare said he would prepare a recommended order within 15 business days.

No final county decision was made at the hearing; the matter may proceed to the Santa Fe County Planning Commission.","mediaType","Video","parentTitle","5/8/2025 Sustainable Land Development Code Hearing Officer Regular Meeting","oneSentenceSummary","Pinnacle Consulting and Sun State Towers sought a conditional-use permit for a 120-foot monopole near New Mexico 14 to address a multi-mile coverage gap; county staff recommended approval while neighbors objected to the tower's visibility on the Turquoise Trail and urged alternate locations.","taxTitle","Santa Fe County, New Mexico","taxId",2698,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6243102,"Applicant seeks variance to divide 8.95-acre Tresorore parcel into seven 1.25-acre family lots; county staff recommends denial",3007,2322000,5329000,"/Search/View?dp=1&key=3242783-aa5d7b2b92e4b77199888cb527f9e2a6&start=2322&end=5329","https://assets.pipeline.soar.com/3242783-aa5d7b2b92e4b77199888cb527f9e2a6/thumbnail_2322000.jpg","/articles/6243102/Santa-Fe-County/New-Mexico/Applicant-seeks-variance-to-divide-895-acre-Tresorore-parcel-into-seven-125-acre-family-lots-county-staff-recommends-denial","https://secure.pipeline.soar.com/6243102-fa0655d20f12a67e4df359ca48597c8e/orig.mp4?Expires=1771010962&Signature=DsdNDKWDdB1QMWEgAvLiskHmymibPSwoPUfUZI~qrWAzPiGPctLbNCe1kK6VaIcL5NPyJNkD~xZ-0hThs8bzpaXyw2leJ18TU5gbO8slhQUZf8~THxmNxlAIMr5EdMDSp6CNKn-cjGrN4JtkzH0l0fAOKkuqLbcakyhwIgu990c5VK0N9kqhrO93feHRMvKxyVPBMKPKYRgseVwQzPWGvVUhvU-whPyyJD4fwxG1OB3ayA8~g3-ndUaBqMfv29t3~xVlat36MjA3PNiExXpcOmaT2PWYDlOkIZTaRrSSM2hCndDgX~DFkMxImXRY65PbTMc7tm77aGZV-R44qzoUPA__&Key-Pair-Id=KUT5TJCACFTXG","Lisa Martinez, agent for property owner Javier Juarez, asked the hearing officer to recommend three variances to allow division of an 8.954-acre parcel at 3 North Horizon Lane into seven roughly 1.25-acre lots for a family-transfer subdivision.

Marie Martinez, Building and Development Review Specialist, told the hearing officer that the parcel lies in the Teresa Arroyo Del Poniente Community District (TAPCD) overlay and that TAP RES zoning allows one dwelling per 2.5 acres; the applicant requested relief from SLDC Table 8-10 (density), TAPCD §9.11.02.01 (250-foot setback from NM-599), and §9.11.02.02.03 (open space perimeter rules). Staff's recommendation was for denial of all three variances.

Lisa Martinez told the hearing officer the parcel was created when New Mexico 599 was constructed and that small-lot family transfers (1.25-acre lots) existed historically in the area prior to a 2009 ordinance change. She said the applicant had obtained a ready/willing/able water/wastewater letter in July 2022 that had since expired, and that a reapplication for service was filed Feb. 14, 2025; Santa Fe County Utilities had indicated readiness to provide service from a 12-inch water and a 12-inch wastewater line roughly 620 feet from the site. Martinez said the proposal included road, sewer and water construction to code and argued the variances would provide housing for family members.

Hearing Officer Abare and Marie Martinez discussed historical small-lot family transfers and whether that pathway remains available: staff said small-lot family transfers as previously written are no longer permissible, and that a variance would be required to go below the current 2.5-acre minimum density. Martinez clarified that many smaller lots were created prior to a 2009 ordinance and that family-transfer provisions used to allow 1.25-acre lots. The applicant said an executed purchase contract exists that is contingent on approval of the variances.

Several family members and supporters — including Gerald and Nora Solano and others who said they would use the lots to keep extended family local and provide caregiving and aging-in-place benefits — spoke in support during public comment. Nearby residents voiced concerns about traffic, road maintenance and the loss of rural character; one resident said she and neighbors had signed a petition opposing elimination of the 250-foot setback. Staff recorded a recommendation of denial and asked the hearing officer to memorialize findings of fact and conclusions of law in a recommended order.

Hearing Officer Abare closed the hearing and said he would prepare a recommended decision in 15 business days.","Lisa Martinez, agent for Javier Juarez, asked Santa Fe County hearing officer Abare to recommend variances allowing an 8.954-acre parcel at 3 North Horizon Lane to be divided into seven ~1.25-acre family-transfer lots; county staff recommended denial of the density, setback and open-space variances.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6243107,"Hearing officer reviews variance to allow second septic system for accessory dwelling at Cloudstone Drive property",156,1889000,2045000,"/Search/View?dp=1&key=3242783-aa5d7b2b92e4b77199888cb527f9e2a6&start=1889&end=2045","https://assets.pipeline.soar.com/3242783-aa5d7b2b92e4b77199888cb527f9e2a6/thumbnail_1889000.jpg","/articles/6243107/Santa-Fe-County/New-Mexico/Hearing-officer-reviews-variance-to-allow-second-septic-system-for-accessory-dwelling-at-Cloudstone-Drive-property","https://secure.pipeline.soar.com/6243107-55a1126bd36f3408592ec7ba181d7539/orig.mp4?Expires=1771010962&Signature=FZZUyCYBIsR18kawWYtCzXp67sMOI3EeczKpvnF0Em~sBKUgpQrjt0my0zODp-FvFIpgg3H~1WgowEkjNKgAcNyx7UmZFzLoJOeDzJSB1JQrPFK8-k3jkc6FMBbccmEofO6i7ECsYdB5Vg29TFFBeggNDoIwp0bsEvhN~DzLBgy18xFHMe8uSd4xHZECpkSCNYjXNEB9VqwDAyI96tYiBV68OmSZmIzgy~sMmAyKpT4kgsP8HTMlYUwVJS5v6Njbg6uTAaOO6BdxUd56cXNp7EsLnHdgB~cu6Kpte9Wm76E6JdnyyK7wZcD7NXsLesitphc30o8K9Oy5XqGWneh-5A__&Key-Pair-Id=KUT5TJCACFTXG","Santa Fe County hearing officer Abare heard staff testimony recommending approval of a variance that would allow a separate on-site liquid waste system to serve an accessory dwelling unit at 128 Cloudstone Drive.

Marie Martinez, Building and Development Review Specialist, told the hearing officer that applicants Michael Ray Martin and Belen Schwartz purchased the property in 1988 and later enclosed part of a garage that has not functioned as a dwelling. Martinez said connecting an ADU's waste stream to the main house system was “infeasible due to the geological and topographic conditions of the property.”

Martinez summarized agency approvals: the New Mexico Environment Department approved a second on-site liquid waste system on Feb. 23, 2022, and, after inspection, issued a permit to operate (LW-005479) on Sept. 6, 2024. Building and Development Services staff reviewed the application and concluded the facts supported a variance to SLDC Chapter 10.4.02.04 to allow a separate septic system for the ADU, and staff asked the hearing officer to enter recommended conditions and to memorialize findings of fact and conclusions of law.

Hearing Officer Abare questioned staff about an apparent reference in Exhibit A to a setback variance; staff clarified the setback variance was removed from consideration and the hearing was limited to the liquid-waste-system variance. Martinez confirmed a site visit and said rock outcroppings and terrain constraints made connecting to the principal system infeasible. Staff reported no public opposition at the hearing.

No party asked to speak on the matter, and Martinez closed by noting the case may come before the Santa Fe County Planning Commission on June 18, 2025. Hearing Officer Abare said he would prepare a recommended decision within 15 business days.

The hearing record contains the NMED permit and staff exhibits listed at the hearing; staff recommended approval subject to conditions to be entered into the record.","Santa Fe County staff recommended approval of a variance to allow a second on-site liquid waste system to serve an accessory dwelling unit at 128 Cloudstone Drive, citing site geology and an NMED permit authorizing operation.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6243096,"County staff recommends conditional-use permit for Simic retreat; neighbors raise water, traffic and commercialization concerns",1678,4894000,6572000,"/Search/View?dp=1&key=3242783-aa5d7b2b92e4b77199888cb527f9e2a6&start=4894&end=6572","https://assets.pipeline.soar.com/3242783-aa5d7b2b92e4b77199888cb527f9e2a6/thumbnail_4894000.jpg","/articles/6243096/Santa-Fe-County/New-Mexico/County-staff-recommends-conditional-use-permit-for-Simic-retreat-neighbors-raise-water-traffic-and-commercialization-concerns","https://secure.pipeline.soar.com/6243096-129129f803c8734c11a450df89adb75a/orig.mp4?Expires=1771010962&Signature=QgDXbPwkYgUqe~xsFH8ZM5AlIuFJ98WcdzuDxZyVwGDfATLubak11Zpv4q0hrRuHo18Y5B7Yx4EH43vGq43QrxURYVX25~c0JMbcNa66MJDrZSrsUuBCsc97y5Wxzs-C4E1Wj5JC8AWu5v~fBVmISJThb~TiGMGJWC5q1MUcVHNJjTDbbOXXDP984x5lD51q7WpzhEpvY~ORF9LlTHX1t~GiVTL8EcHV2WzTfJTLbkhcxYeroAgDWe7ntgJz79W2CT3jESmqzjt3YPKww8C8ePZgUGHeyo2WBzht2JEBg04t4~ExxmL8nuTko69P5G-G4Khqwm3SkvQuzWPgQfLhOg__&Key-Pair-Id=KUT5TJCACFTXG","Applicants Thomas (Tom) and Christina Maestas Simic asked the Santa Fe County hearing officer for a conditional-use permit (CUP) to host small outdoor retreats, memorials and ceremonies on their 3.45-acre property at 7687 Old Santa Fe Trail.

David Ruiz, Development Review Specialist Senior, summarized the request and staff review. He said the property is zoned Traditional Community, where “retreat” is a conditional use, and that the Simics proposed gatherings generally of 20 attendees, limited to 50 maximum, alcohol-free and with hours from 8 a.m. to 10 p.m. Ruiz said required agency reviews were requested; the County Fire Marshal and Office of the State Engineer commented, and NMED and SHPO reviews were pending or not received at the time of the memo. Building and Development Services staff concluded the use could be compatible with the zone and recommended approval of the CUP subject to conditions.

Christina Simic, who described her professional work as a “death doula” and life-cycle celebrant, said her services focus on small, nature-based ceremonies and emphasized they would be alcohol-free and limited in size. She told the hearing officer gatherings would generally host 20 attendees and be capped at 50.

Neighbors and community members voiced sharply contrasting views. Dozens of supporters described Simic’s work as “healing,” “intimate,” and a community service — several said they had personal experiences of ceremonies she led. Supporters included family members and local residents who said the property offered an appropriate setting and that the Simics had taken steps to limit impacts.

Opponents — including multiple long-time Canada De Los Alamos residents — raised health and safety concerns tied to water supply, traffic and emergency access. Several speakers referenced prior contested applications for larger retreat-related projects in the area and warned that repeated events of up to 50 attendees could strain local wells and complicate wildfire evacuation on narrow roads. Neighbors also argued a CUP could amount to a commercial operation in a primarily residential traditional village.

Hearing Officer Abare questioned staff and the applicant about the well-permitting status. Ruiz said the Office of the State Engineer initially noted the well was “not currently permitted for the use as described” but another letter from the State Engineer later approved the use. Simic confirmed she had amended the well use and submitted signed documentation to the county. Ruiz also said Public Works did not return comments within 30 days, so staff moved the application forward per ordinance; staff noted the applicant had represented that many gatherings would be smaller than 50.

After public testimony, county staff proposed additional conditions in response to concerns: limit attendees to 20 per event (staff recommended this as a new condition), require the applicant to submit a site threshold (traffic) analysis to determine whether a traffic-impact analysis is required, prohibit off-site parking, and require on-site overflow parking on applicant-owned adjacent property. Hearing Officer Abare said he would prepare a recommended order within 15 business days.

The hearing record includes staff reports, exhibits, and letters from the Office of the State Engineer; no final administrative decision was made at the hearing.","Applicants Christina and Tom Simic requested a conditional-use permit to use 3.45 acres at 7687 Old Santa Fe Trail for small outdoor retreats and ceremonies; staff recommended approval subject to conditions, and staff proposed additional conditions after the hearing to limit attendees and parking.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6243087,"Hearing officer to consider recommended approval of accessory dwelling unit in Tesuque overlay; staff recommends conditions",221,14767000,14988000,"/Search/View?dp=1&key=3242783-aa5d7b2b92e4b77199888cb527f9e2a6&start=14767&end=14988","https://assets.pipeline.soar.com/3242783-aa5d7b2b92e4b77199888cb527f9e2a6/thumbnail_14767000.jpg","/articles/6243087/Santa-Fe-County/New-Mexico/Hearing-officer-to-consider-recommended-approval-of-accessory-dwelling-unit-in-Tesuque-overlay-staff-recommends-conditions","https://secure.pipeline.soar.com/6243087-e5088470988dd461bc8484707df92453/orig.mp4?Expires=1771010962&Signature=FqxW5k9byDZaCvi4xcxKJvYiDiSaPOdxP9hO-y9K1zNlAH4p76mm~u6MD7udP919-bYlrEm7d-sRW0bI0-i8hzlJ4iUvsfZ0X-8710~h39yixZIVbmshNSfVd7gNaEbAlNSIHKFjGLwWlwzkT9XycbAMshThJs-dQiDftxkpQBJaF0YIS~3Qmk-pilNSaDMsWgI3OzaT-7AfEXJ3FWeYju8q7EC2w5bMnlm~31-Saovr40uwOQKTRMERCaUDfm61tYTtrPXFca4D0stWk5xyBSPx4B2kPp-XfLTdP2wBSJ2jK9U4c5Rh-Q1AX948AurTDuNBHeDypStgfvpXYp8z-g__&Key-Pair-Id=KUT5TJCACFTXG","Santa Fe County staff recommended approval of a conditional-use permit for an accessory dwelling unit (ADU) proposed by Bruce and Deborah McAllister at 1473 Bishop's Lodge Road in the Tesuque community overlay.

Dominic Ajasas Neto, Building and Development Supervisor, reported the site is 1.787 acres in the Residential Community zone within the Tesuque overlay and that the proposed ADU would include a roughly 1,183-square-foot roof area with 456 square feet of heated ADU space (less than 50% of the primary dwelling’s heated area). The structure would include an attached two‑car garage and workshop for personal use; an existing accessory structure on the site would be demolished to make way for the ADU.

Ajasas Neto said the ADU would share utilities and driveway with the primary residence and that staff concluded the application met the SLDC conditional-use criteria for an ADU in the overlay. Staff recommended approval with conditions and asked the hearing officer to memorialize findings of fact and conclusions of law in a recommended order. Hearing Officer Abare said he would prepare a recommended order within 15 business days; no public opposition spoke at the hearing.

If the hearing officer’s recommended order is favorable, the matter may be scheduled for a Planning Commission hearing on June 18, 2025, per staff notice.","Bruce and Deborah McAllister requested a conditional use permit to allow an accessory dwelling unit on a 1.787-acre Tesuque-area parcel; county staff reviewed the proposal, found it compliant with ADU standards and recommended approval subject to conditions.","actionData","errors"]

Article not found

County staff backs conditional use permit for 120-foot monopole near NM-14; neighbors contest visibility and alternatives

Applicant seeks variance to divide 8.95-acre Tresorore parcel into seven 1.25-acre family lots; county staff recommends denial

Hearing officer reviews variance to allow second septic system for accessory dwelling at Cloudstone Drive property

County staff recommends conditional-use permit for Simic retreat; neighbors raise water, traffic and commercialization concerns

Hearing officer to consider recommended approval of accessory dwelling unit in Tesuque overlay; staff recommends conditions