Dominium project draws major public concern—Council hears traffic, water and safety warnings

The Bernalillo Town Council on July 20 received an extensive presentation and public comment on a proposed Dominium multifamily housing project at Venada Plaza (Ordinance 373). The presentation, led by Angela Piarowski representing the applicant, argued the project implements the Town’s adopted comprehensive plan and housing plan, reduces density compared with a prior approval, provides open space and family-oriented amenities, and generates substantially fewer peak-hour vehicle trips than an alternate commercial development scenario.

Piarowski said three independent traffic engineering studies and a market analysis by CoStar support the application’s conclusions: the multifamily proposal was estimated to generate approximately 103 AM peak trips and 132 PM peak trips compared with a previously-studied commercial scenario that would generate roughly 1,454 AM and over 2,000 PM peak trips—figures the applicant contends represent a 93%–95% reduction in peak-hour trips. She also said the project would reduce overall density from the prior approval by about 35% and provide enhanced open space, a clubhouse, pool and playgrounds.

Public comment that followed (the Council had moved public comment to this point on the agenda) was extensive and largely opposed or cautionary. Residents and community members raised three recurring concerns: the regional groundwater supply and local aquifer capacity (several speakers asked for an independent, current hydrologic assessment); traffic and safety on Sheriff’s Posse Road and NM-528 (speakers said traffic volumes have increased since prior studies and that Sheriff’s Posse lacks sidewalks, bike lanes and second egress); and municipal infrastructure—particularly sewer/wastewater lift-station capacity, first-responder response times, and cumulative impacts from nearby or approved projects (Pulte homes, Sandoval Flats). Petition signatures (244 by one presenter) and multiple speakers asked the Council to delay action, require a moratorium or obtain updated cumulative-impact studies before approving a final master plan or zoning amendment.

Mayor Torres asked the applicant to re-send the three traffic studies and the CoStar market analysis cited by the applicant; the applicant said the documents were in the packet and would be re-sent by email. The Mayor also publicly read a 2025 regional water-use figure provided by the Town’s water consultant—he said Rio Rancho produced about 3.9 billion gallons in 2025 while the Town of Bernalillo's 2025 production was about 412,853,217 gallons—remarks he used to explain his intention to ask the Council to consider a resolution urging neighboring jurisdictions to consider development moratoria in light of aquifer pressure. The meeting record shows no final Council vote on Ordinance 373 on July 20; the item was introduced and will return for additional review.