REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 1 of 13
Vice Chair Smith called the meeting to order at 6:03 p.m.
A. ROLL CALL
Commissioners Present:
Chair Janet Clow (via teleconference)
Vice Chair Peter Smith
Commissioner Thomas (TJ) Rieland
Commissioner Piper Kapin
Commissioner Sasha McGhee (from
6:06 p.m.)
Commissioner Gurushabad Mirando
(from 6:08 p.m.)
Commissioner Scott Barber
Vice Chair Peter Smith served as
Acting Chair during the meeting.
B. PLEDGE OF ALLEGIANCE
Vice Chair Smith led the Pledge of Allegiance.
C. APPROVAL OF AGENDA
MOTION: Commissioner Rieland moved, seconded by Commissioner Kapin, to
approve the agenda, as presented.
VOTE: The motion was approved on the following roll call vote:
For:
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Scott Barber
Against: None
Abstain: None

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 2 of 13
D. APPROVAL OF CONSENT AGENDA
MOTION: Commissioner Rieland moved, seconded by Commissioner McGhee,
to approve the consent agenda, as presented.
VOTE: The motion was approved on the following roll call vote:
For: Chair Janet Clow
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Scott Barber
Commissioner Sasha McGhee
Commissioner Gurushabad Mirando
Against: None
Abstain: None
E. APPROVAL OF MINUTES
1. April 16, 2026
MOTION: Commissioner Kapin moved, seconded by Commissioner Rieland, to
approve the minutes of the April 16, 2026, Planning Commission
meeting, postponed to May 7, 2026, as presented.
VOTE: The motion was approved on the following roll call vote:
For: Chair Janet Clow
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Scott Barber
Commissioner Sasha McGhee
Commissioner Gurushabad Mirando
Against: None

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 3 of 13
Abstain: None
2. May 7, 2026
MOTION: Commissioner Barber moved, seconded by Commissioner Kapin, to
approve the minutes of the May 7, 2026, Planning Commission meeting,
as presented.
VOTE: The motion was approved on the following roll call vote:
For: Chair Janet Clow
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Scott Barber
Commissioner Sasha McGhee
Commissioner Gurushabad Mirando
Against: None
Abstain: None
F. APPROVAL OF FINDINGS/CONCLUSIONS
1. Case #2025-10766. 2780 South Meadows Road, General Plan Amendment.
MOTION: Commissioner McGhee moved, seconded by Commissioner Mirando, to
approve findings for Case #2025-10766 without changes or corrections.
VOTE: The motion was approved on the following roll call vote:
For: Chair Janet Clow
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Gurushabad Mirando
Commissioner Sasha McGhee
Commissioner Scott Barber
Against: None

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 4 of 13
Abstain: None
2. Case #2025-10767. 2780 South Meadows Road, Rezoning.
MOTION: Commissioner Kapin moved, seconded by Commissioner McGhee, to
approve findings for Case #2025-10767 without changes or corrections.
VOTE: The motion was approved on the following roll call vote:
For: Chair Janet Clow
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Gurushabad Mirando
Commissioner Sasha McGhee
Commissioner Scott Barber
Against: None
Abstain: None
3. Case #2025-11625. 1335 Camino de Jacobo, Development Plan.
MOTION: Commissioner McGhee moved, seconded by Commissioner Kapin, to
approve findings for Case #2025-11625 without changes or corrections.
VOTE: The motion was approved on the following roll call vote:
For: Chair Janet Clow
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Gurushabad Mirando
Commissioner Sasha McGhee
Commissioner Scott Barber

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 5 of 13
Against: None
Abstain: None
G. CONSENT
1. Case #2026-12244. Cluster Housing at Monte Sereno, Development Plan &
Variance Time Extension. Amrit Aristimuno, “Agent,” 21 Club Holdings, LLC,
Applicant, “Owner,” request development plan and variance approval to construct 50
dwellings with attached garages, ranging in size from 1,725 square feet to 3,425
square feet, for a total square footage of up to 200,050 square feet (project). The
variance is to Terrain and Stormwater Management Subsections 14-8.2. D.1.I. and
14-8.2.D.2.II. for road construction within the project. The project is approximately
17.06 acres and zoned Planned Residential Resort Community (PRRD), located west
of Highway 285, 2001 Sangre Vista Drive and 1001 Tesuque Trail Lane, and is within
the Monte Sereno Development. (Claudia Kath, Case Manager,
cmkath@santafenm.gov).
H. NEW BUSINESS
1. Case #2025-11753. 1802 and 1750 Cerrillos Road, 1361 Fourth Street, and 3 RD
Berry Avenue, Development Plan. Sommer Karnes & Associates LLP and B
Constructiv LLC, “Agent” for Amatren, LLC., owner and applicant, “Applicant,”
requests approval of a development plan on 2.72 acres for an indoor self-storage
facility containing climate-controlled storage and community offices; creative office
suites (mini-storage units); and a community dog park. The properties are zoned C-2
(General Commercial) and located within the Cerrillos Road Highway Corridor
(CRHC) Protection District Zone One and the Suburban Archaeological Review
District. (George Terry, Case Manager, agterry@santafenm.gov).
Cases 2025-11753 and 2025-11756 were presented together.
Mr. Terry presented the cases and the staff recommendation. Staff recommended that
the Planning Commission approve both cases, subject to the conditions of approval and
technical corrections outlined in Attachment A of the staff report.
Commissioner Rieland inquired whether the traffic assessment was conducted when
Empire Builders Supply Co Inc. was still active or after it became vacant. Mr. Pacheco
responded that it was based on the uses of the Empire Builders building and the planned
improvements to Cerrillos Road.

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 6 of 13
Vice Chair Smith requested additional information on the mural and the creative
workspaces. Mr. Terry responded that the mural is discussed in the public comment
record and is treated as a neighborhood context issue. Some of the storage units will be
converted into small, boutique-style operating spaces for many uses. As they will still
resemble storage units, they will have garage-style doors.
Joseph Karnes, Sommer Karnes & Associates LLP, 125 Lincoln Avenue, Santa Fe; Drew
Dolan, Dxd Capital LP, 816 Salamanca Street, Albuquerque; and Lisa Martinez, B
Constructiv, LLC, 3201 C Zafarano Drive, Santa Fe, the applicants, were sworn in.
Ms. Martinez noted that the intention of the project was to redevelop an underused
commercial property and add spaces to support small businesses and entrepreneurs.
The project would expand commercial and employment opportunities and provide greater
visual interest than the existing building.
Mr. Dolan shared statistics of user demand for self-storage and reasons self-storage
facilities make good neighbors. He noted that the two self-storage facilities nearest to the
subject site are nearly at capacity and shared the proposed site plan compared to the
existing Empire Builders building; the proposed building will be significantly smaller and
set back from Cerrillos Road. The applicants are working with the city on the proposed
bus stop relocation. He shared an image of the existing mural, painted in 1985. There is
no way to salvage it, and the applicants plan to recreate it in another location on the
proposed site.
Commissioner Kapin suggested that the mural be recreated on the exterior of the
proposed building and inquired regarding the pricing model of the workspaces. Mr. Dolan
responded that the monthly rent will likely be $10 to $15 per square foot, and leases for
up to five years as well as month-to-month arrangements will be available. The
workspaces will have electricity, lighting, heaters, and an option for plumbing.
Commissioner McGhee inquired whether the statement that facilities such as the
proposed experience 1/20 traffic accounted for the workspaces and the dog park. Mr.
Dolan responded that it referred to a storage facility compared to a retail use; it does not
account for the dog park and community area.
Commissioner Barber inquired whether the creative workspaces would be in Site 1 or 2.
Mr. Dolan responded that they would be in Site 2. Site 1 is proposed to be storage only.
Commissioner Rieland inquired regarding the operating hours for the workspaces and
whether the dog park would be the responsibility of the tenants or overseen in-house. Mr.

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 7 of 13
Dolan responded that users of the workspaces would have access cards and could set
their own operating hours. The dog park is built into the maintenance budget.
Mr. Karnes introduced himself as the land use counsel and addressed the special use
permit request. He noted that many C-2 uses permitted by right are higher intensity than
the proposed use, and staff has concluded that the application meets city code
requirements. Concerns were expressed during the early neighborhood notification
process regarding the impact on local businesses. Mr. Karnes noted that regulation of
competition was outside the Commission’s purview.
Mr. Rieland noted the presence of conflicting information regarding plans for a five-foot
area between the road and the building. Mr. Dolan responded that there would be a
landscape gravel area between the sidewalk and the road. There would be landscaping
between the sidewalk and building.
Frank Culver, 5505 Old Santa Fe Trail, Santa Fe, was sworn in. He identified himself as
the owner of Empire Builders and shared some history of the neighborhood and his
business. He expressed satisfaction that the current building, which he considers
unattractive, would be replaced by a more attractive one. He noted that he considered
neighborhood concerns when choosing a buyer for the property, and he believes the
applicant presented the best idea for the community. A study determined that the current
mural cannot be restored.
David Barker, 1011 Old Santa Fe Trail, Santa Fe, was sworn in. He noted that Mr. Culver
hired him, a real estate broker, to select an appropriate buyer for the property. Neighbors
had expressed concern regarding other proposed uses for the property, such as an
apartment complex. He noted that the proposal provides several community benefits, and
that competition will reduce self-storage prices.
Forrest Thomas, 340 East Berger Street, Santa Fe, was sworn in. He identified himself
as the owner of the nearby Santa Fe Self-Storage and noted that a special use permit is
a privilege and requires more than code compliance. He noted that self-storage does not
belong on a main commercial corridor and that DXD Capital practices aggressive pricing.
Sean Ham, 1600 Lena Street, Santa Fe, was sworn in. He identified himself as the owner
of Iconik Coffee Roasters and noted that the renderings of the proposed project showed
landscaping that was better suited to a Phoenix suburb than to Santa Fe. He expressed
concern that the proposed 30-foot setback could be used by individuals experiencing
homelessness, that the workspaces may become regular storage units due to the high
rent, and that there were too many large corporations in the area.

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 8 of 13
Dierdre Harris, 814 Camino de Monte Rey, Santa Fe, was sworn in. She noted that she
lives near the subject site and that the area already has nine self-storage facilities. She
suggested that the subject site be used for residential units.
Mr. Terry noted that the Big Box Ordinance that was referenced does not apply to the
proposed project, as it is not retail, and that the subject parcel’s only overlays are the
CRHC Protection District Zone One and the Suburban Archaeological Review District.
Vice Chair Smith inquired regarding the other uses previously proposed for the subject
site. Dan Esquibel, Land Use Planner Senior, responded that the only application since
2005 was for a multi-family apartment complex, which the applicant withdrew due to
opposition.
Commissioner Rieland inquired whether the Culver family still owned the land. Mr. Culver
responded that he has sold it.
Mr. Esquibel provided additional clarification regarding the conditional use permit, noting
that some uses can be permitted if reviewed and approved, which is the purpose of the
current process.
Commissioner Mirando expressed difficulty in deciding whether to support the project. He
noted that the site design and architecture were well done.
Commissioner Kapin expressed agreement that the building is attractive but noted that it
seems out of character for the neighborhood and inquired whether the applicant had other
design ideas. Mr. Dolan responded that changes were made after the neighborhood
meeting, and he is open to changing the building’s appearance further so that it fits into
the neighborhood.
Chair Clow noted that the area in question is rather crowded and that the proposed project
is a good use because it is low-key, set back from the street, and attractive. She noted
that neighbors appeared to be satisfied with the proposal, as they have not expressed
opposition. Commissioner Kapin noted that a few community members had expressed
opposition at the meeting. Chair Clow responded that they did not appear in significant
numbers to express opposition.
Commissioner McGhee noted that self-storage may not be the best use of the site, as
there are other self-storage businesses in the area, but expressed support for the
community space, dog park, and demolition of the existing building. She noted that
housing may have been a better option.

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 9 of 13
Commissioner Kapin inquired whether the fire hydrant in the middle of the sidewalk would
be relocated during the sidewalk improvement process. Heather Lamboy, Planning and
Land Use Director, responded that it would. Commissioner Kapin congratulated Mr.
Culver on operating a multi-generational small business for many years.
Commissioner Mirando suggested that the applicant address landscaping and screening
and inquired whether specific intentions regarding the mural could be added as a
condition of approval. Mr. Dolan responded that the mural would be recreated on the
exterior of the building. The wall facing Cerrillos Road is not large enough; he believes
the wall facing Fifth Street is the best option. He shared the landscape plan, noting that
the landscaping depicted in the rendering is inaccurate and that the applicants are open
to feedback.
Commissioner Mirando requested additional information regarding water harvesting and
the proposed dog park. Mr. Dolan responded that the intention is to collect all water that
comes from the roof and use it for landscaping. The applicant is working with a
manufacturer of dog parks; it is likely that turf and a fence will be installed, ideally with a
double-gate system. A water feature will likely not be provided to deter individuals
experiencing homelessness from using the park after hours. More details can be added
to the application.
Commissioner Kapin inquired regarding the size of the dog park and how it would be
secured. Mr. Dolan responded that it would be 2,000 to 2,500 square feet and would have
hours posted. The manager will observe it from the office across the street but cannot
observe it after hours. It would likely not be possible to lock it after hours. Water will be
available at Building 4.
Commissioner Kapin suggested that the applicant consider options to provide water in
the park and inquired whether another wall could be used for a second mural by a local
artist. Mr. Dolan responded that the southeast corner of Building 4 is not large enough for
the original mural but would be an ideal place for a second one. Commissioner Kapin
suggested that this be included in the motion.
Commissioner Mirando inquired whether the applicant would be open to returning with a
more complete plan. Mr. Dolan responded that they could; however, there are timelines
to consider.
Chair Clow expressed opposition to asking the applicant to return, noting that items such
as the second mural could be added as conditions of approval and that staff would ensure
that details such as landscaping were planned and completed appropriately.

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 10 of 13
MOTION: Commissioner Mirando moved, seconded by Commissioner McGhee, to
approve Case #2025-11753, subject to the conditions of approval and
technical corrections in Attachment A of the staff report.
VOTE: The motion was approved on the following roll call vote:
For: Chair Janet Clow
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Gurushabad Mirando
Commissioner Sasha McGhee
Commissioner Scott Barber
Against: None
Abstain: None
2. Case #2025-11756. 1802 and 1750 Cerrillos Road, 1361 Fourth Street, and 3 RD
Berry Avenue, Special Use Permit. Sommer Karnes & Associates LLP, and B
Constructiv LLC, “Agent” for Amatren, LLC., owner and applicant, “Applicant,”
requests approval of a special use permit to develop an indoor self-storage facility
containing climate-controlled storage and community offices; creative office suites
(mini-storage units); and a community dog park on 2.72 acres. The properties are
zoned C-2 (General Commercial) and located within the Cerrillos Road Highway
Corridor (CRHC) Protection District Zone One and the Suburban Archaeological
Review District. (George Terry, Case Manager, agterry@santafenm.gov).
This item was heard with Case 2025-11753.
MOTION: Commissioner Mirando moved, seconded by Commissioner Barber, to approve
Case #2025-11756 subject to the conditions and approval and technical
corrections in Attachment A of the staff report, as well as that the existing mural
be reproduced on the exterior visible to the public and that a second mural,
created by a Santa Fe artist, be added to the exterior in a location to be chosen
by the applicant and staff.
VOTE: The motion was approved on the following roll call vote:

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 11 of 13
For: Chair Janet Clow
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Gurushabad Mirando
Commissioner Sasha McGhee
Commissioner Scott Barber
Against: None
Abstain: None
3. Case #2025-11265. 996 Martinez Lane, Certificate of Compliance. Dalton Land
Insights, LLC, “Agent” for Joseph Foster and Elaine Foster, “Owners/Applicants,”
requests Planning Commission review and action on a certificate of compliance for a
lot or contiguous lots that have been created in violation of the procedural
requirements of Section 14-3.7 Subdivision of Land. The property is approximately
0.317 acres, zoned R-5 Residential, and located within the Historic Downtown
Archaeological Review District. (George Terry, Case Manager,
agterry@santafenm.gov).
Mr. Terry presented the case and the staff recommendation. Staff recommended that the
Planning Commission approve Case #2025-11265, 996 Martinez Lane, Certificate of
Compliance, subject to the conditions of approval in Section VIII of the staff report.
Victoria Dalton, the agent, 915 Mercer Street, Santa Fe, was sworn in. She noted that the
process has taken two years and that the Fosters support the recommended conditions
and are willing to complete any required actions involving the existing sheds and casita.
They would like to move forward with necessary repairs on the property as soon as
possible.
A neighbor expressed approval of the new property owners’ wish to improve the property,
which had been in disrepair.
MOTION: Commissioner Kapin moved, seconded by Commissioner McGhee, to approve
Case #2025-11265, based on the findings in the staff report and subject to the
conditions of approval.
VOTE: The motion was approved on the following roll call vote:

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 12 of 13
For: Chair Janet Clow
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Gurushabad Mirando
Commissioner Sasha McGhee
Commissioner Scott Barber
Against: None
Abstain: None
4. Case #2025-11164. 1372 Boylan Lane, 2743 Boylan Circle, and 2745 Boylan
Circle, General Plan Amendment. NM Land Solutions, LLC, “Agent” for Larry
Boylan, “Owner,” requests approval to amend the General Plan Future Land Use Map
from Transitional Mixed-Use to General Commercial on a 5.96-acre lot. The property
is located within the River and Trails Archaeological Review District and West Santa
Fe River Corridor (Joel Cruz-Haber, Case Manager,jacruzhaber@santafenm.gov).
(TO BE POSTPONED TO JULY 2, 2026)
Vice Chair Smith received a request to add Cases 2025-11164 and 2024-9461 to the
June 18, 2026, meeting agenda rather than the July 2, 2026, agenda given the proximity
of the second meeting to a holiday weekend.
MOTION: Commissioner Rieland moved, seconded by Commissioner Kapin, to move
Case #2025-11164 and Case #2024–9461 to the agenda of the June 18,
2026, Planning Commission meeting.
VOTE: The motion was approved on the following roll call vote:
For: Chair Janet Clow
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Gurushabad Mirando
Commissioner Sasha McGhee
Commissioner Scott Barber

REGULAR MEETING OF THE
PLANNING COMMISSION
June 4, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, June 4, 2026
Page 13 of 13
Against: None
Abstain: None
5. Case #2024 – 9461. 1372 Boylan Lane, 2743 Boylan Circle, and 2745 Boylan
Circle, Rezoning. NM Land Solutions, LLC, “Agent” for Larry Boylan, “Owner,”
requests approval for a rezoning of a 5.96-acre lot located from R1 (Residential- one
dwelling unit per acre) to C-2 (General Commercial). The property is located within
the River and Trails Archaeological Review District and West Santa Fe River Corridor
(Joel Cruz-Haber, Case Manager, Jacruzhaber@santafenm.gov). (TO BE
POSTPONED TO JULY 2, 2026)
The Commission voted to move Cases #2025-11164 and #2024-9461 to the June 18,
2026, meeting agenda.
I. STAFF COMMUNICATIONS
Frank Ruybalid, Assistant City Attorney, reported that the appeal of the Commission’s
approval of the Marriott Hotel would be heard at a special meeting of the Governing Body
on June 25, 2026, at 4:00 p.m. He noted that a new Assistant City Attorney may take over
soon.
J. MATTERS FROM THE COMMISSION
There were no matters from the Commission.
K. ADJOURNMENT
8:44 P.M.
Liaison Chair