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City of Santa Fe
Planning Commission
Findings of Fact and Conclusions of Law
Case #2024-7999
2981 Galisteo Road Development Plan
Owner / Applicant: Anchorum / St. Vincent
Agent: JenkinsGavin / Jennifer Jenkins
Property: 2981 Galisteo Road, Santa Fe, New Mexico
THIS MATTER came before the Planning Commission ("Commission") for public hearing on
August 6, 2026 ("Hearing") upon the application ("Application") submitted on behalf of
Anchorum St. Vincent ("Applicant").
The Applicant requests Development Plan approval to construct a 65,937-square-foot, 80-bed
skilled nursing facility at 2981 Galisteo Road. The property consists of approximately 6.325
acres, is zoned BIP - Business Industrial Park, and is located within the Suburban and River &
Trails Archaeological Review Districts.
After conducting a public hearing and having heard from City Planning and Land Use Staff
("Staff"), the Applicant, members of the public, and interested persons, the Commission hereby
FINDS, as follows:
FINDINGS OF FACT
1. Staff reviewed the Application, related materials, Development Review Team comments,
public-process materials, technical reports, notice and posting materials, final Water Plan
materials, final Development Water Budget materials, and other submitted information for
conformity with applicable requirements of Chapter 14 of the Santa Fe City Code and other
applicable City requirements.
2. Staff provided the Planning Commission a written Staff Report evaluating the factors relevant
to the Application and recommended approval subject to the Conditions of Approval and
Technical Corrections set forth in Attachment A to the Staff Report.
3. The Staff Report and record identify the request as Development Plan approval for a 65,937-
square-foot, two-story, 80-bed skilled nursing facility on approximately 6.325 acres at 2981
Galisteo Road.
4. The property is zoned BIP - Business Industrial Park and is within the Suburban and River &
Trails Archaeological Review Districts.
5. The required Early Neighborhood Notification meeting for the Application was held on
February 27, 2024. The public-process record includes questions and comments related to

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traffic on Galisteo Road, the Galisteo Road horizontal curve, congestion at Rodeo Road /
Galisteo Road, pedestrian crossing safety, parking and trip generation, Galisteo Road pavement
condition, lighting, loading, facility operations, landscaping, and the proposed multi-use trail.
6. A courtesy follow-up / supplemental outreach meeting was held on May 28, 2026. No
members of the public or interested persons attended that meeting, the meeting concluded
early, and no public comments were received at that meeting.
7. The Staff Report Package includes notice, posting, mailing, and public-process materials in
Attachment C-2. Updated notice proof and posting photographs were incorporated into
Attachment C-2 before final Staff Report Package transmittal.
8. The Application underwent Development Review Team review. The record includes Staff
review, Development Review Team comments, Applicant responses, technical reports, and
conditions and technical corrections addressing remaining review items.
9. The Development Plan provides access from Galisteo Road aligned with Avenida La Cerca and
includes internal access drives, parking areas, fire access, utility infrastructure, grading,
drainage, landscaping, lighting, pedestrian improvements, and trail-related improvements.
10. The current Development Plan record identifies 40 required parking spaces and 80 provided
parking spaces. The Applicant provided a parking count justification explaining that the
proposed parking supply is based on the facility operating program, employee count, shift
demand, visitor demand, and care-facility operations.
11. The revised Traffic Impact Analysis supports the proposed access location, driveway
spacing, sight distance, and traffic analysis. The record identifies an existing failing southbound-
left movement at Rodeo Road / Galisteo Road, but the revised Traffic Impact Analysis states
that the existing failure is not created or materially impacted by the proposed skilled nursing
facility.
12. Water Division and the Santa Fe Fire Department signed the final Water Plan for the
project. The signed Water Plan includes public water infrastructure, domestic service, irrigation
service, fire service, fire hydrant infrastructure, backflow prevention, utility crossing details, and
private-hydrant maintenance requirements.
13. Water Resources approved the project's Alternative Final Development Water Budget. The
Staff Report Package includes the Water Resources approval memorandum, supporting usage
data, Utility Service Application / Water Budget Evaluation materials, and related Water Plan /
Development Water Budget materials in Attachment D.
14. The revised Terrain Management Report supports the terrain and drainage analysis. The
record identifies stormwater attenuation, grading, drainage, erosion-control, sediment-control,
dust-control, and site-stabilization requirements addressed through the Staff Report and
Attachment A.

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15. The record supports findings that the Development Plan is in the public interest, is
compatible and adaptable with the surrounding assisted living / institutional care, medical,
commercial, transportation, and residential context, and complies or can comply with
applicable Chapter 14 Development Plan requirements subject to Attachment A.
16. The Staff Report and Attachment A address Water Plan compliance, Development Water
Budget compliance, Fire / emergency access, private hydrant responsibilities, terrain and
drainage, wastewater, landscaping, lighting, parking, accessibility, traffic, access, trail
coordination, archaeology, review district requirements, and related final plan / permit /
construction / ongoing compliance items.
17. The Planning Commission heard the matter on August 6, 2026. The Commission received
the Staff Report, Staff presentation, Applicant presentation, public testimony, Attachment A,
the Technical Corrections, the Development Review Team record, the final Water Plan /
Development Water Budget materials, public-process materials, and other materials in the
record prior to making its decision.
18. Members of the public spoke at the Hearing. Public testimony included concerns regarding
existing roadway conditions, traffic and access in the Galisteo Road / Rodeo Road area, and the
loss of existing open space on the subject property. The Commission did not adopt any
amendment to the Staff Report or Attachment A based on those comments.
19. The Commission discussed the existing failing Galisteo Road / Rodeo Road intersection
movement identified in the traffic record and considered neighborhood concerns regarding
existing roadway condition and potential future disrepair. The record supports approval
because the revised Traffic Impact Analysis identifies the existing failing movement as not
created or materially impacted by the proposed skilled nursing facility, and remaining traffic,
access, circulation, pedestrian, trail, and public-infrastructure items are addressed through the
Staff Report, technical review, and Attachment A conditions.
20. The Commission asked Staff to carry forward the themes raised by neighborhood
commenters regarding existing road conditions, neighborhood awareness, future budgeting /
planning work, and the community concern about losing the existing undeveloped open space.
The Commission did not add a condition or amend Attachment A based on that request.
21. The Commission adopted the Staff Report, Attachment A: Conditions of Approval and
Technical Corrections, and the Staff Report findings without amendment. Attachment A was
not modified by Planning Commission action.
22. The Commission voted 6-0 to approve the Development Plan, with Commissioner Mirando
making the motion and Commissioner McGhee seconding. Commissioners Clow, McGhee,
Mirando, Rieland, Kapin, and Barber voted aye. Commissioner McReynolds recused.

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23. The conditions and technical corrections set forth in Attachment A are necessary to
accomplish proper development of the area, ensure compliance with applicable City
requirements, and address remaining technical review items at the appropriate final plan,
recordation, permit, construction, certificate of occupancy, or ongoing compliance stage.
CONCLUSIONS OF LAW
Under the circumstances and given the evidence and testimony submitted during the Hearing,
the Commission CONCLUDES as follows:
1. The Commission has jurisdiction and authority to review the Application and approve the
Development Plan under SFCC 1987 14-2.1(F)(4)(II)(b)(6).
2. The applicable procedural requirements, including Early Neighborhood Notification, notice,
posting, public hearing, and Planning Commission review, have been satisfied based on the
record before the Commission.
3. The Staff Report, Attachment A, Development Review Team comments and responses,
public-process materials, Applicant materials, final Water Plan, final Development Water
Budget approval materials, technical reports, hearing testimony, and other materials in the
record constitute substantial evidence supporting the Commission's approval.
4. The Commission concludes that it has authority to approve the Development Plan.
5. The Commission concludes, pursuant to the required approval criteria in SFCC 1987 14-
2.1(F)(4)(V)(b), that the Development Plan will not adversely affect the public interest, is
compatible and adaptable with abutting and nearby buildings, structures, and uses, and
satisfies or can satisfy applicable Chapter 14 Development Plan review requirements, subject to
Attachment A conditions and technical corrections.
6. The Commission concludes that the Development Plan is supported by the signed Water
Plan, approved Alternative Final Development Water Budget, Development Review Team
review, revised Traffic Impact Analysis, revised Terrain Management Report, public-process
record, and recommended conditions and technical corrections.
7. The Commission concludes that the existing failing movement at Rodeo Road / Galisteo Road
does not preclude Development Plan approval because the revised Traffic Impact Analysis
states that the existing failing movement is not created or materially impacted by the proposed
skilled nursing facility, and the record includes conditions and technical corrections addressing
traffic, access, circulation, pedestrian, trail, and related public-infrastructure requirements.
8. The Commission concludes that public testimony and neighborhood concerns regarding
roadway conditions and existing open space were considered as part of the record, and that
approval with Attachment A conditions remains appropriate based on the Staff Report,
technical record, and hearing testimony.

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9. The Commission approves the Development Plan subject to Attachment A: Conditions of
Approval and Technical Corrections, as included in the final Staff Report Package and adopted
without amendment by the Commission.
ORDER
WHEREFORE, IT IS ORDERED by the Planning Commission of the City of Santa Fe that Case
#2024-7999, 2981 Galisteo Road Development Plan, is approved subject to the Conditions of
Approval and Technical Corrections set forth in Attachment A, as included in the final Staff
Report Package and adopted without amendment by the Planning Commission.
The Applicant shall comply with Attachment A: Conditions of Approval and Technical
Corrections and all applicable City requirements before the applicable Development Plan
recordation, building permit, construction, inspection, certificate of occupancy, water-service
connection, or ongoing operational stage identified in Attachment A.
The Development Plan approval shall expire three years after final action in accordance with
SFCC 1987 14-2.1(F)(4)(IV)(h)(3) unless actual development of the site or off-site improvements
has begun and is continued, or a time extension is granted pursuant to applicable City
procedures.
Signature Blocks
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Planning Commission Chair
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Date
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FILED: City Clerk
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APPROVED AS TO FORM: City Attorney / Assistant City
Attorney
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