Neighborhood Handbook

Neighborhood Handbook
for Second Street and the Triangle District Neighborhoods
Version 2.0 November 1, 2006
1 Neighborhood Handbook
Neighborhood Handbook 2
Acknowledgements
Presented by the Triangle District Project Group:

Lisa Adler
Alia Munn
Naomi Woodspring
Roy Wroth
Authors:
Roy Wroth
Kevin Donahue
Dan Piatkowski
Partners and Funders:

The McCune Charitable Trust
New Mexico Community Foundation
New Mexico Sierra Club Northern Group
College of Santa Fe
Santa Fe Community Housing Authority
With Gratitude:
Neighborhood Residents
Second Street and Triangle District Businesses
Julia Bergen
Ken Hughes
Owen Lopez
Brian Skeele
Contents
The Triangle in The Community’s Own Words 7 Economic Toolbox 49
Guiding Principles -- Sustainable Community Values 8 Workforce Development 49
Guiding Principles -- Sustainable Community Values 9 Community Development Financial Institutions (CDFIs) 49
Economic Sustainability Values -- The Local Economy 10 Community Development Institutions (CDIs) 51
Economic Sustainability Values -- Household Economy 11 Collaborative Business Models 52
Environmental Sustainability Values: The Built Environment 12 Economic Modeling 53
Environmental Sustainability Values -- Natural Resources 13 Business Toolbox 55
Community Profile -- By The Numbers 15 Workforce and Entrepreneurial Development 55
Issues 17 Business Consulting and Technical Assistance 55
Neighborhood Planning 19 Mentorships/Internships 56
Neighborhood Asset Mapping 21 Finance 56
Preliminary Mapping of Built Environment Assets 23 Facility/Equipment Provision 57
Built Environment Toolbox 27 Government Contracting 57
Solar Energy 28 Tax Breaks/Incentives 57
Water Cisterns 29 Home Economics Toolbox 59
Home Occupation 30 Basic Home Costs 59
Second Dwelling Unit 31 Care for Children and the Aging 60
Rowhouse 32 Workforce Development for Individuals 62
Bicycle Apartment 33 Counter-Gentrification Toolbox 65
Street Trees 34 Homeowners 65
Shared Parking 35 Renters and Landlords 66
Shared Street 36 Homebuyers 67
Slow Commercial Street 37 Non-Profit Housing Production and Management 68
Bike and Pedestrian Network 38 Legal Strategies 69
Bike Paths 39 Inner Strengths of the Community 70
Commuter Train 40 Social Toolbox 71
Car Share 41 Community Associations 71
Pocket Park 42 Community Events 72
District Heating 43 Carsharing 72
Community Gardens 44 The Local Economy Model 75
Transit-Oriented Development 45 City Economic Development Objectives 81
Mixed Use Neighborhood Core 46 Triangle Demographic Data 83
Multi-modal Transit Hub 47
Form-Based Codes 48
What is the Triangle – the spirit of place in peoples own words
Seeing Brazilian capoeira dancers at 2nd Street Experience.

Going to tango dinners at Cloud Cliff.
Walking along the rail tracks.

Lots of old folks, in their 80’s and 90’s, in the neighborhood.
We have a great hodgepodge mix in this neighborhood.
Walking to Second Street along the arroyo trail.
St Michael Drive has all the services you need, but it’s not comfortable to walk along.
You can walk to do your shopping, see live music, and get a beer.
Many start-up businesses, even in people’s homes.
The park in Hopewell/Mann has good play equipment, but too much broken glass.
Schools are nearby.
Having the College of Santa Fe nearby is good.
Walking the dog along the tracks still feels rural.
The Triangle in The Community’s Own Words
Going out on the track to get a view of the mountains.
Neighbors pick up trash as they walk.
A lot of people here grew up here.

Johnny’s Market on Youngs Park used to be a general store, now it’s a taxidermy.
The old State Penitentiary was is this area.
Going to 2nd Street Experience and Azulito’s fashion show.
People from all over the world have settled here.

Churches in the area are available for community events.
The more we know about our neighbors,

the more we help each other.
Casa Linda used to be a horse race track, owned by the Pachecos.
Walking the Casa Linda loop, talking to neighbors.
Empire Building Supply and Cerrillos Road restaurants are a

great convenience.
Guiding Principles -- Sustainable Community Values
VA L U E S IDEALS CHALLENGES S T R AT E G I E S
Definitions… As a community, we should… Lets work to avoid or minimize… Tools that are available in our community…
Declarative statements… A sustainable community strives to… We will have to overcome… An effective neighborhood plan would include:
Diversity Create an environment that supports the Gentrification that homogenizes the Managing the Impacts of Gentrification
needs and preferences of a broad range of community.
Diversity of age, income, and culture Inclusionary Zoning
people.
provide for a dynamic, balanced, and Loss of public space and active Businesses that serve local needs and use local
creative community. Facilitate interactions between people who commercial environment. skills.
might not otherwise meet or work together.
Participatory decision-making
Create community processes that make full
use of the experience and working methods
of community members.
Cultural preservation and Support expression. Loss of local culture and replacement by Support local organizations and events
expression a general “consumer culture”.
Respect cultural values. Aging in place strategies help retain ‘living
Culture gives meaning and context to Loss of tolerance and respect within treasures’.
Acknowledge the cultural dimension of issues
people’s work, family, sense of place, community.
that may seem to some people to be simply Built environment strategies support streetlife and
and sense of community. technical, economic or political. Top-down policies that ignore local places to meet and have events.
culture and preferences.
Let local self-determination prevail wherever a
broader community value is not at risk.
Social Bonds Create opportunities for interaction. Disappearing neighborhood street life. Built environment strategies support streetlife and
places to meet and have events.
Connection and interaction are the Increase the quality of interaction in daily Neighbors who do not know one
foundations of a strong sense of exchanges. another. Social Toolbox
community. A life without interaction Protect freedom of choice and privacy. A lack of relationships between local Community Organizations
with other people is dehumanizing. business owners and community
Consider the most at-risk, the marginal, Local economy strategies support responsive
and wallflowers, not just those who easily residents.
businesses
participate.
Guiding Principles -- Sustainable Community Values
Declarative statements… A sustainable community strives to… We will have to overcome… An effective neighborhood plan would include:
Public Space Local communities should control public Public spaces falling out of use because Open Space strategies
spaces. they are not well maintained or not safe.
Public space is essential for open Street Network and Streetscape strategies increase
political process, free assembly, and the Create public space where it is lacking. Public space being sold and accessibility of public space.
exchange of ideas. transformed into private space.
Maintain access to public space for all. Events that bring spaces to life
And for fun! Population growing without any
Encourage and support public events. Local organizations to maintain public spaces
increase in public space.
Politics Make politics visible. Politics often seem distant from the Neighborhood associations
reality of everyday life.
Political participation is a fundamental Make involvement easier. Merchant associations
human right. Everyone should have a It is far easier for people with more time,
Make politics local. Local activist organizations
say in political activity that affects the money, and access to politicians to
community. participate in politics. Neighborhood planning process builds political
cohesion
Decisions made elsewhere that affect
the neighborhood
Justice Talk about ethics, expect ethical actions from A “look out for your own” mentality. Social toolbox
others.
Justice means fairness. Everyone Power and privilege obstructing justice. Household Economic Toolbox
should expect fairness help others Consider minority opinion, unrepresented and Framing issues in technical language Storefront clearinghouse for information, programs
attain fair treatment. disadvantaged community members. that tries to avoid terms of right and and assistance
Be protective of everyone’s right to participate wrong. Issues which appear to be
Local activist organizations
in discussions and decisions. technical or economic usually have an
ethical dimension.
Economic Sustainability Values -- The Local Economy
Declarative statements… A sustainable community strives to… We will have to overcome… An effective neighborhood plan would include…
Local Businesses Support local businesses and entrepreneurs. Large businesses that out-compete local Buy local campaign
businesses in terms of price, but do not
Local Businesses help keep money in Increase number and strength of local Entrepreneurial development programs
reinvest profits in the community.
the community, is more responsive to businesses. Community financial institutions
local tastes and needs, and allows local Non-local businesses that send most of
Ensure that more of the money spent in Santa
entrepreneurs opportunities to realize their profits out of the city. Zoning responsive to local business needs
Fe stays in the local economy.
their talents. Small business incubator
Development of affordable commercial space
through a community development institution
Business as a Community Local businesses thrive in compact, accessible Aggressive competitive business Clusters and Business network development
centers that create synergy with diversity. environment
Local business should support each Merchant’s Associations
other and realize individual success Businesses can benefit each other by sharing Predatory business practices. Tool, equipment, and space sharing programs
through dynamic relationships of unique and diverse skills, exchanging
interdependence. information concerning the local market,
participating in common marketing and
lobbying.
Community Friendly Business Balance jobs and shopping with the number Non-local businesses without a stake in Community Development Institutions
and needs of residents. the community.
Businesses and residents are related Community Financial Institutions
parts of a sustainable local system. Commercial ventures should fit the character Businesses incompatible with their Mixed-use zoning
of the neighborhood., either serving local context.
needs or bringing greater diversity to the local Tailored zoning overlays
Businesses that do not supply jobs or
mix. Community mentorship and internship programs
needs of the area.
Communities can steer market forces.
Economic Sustainability Values -- Household Economy
Homeownership Create opportunities for homeownership. Lack of affordable homes on the market Homeownership counseling
or a lack of affordable homeowner loans
Everyone should have the opportunity Support homeowners through life changes Community Development Institutions
from the financial community.
to become a homeowner. and financial challenges. Community Financial Institutions
Rising taxes for homeowners that could
Homeowners face challenges as they Expand pride of ownership from the house to
force some to sell. Rent to own programs
age. the neighborhood and the local culture.
Gentrification. Reverse mortgages
Rent Include renters in the community, encourage Rents increasing as the area continues Assistance programs for tenants and landlords
them to participate, stay longer, or become to develop and real estate values climb.
Rents should be reasonable for their Community Development Institutions
homeowners.
level of income. Rental units only available at certain Tenant Association
Create housing that supports renters without price levels.
Renters are an important part of Tenant hotline for information on renter rights and
impacting neighbors
affordable housing. tenant-landlord dispute resolution
Support renter organizations and rights.
Maintain the right ratio of renters to
homeowners.
Transportation People should have a choice between a Roads that are unsafe for drivers, Bike lanes on high traffic roads
number of modes of transport: public transit, bicyclists, or pedestrians.
People should have access to a variety Traffic calming and sidewalk improvement
pedestrian, bicycle, or motor vehicle. All
of safe and affordable modes of Location of jobs that mandate a
should be as safe, affordable, and accessible as Carshare programs
transport. commuter lifestyle.
possible. Rail line development
Transit, including use of the rail line, can Accessible bus routes
improve the quality of life for people at all
economic levels. Mixed business and residential development
Health Take responsibility for our own health. Entrenched unhealthy lifestyles and Access to parks
habits.
Good health increases community Create an environment that encourages Enjoyable pedestrian routes
stability and protects people from the healthy lifestyles , including exercise and Sedentary jobs and commuting Streets safe for bicycling
cost of medical treatment. nutrition. patterns.
Local sources of fresh food
Promote preventative health. Good nutrition unavailable on a budget.
Social outlets
Help everyone pay for health care.
Toxic-free air, water, homes and workplaces
Wages and Savings Make sure our neighbors can earn a living. Lack of available jobs that provide a Support a living wage
decent wage.
Wages that meet the cost of living and Promote savings, local investment, stable local Focus development initiatives on businesses and
provide enough income for savings employers. Lack of skills for higher wage jobs. industries that are able to pay decent wages
are essential for a stable, peaceful, and Support job training and retraining. Balancing business owners needs with Workforce development initiatives
socially mobile population. workers needs.
Environmental Sustainability Values: The Built Environment
Accessibility Remove barriers to access and participation in Site and architectural barriers. Universal design
our streets and buildings.
Everyone should have physical access Jobs, shopping and other necessities Mixed use Neighborhood centers
to homes and public places regardless located farther than walking distance. Age-in-place strategies
of age, income or physical ability.
Transit
Safety Create an environment that supports informal Neighborly indifference and fears. Front porches
surveillance and community policing.
Neighborhoods should be free of crime Undefined and poorly maintained Mixed Use areas (increase off-hour use of business
and traffic hazards. Create an environment that supports pride of public areas. areas)
ownership. Through traffic at excessive speeds. Appropriately lit pedestrian routes
Address speeding and traffic hazards in the Traffic calming measures
design of streets.
Residential Environment Homes and neighborhoods should support Apartments without room to grow Home occupation
cultural preferences and economic needs of
Homes should support family stability Restrictions on use and design of Live/work, Granny flats
local residents.
and economic sustainability. houses and yards. Cisterns and water harvesting
Homeowners should be able to renovate their
Neighborhoods should support social Orchards, greenhouses and gardens
house to reduce household costs, support
interaction and healthy lifestyles
home businesses, and grow food.
Workplace Environment Daylight and natural ventilation improve Single-use office parks, airless cubicles, Daylighting, skylights
productivity in all types of work. backroom sweatshops
Workplaces should support employee Passive ventilation
health and interaction. Create walkable business areas that are Lack of variety and relief in workplace Mixed Use Core Districts
attractive to benefit workers and customers. districts.
Workplace districts should support Sidewalks, pocket parks
social interaction and healthy lifestyles
Housing Choice Provide a variety of housing types at a range of Predominance of single-family homes Townhouses
prices to meet real needs of area residents. available for sale.
Housing should be suited to the types Accessory Dwelling Unit
of households in the area. Consider needs of renters in affordable Predominance of small apartments for Live/Work units
housing. rent.
Protect the freedom of choice to rent or own.
Public Space and Streets Create public spaces that are welcoming and Underused and neglected public space. Parks
support local needs.
Neighborhoods need public spaces. Space controlled by commercial Mixed Use districts
Create streets that support pedestrians, interests.
Public space and streets should serve Shared Streets
bicycles, and transit, not just car traffic.
multiple uses. Streets dominated by automobile traffic.
Bicycle lanes
Traffic calming
Urban Ecology Create an environment that supports a broad Loss of trees and other forms of Street Trees
urban ecosystem, including soils, flora and vegetation essential to cleaning and
Diverse ecosystems are important to Park dedication
fauna. regulating air and water. Loss of habitat
urban neighborhoods. Arroyo Corridor
for urban fauna.
Create places to enjoy and learn about urban
ecosystems. Backyard gardens and compost
Ponds
Environmental Sustainability Values -- Natural Resources
Water Promote wise water use. Polluted waterways and supplies. Conservation assistance programs
Clean, affordable, sustainable water Local control of stormwater runoff. Water use that diminishes the water Water harvesting
supplies. available to others.
Make greywater and other alternatives Landscape design and irrigation systems
available to homeowners. Regulations limiting water capturing Greywater systems
and recycling systems.
Protect low-income households from Stormwater reduction diversion and infiltration
increases in water costs.
Wastewater treatment
Energy Reward low energy users. High energy lifestyles. Conservation assistance programs.
Energy should be renewable and Reduce transportation costs. Rising costs of energy. Solar, Wind, biomass and alternative fuels
supplied locally. Energy use and All the energy needs of a neighborhood can Dependence on unstable energy Cogeneration and district heating
production shouldn’t harm the be produced locally to reduce risks of supply sources from outside the community.
environment. Greenhouses and passive solar.
and costs.
Alternatives to cars
Encourage energy production that doesn’t
damage the environment. Mixed use and location of jobs to educe
commuting.
Land Promote efficient use of land in the city to Leapfrog development. Transit Oriented Development
protect Santa Fe’s natural context.
Infill strategies reduce sprawl Loss of agricultural and natural Mixed Use Core Districts
development. Support low income households ability to live greenbelt around Santa Fe. Density Transfers
in town.
Home Occupation
Make each neighbor hood self-sustaining
instead of relying on growth to satisfy Accessory units
community needs.
Open Space Expand and enhance open space resources. Open spaces in places inaccessible to Parks
residents.
Open space is essential for an urban Every house should be within walking Arroyo Greenbelt
environment that is healthy for people distance of a variety of parks and other open Loss of private lands to development Trails and pedestrian routes to parks
and for ecosystems. spaces. without open space uses.
Rail Corridor greenbelt
Density and open space should correlate. Inadequate parks for increasing
population.
Community Profile -- By The Numbers
Triangle Census Summary
This section contains a brief overview of selected Census data from the 2000 Census.
Appendix A includes more Census data and contextualizes Triangle statistics by comparing
them with statistics for Santa Fe as a whole.
% of % of
Total Population Total Population
Total Population 3,481 100 Employment
Persons 16 years and over 2,661 75.1
Sex In labor force (16 years and over) 1,731 65
Male 1,740 50 Not in labor force (16 years and over) 930 34.9
Female 1,741 50 Employed (in labor force) 1,578 91.1
Unemployed (in labor force) 153 8.8
Age
Under 5 years 275 7.9 Income in 1999
5 to 14 years 506 14.5 Households 1374 (x)
15 to 24 years 551 15.8 Less than $10,000 275 20
25 to 34 years 588 16.9 $10,000 to $14,999 112 8.1
35 to 44 years 520 14.9 $15,000 to $24,999 258 18.7
45 to 54 years 469 13.5 $25,000 to $34,999 230 16.7
55 to 64 years 209 6 $35,000 to $49,999 241 17.5
65 to 74 years 179 5.1 $50,000 to $74,999 174 12.6
75 to 84 years 146 4.2 $75,000 to $99,999 52 3.7
85 years and over 38 1.1 $100,000 to $149,999 23 1.6
Median age (years) 30.4 (x) $150,000 to $199,999 4 0.3
$200,000 or more 5 0.3
Ethnicity Median household income (dollars) 26,522 (x)
Hispanic or Latino 2,460 69.5

White (non-Hispanic) 824 23.3 Family households 825 (x)
American Indian 87 2.5 Less than $10,000 164 19.8
Asian or Pacific Islander 74 2.1 $10,000 to $14,999 71 8.6
Some other race 23 0.6 $15,000 to $24,999 132 16
African American 16 0.5 $25,000 to $34,999 131 15.8
$35,000 to $49,999 167 20.2
Households 1,374 100 $50,000 to $74,999 120 14.5
Family households (families) 825 60 $75,000 to $99,999 25 3
-With own children (under 18) 456 33.2 $100,000 to $149,999 10 1.2
Nonfamily households 549 40 $150,000 to $199,999 0 0
Householder living alone 434 31.6 $200,000 or more 5 0.6
Householder 65 years and over 103 7.5 Median household income (dollars) 32,063 (x)
Introduction to Issues Resident Issues
Many people have a stake in the Triangle Neighborhoods. Neighborhood planning should Low property values make it hard to borrow money.
be based on a common vision of the future, and also address the issues, concerns and
Rising property values are making it harder to stay in the neighborhood.
desires of community members. Some of these issues and desires will conflict, or contradict
each other. Creating a neighborhood plan is a public dialogue where issues are discovered, Number of renters and owner turnover weakens social connections.
heard and understood by neighbors, and resolved or addressed. Often elements of the Long-time residents are isolated and under-appreciated.
common vision will reconcile conflicting issues, or combine the in unexpected new
solutions. Burglaries and other crimes are prevalent.
This section of the Handbook records some of the issues and concerns current in the Speeding traffic cuts through neighborhoods.
community. Without dwelling too long on problems, planning groups should compile and Traffic on Cerrillos can be congested.
discuss these and other issues that come forward.
Neighborhoods want to have voice in planning for change.
Commuting choices are limited.
Stable, nearby jobs are needed.
Shopping is difficult without a car.
Housing choices are limited – mostly single family homes or rental apartments.
Aging in place is harder –fixed incomes, rising costs, distance to shopping, and lack of
services.
Moms need daycare and other assistance.
Sidewalks, street trees and parks are in bad condition.
Issues
Business Issues Community and Government Issues
Availability of space at the right size and price. Making affordable housing (rental and homeownership) available in all parts of the city.
Want to be in an area that attracts customers. Deconcentrating subsidized housing.
Want to build up a local customer base. Network of open space and trails is incomplete.
Parking should be available and convenient. Transit system needs to be more effective.
‘Brain drain’ and high cost of living are reducing availability of good employees. Increase tax base and support the local economy.
Quality of life issues make it hard to retain employees. Providing social services where they are needed.
Start-up assistance and other services are needed. Improve state employees’ quality of life.
Businesses want to have similar and varied businesses around them. Expand public art and cultural programs.
Neighborhood Planning
Why should we plan?
Planning establishes a focused and directed vision for a neighborhood or community. It
works by bringing neighbors, community leaders, and elected officials together to talk
about their common interests and the future of the community. Planning is about more
than land use; planning provides a venue for the equitable sharing of ideas on issues facing
the community such as education, employment, transportation, growth and the economy.
Planning attracts assistance from outside the neighborhood. When a neighborhood
organizes and identifies important issues, these issues can then be addressed and assisted
by appropriated outside organizations, associations, or individuals.
Because planning is a collaborative community activity, planning can change the mind-sets
of property owners and developers who might otherwise act unilaterally.
What is a Neighborhood Plan?

A neighborhood plan is a detailed description and guide to direct change, growth, and
redevelopment of the neighborhood, decided on by the stakeholders in the neighborhood.
Typically neighborhood plans will be included as individual chapters within the City General
Plan, providing increased specificity and neighborhood vision to the larger plan.
Additionally, neighborhood plans can establish custom tailored regulations that can be
implemented through overlay districts and rezoning. They may also attract (or sometimes
deter) public and private investments that build toward a common vision.
A planning process
Planning on any level requires a step-by-step process to be effective:
• Identify planning group areas
• Find local agents who actually live in each area.
• Choose appropriate strategies for your area
• Envision the results of the strategies.
• Respond to work from adjacent planning groups, local and regional issues.
• Publish results, pursue implementation.
Planning Group Areas
1. Pen Road/ Wild Oats
2. Alta Vista Street Campus
3. Monterey/ Casa Linda/ Kaune Elem.
4. Pacheco North
5. Camino del Monte Rey
6. Pacheco/ Pink Church
7. Cerrillos commercial/ Indian School
8. Young Park
9. Jay Street
10. Trackside commercial
11. Pacheco south and San Mateo Lane
12. San Mateo Crossing
13. Second Street
14. Second Street rail plaza
15. San Mateo
16. Cerrillos/ El Rey
17. Berry St
18. Quapaw
19. Hopewell/ Espinacitas
20. Hopewell/ 5th
21. 6th and Hopewell
22. Saint Michaels
Neighborhood Asset Mapping
What is Asset Mapping?
Asset mapping is the process of locating, defining, and cataloging a community’s assets.
Some of a neighborhood’s assets are easily visible, like parks, and buildings, and others are
less visible, like residents skills, or social groups. Community members are the best people
to create assets maps, because they know the assets best, and also know what the assets
mean for the community.
What Types of Assets Are There?

Assets are anything that makes life better for the community and its members. Some
assets are held in common, while others are private, benefiting one person of family. One
way or another assets make a community stronger. Some assets are in use, or just waiting
to be used, while others are hidden or blocked. The most common obstacles to using
community assets are a lack of awareness of assets, lack of community pride in its assets, lack
of communication, and lack of partnerships needed to make assets work for the community.
Social Assets:
 Social Assets include cultural events and traditions, ‘living treasures’, social groups,
and informal social networks.
Economic Assets:
 Economic assets include peoples’ skills, employers, resources, access to customers,
and business networks.
Built Environment Assets:

 Neighborhood Elements: this category includes parks, trails, open space, arroyo
access and public art and “community elements” such as schools, churches,
hospitals, grocery stores, and gyms.
 Streetscape Elements: physical characteristics of streets in the Triangle, including
street trees, parking, sidewalks, bike lanes, traffic patterns and volume, connectivity,
and vacant land.
 Housing Elements: this includes individual home-level elements such as yards,
porches, number of stories, solar panels, and courtyards as well as neighborhood-
scale elements such as housing types and densities, owner/renter occupation, and
mixed income residents.
 Commercial Elements: these are community-scale characteristics such as shopping
centers, office complexes, mixed-use development and local business and industry.
Why Asset Mapping?

As stated above, asset mapping provides a specific list of what is and is not in the
Triangle, and helps identify gaps in housing, services and amenities. Asset mapping is
crucial to provide hard data to support positive community assets and demonstrate unmet
needs in the area. These findings are often instrumental in procuring outside assistance
from city, state, and national sources for all variety of unmet needs.
District Wide Assets Schools
o New Mexico School for the Deaf
Parks o Santa Fe Indian School
o Railyard Park o College of Santa Fe
o Orlando Fernandez Park o Santa Fe High School
o Salvador Perez Park o St. Michael’s High School
o Larragoita Park o DeVargas Junior High School
o Young Park o Salazar School
o Ashbaugh Park (connects to Acequia de los Pinos – future trail system o Nava Elementary School
o Gregory Lopez Park o Kaune Elementary School
o General Franklin E. Miles Park
o Southridge Calle Lorca Park Churches/Cemeteries
o Casa Linda Park (@ Baca/ Monterray St. roundabout) o St. Anne’s Church
o Spanish Baptist Church
Natural Features o Berean Baptist Church
o Acequia de los Pinos (future trail system) o St. Michael’s Chapel
o Arroyo o Fairview Cemetery
o Railyard/Railtrail o Guadalupe Cemetery
Grocery Stores
o Whole Foods
o Trader Joe’s
o Wild Oats
o Smith’s Food and Drug St. Michaels
o Smith’s Food and Drug Cerrillos
Other Major Retail

o Kmart
o Walgreens
o Sav-On
o Ace Hardware
o Empire Building Supply
Hospital/Medical District
o St. Vincent’s Hospital and Medical Offices
Preliminary Mapping of Built Environment Assets
Columbia Street Negatives: -apartments with a community courtyard bushes
No sidewalks/not pedestrian friendly over parking Condo ownership
Assets: Concrete wall at bend in street kills off -parking lot on street
Bus stop on St. Francis possible throughway and development of Very wide street Possibilities:
vacant lot
Vegetable garden for home consumption Connection from St. Francis to Pacheco St. Potential central space
South Calle Anaya
Mature trees Local business complex Foot-path through arroyo and tunnel
throughway across St. Francis
Mix of homeowners and renters -solar energy system
Assets: Swale areas
Mix of housing prices Mature trees -sculpture that is highly visible from street
(public art) Second stories enabling mixed business and
Well-maintained and personalized yards Veterinary clinic residential use
-walking maze
Front porches with chairs Old, established houses
-contains: Santa Fe Community Yoga
Local barbershop located in owner’s home Possibilities: Center, Bodywise Physical Therapy, Negatives:
(home occupancy) Bland design and lack of public space
Commercial frontage on St. Francis Scher Chiropractor, Recursos, Buddhist
Wide street/generous right of way center, acupuncture, Center for Intuitive Business use only
Possible connection to south Development
2 Vacant lots Parking design
Multiple vacant lots (one on the corner of
Nava Pacheco)
Possibilities:
San Mateo Crossing
Commercial frontage on St. Francis Capitol Paintworks and Alignment
Assets: Weinmeister Import Garage
Existing units with St. Francis frontage Assets:
Negatives:
Mature trees
No sidewalks/not pedestrian friendly Possibilities:
Possibilities: Foot-path along riparian arroyo
Pool
Vacant lot with St. Francis frontage Community room
North Calle Anaya
Negatives: Common yard area with swing-set and
Negatives: No sidewalks on most of the street
bench
Assets:
No frontage on Nava (faces the backside of Homeownership opportunities
Mix of homeowners and renters buildings with frontage on St. Francis) Garbage
Street frontage
Mix of housing prices High walls surrounding the backside of
Vacant lot buildings with frontage on St. Francis St. Francis Professional Center
Possibilities:
Assets: Connection to the north via arroyo and to
Possibilities: Monte Rey the west
Empty lot at bend in street (currently Predominately small local businesses that
provide local jobs Mixed commercial and residential use
blocked by concrete wall) Assets:
Clusters (medical?) Further development of public space
Potential connection to Pacheco St. via pass Sarcon Construction headquarters
between storage units and Zia Gymnastics Variety of services
Riparian arroyo with mature trees
(currently blocked by chain-link gate Negatives:
Mature trees on street Small commercial space
Zia Gymnastics building is potentially Residential use only
underused La Remuda apartment complex Riparian arroyo
Parking design
-solar townhouses Bench areas
- balconies Landscaping with large amounts of trees and
Calle Saragosa Negatives: Connects Hopewell to Cerillos and St. West Palomas
Sidewalks inconsistent Michael’s
Assets: Beaver Toyota lot Assets:
Vacant lot with St. Francis frontage Pool and playground
Sarcon construction headquarters The Railroad Tracks Possibilities:
Aspen motors redevelopment Possibilities:
Vacant lot
Assets: Small shop frontage (wall by sidewalk would
Mix of housing types: apartments, lofts,
townhouses with courts Open space Negatives: need to be knocked down)
Poor sidewalks Live\work space
Mature trees Views of the mountains
Speeding cut-through traffic
Narrow street Pedestrian\Bicycle trail
Sixth Street
Arroyo
Pinon
Possibilities: Back gates from homes
Swale or ponding area
Assets:
Possibilities: 6th Street Contemporary Arts (located in
Path to Pacheco (currently blocked by Possibilities: Throughway to Los Palomas (currently storage units)
storage units) Encroachment plantings blocked by A1 storage) Ferguson commercial building
Mixed use on west side Pull-off rail track
Some residential homes
Hopewell Colorful barn lofts
Negatives:
Monterray
Potholes Access to arroyo
Assets:
Automotive Inc.
Assets: Los Palomas
Monterray, Santa Rosa, Santa Cruz Church and parking Wide Street
Negatives:
Roundabout and park areas Local Business – Lunch Truck, Garcia Glass
Assets: Poorly maintained houses
Pedestrian\Bicycle trail
Elementary School Barn lofts have weak frontage on the street
Local business: Aspen Motors, Rudy’s, Bikrams Possibilities:
Playground
Yoga, and Amigo Tire. Budget lot basically vacant
Traffic calming and crossings Pacheco Street: Southern Half
Nearby Baca St. Vacant lot
Front porches and landscape
Assets:
Consistent houses in good condition Possibilities: Negatives:
Plaza de Commercio – office park housing
New renovations on houses Monterray Lane no longer needed for Parking lots given frontage on both sides of small local businesses, artists, and some state;
through traffic the street
Appropriate street width well developed trees
Building and 1.2 acres for sale on Cerrillos
Walkway through to the railroad tracks Aspen Plaza – office park housing Homewise;
East Palomas otherwise it is mostly Department of Labor;
Mature trees; lots of vegetation
Llano treed lunch court
Solar energy features on several homes
Assets: Many small local businesses – not a high
Assets: Green space by mailboxes retail area, more on-site locations
Possibilities:
Backs of businesses face the street Generous easement/vacant lot
Not a lot of infill opportunities
Wide street Possibilities: Arroyo
2nd story lofts/apartments Walking trail along drainage easement
Possibilities: Negatives: North of Young Park
Live/work space at Plaza de Commercio No sidewalk on Pacheco in many places
Parking at Plaza de Commercio could be Parking given street frontage/no facades on Assets:
redesigned to make the park higher density street Good sidewalks
Arroyo footpath would give access to artist Residential houses have front porches, front
studios at Plaza de Commercio Behind apartments on the Northern yards, and mature trees
Half of Pacheco: Some rental units
Negatives:
No sidewalks on many parts of the street Assets: Possibilities:
Where there are sidewalks they are of poor Solar condominiums Empty and abandoned lots
quality Courtyard complex with 10 apartments
Lots of parking lot frontage Negatives:
Sequoia welding yard ‘trapped’ by A-1 Self Possibilities: No connection to Brae
Storage Abandoned houses and land Navajo and North: Jay, Young, Nambe, Brae,
Arroyo is fronted by parking Open lot with apartments at back and East Street.
Backs of Plaza de Commercio buildings face No fronts on East Street
fronts to the west
Young Park No sidewalks on East Street
The east side of Jay Street has large family
Pacheco Street: Northern Half Assets: held lots
Play area
Assets: Jay, Young, and Brae street:
Open space with grass and shade trees
Planting strip on the sidewalk next to the
Basketball court Bad sidewalks
senior housing
Sidewalks on three sides of the park (the A few empty lots
Safety lane
south side is the exception) Artisitc flourishes on homes (such as lawn
Land adjacent to railroad tracks
Front porches on surrounding houses create sculpture or hand painting)
Good mix some security for the park
The residential section has front yards, Machine shop Nambe:
porches, and large lots
East side has some rental units Extra width
Beverly Spears Office
No sidewalks
Possibilities: Empty corner lot
Possibilities:
Johnny’s Market has outside dining potential
Sanchez lot – wide slot of empty space on Nice low walls and fences
and infill possibilities on the west side of the
the corner lot
Corner lot open at Pacheco Court Empty lots on Northwest corner Calle de Baca:
Blue Earth has an open parking lot at the Back of King’s Rest Motel Masonry handiwork
street
No sidewalks
Parking in front of apartments
High walls
Land at Alta Vista corner and tracks
Built Environment Toolbox
The Built Environment Toolbox includes elements and design strategies that contribute
to neighborhood environment. Each of these , when used by community members in
appropriate ways, can increase the well-being of the neighborhood. The toolbox starts
with smaller tools, for use by individuals in their houses or shops, and continues with larger
design and zoning tools that would require community action to implement.
Some of the elements in this list are described in the pages that follow.
HOUSE ELEMENTS HOUSING ELEMENTS TRANSPORTATION ELEMENTS CIVIC BUILDINGS

Universal Design and Retrofits Home Occupation Bike infrastructure Community gardens
Front porches and neighborly front walls Second Dwelling Unit Bus routes Heath, gym, daycare , library
Sunroofs and passive solar Elderly Housing Trolley Community room
Solar panels Townhouses/ rowhouses Commuter train workshop
Water Conservation assistance programs Courtyards and clusters Car share
Energy Conservation assistance programs Live/ work ZONING ELEMENTS -- Districts
OPEN SPACE ELEMENTS Neighborhood Conservation Districts
Bicycle apartment
WORKPLACE ELEMENTS Plazas and Urban Spaces Transit Oriented Development
Daylighting STREETSCAPE ELEMENTS Parks and routes to parks Mixed-Use Neighborhood Core
Natural ventilation Shade trees Pocket parks Small Business Traditional Commercial
Outdoor break areas Sidewalks and street furniture Recreation Facilities Transitional Redevelopment
Start-up and small shops Lighting Natural Areas and Arroyo greenbelt
Universal Design ZONING ELEMENTS – Regulations
Rail corridor greenbelt
LOT ELEMENTS Form based codes
On- street parking Trail Systems
Tree Planting Program/ urban orchard Allowable Uses/ Encouraged Uses
Shared parking for commercial uses
Gardens COMMUNITY INFRASTRUCTURE Density Transfers
Signage
Irrigation Xeriscape and permaculture
Cash crops STREET NETWORK ELEMENTS Water Harvesting
Greenhouses and cold frames Traffic Patterns and controls Stormwater infrastructure: arroyos,
Poultry/ Animal husbandry New Connections, track crossing infiltration
Ponds, Cisterns, and Wetlands Wastewater treatment: constructed

Slow Streets
wetlands, living machines
Yardwall regulations New Plazas
Neighborhood Energy: Solar, wind,
Composting Bike and Pedestrian Routes biomass, alternative fuels
Xeriscape and permaculture District heating and cogeneration
Greywater
Solar Hot Water; Photovoltaics.
Solar Energy
a. How it works b. The big idea

Photovoltaic panels convert sunlight to Solar energy, like other alternative energy
electricity. sources, increases the independence of
a household. Solar energy is free, but the
Electricity can be stored in batteries or sold to
initial purchase and installations can be
the power company
quite expensive. The pay-off period is 5-15
Solar Collectors preheat domestic hot water, or years. After that time, the only cost is minimal
bring heat directly into homes. ongoing maintenance.
Collectors also store power for later use. Getting energy from a variety of sources
increases household stability. As prices go
up, or if energy supply became less reliable,
an alternative energy source, even for just a
portion of a household’s needs, would greatly
reduce the impact.
c. How to make it happen d. Related concepts
Photovoltaic installation is regulated by City Passive Solar Design
codes, and should be done by professional Wind Energy
plumbing contractors.
Biomass
Smaller photovoltaic systems can be installed
by homeowners, but systems that connect to Energy conservation
the main house wiring must be installed by an Break-Even Cost-The point at which the cost
electrician. of a photovoltaic system, (and the electricity it
Interconnection to the power grid is regulated produces) is equal to the cost of electricity from
by the State and by PNM. a traditional source plus the cost of delivering
this electricity to the site.
Tax credits may be available for solar energy
systems.
Quotations and statistics
The President’s Advanced Energy Initiative and the 2007 Budget proposes a new Links, local contacts, more research
$148 million Solar America Initiative (SAI) - an increase of $65 million over the FY06 NEW MEXICO SOLAR ENERGY ASSOCIATION -http://www.nmsea.org/ -“The New Mexico
budget. (U.S. Dept. of Energy) Solar Energy Association (NMSEA) is dedicated to promoting solar energy and related
sustainable practices.” Includes chapters across New Mexico:
Questions Santa Fe Chapter
Can I afford the up-front costs of solar panels? How long will it take to recoup setup costs? Official Name: Santa Fe Solar Circle
Am I planning to stay in the house long enough to reap the benefits of the investment? Chapter President: Miro Kovacevich, 505-217-8765, miro@eccoecco.com
Which types of solar are best for me? Chapter Vice-President: Leland Lehrman, 505-982-3609, leland.lehrman@gmail.com
Water Cisterns

Rainwater from roofs is stored in cisterns for use Water conservation reduces household costs
watering yards and gardens. and protects our community resources.
Roof run-off is diverted in gutters and Alternative water supplies help support more
downpipes. Cisterns can be barrels, trees and plantings, that help to shade and cool
waterproofed concrete, or buried plastic our homes, and even entire neighborhoods.
Even very modest rains can produce significant Cisterns don’t have to supply all your landscape
supplies of water. More storage capacity will water –even one barrel will provide a significant
make infrequent rains last longer. supplemental source.
Consider the size of your roof and the size or Water Harvesting – covers many strategies
demands of your yard and garden. including cisterns, but often refers to capturing
runoff from the ground in ponds , swales, or
Water barrels should be located where gravity-
gravel-filled pits.
fed hoses can reach watering areas. Buried
cisterns keep water cooler and cleaner, but Greywater – on-site treatment and re-use of
usually require pumps to pull the water out. domestic wastewater from laundry, sinks and
showers
Local programs sell cisterns at discounted
prices Green roofs – topsoil and plantings that make
use of rain water right where it falls- on the roof.
Links and Local contacts

NM Water Connections: http://www.
nmwaterconnections.org
Homewise Watersmart financing
Santa Fe Watershed Association
Santa Fe Basin Water Association Paige Grant
Andrea Streeper PO Box 31160
1440 Notorious Way Santa Fe, NM 87594-1160
Santa Fe, NM 87507 Phone:  505-820-1696 
Phone: 471-8526  Fax:  paigeg@santafewatershed.org
justice101@gmail.com www.santafewatershed.org
Home office, workshop, studio
Home Occupation
A place to work in the home is becoming a Home occupation adds to neighborhood

very common neighborhood element. vitality.
 A room dedicated to work.  Keeps working adults in the area during
the day.
 A suite with a separate entrance.
 Extendsemployment to mothers, disable,
 A separate building or outdoor work area.
and elderly people.
Some people choose home occupation so they
 Supports entrepreneurs and business
can stay close to family -- to care for children
incubation, including non-profit and
or elders, for instance. Others want to separate
community-benefit enterprises.
their work from their home life, with separate
buildings or entrances.  Helps
support homeownership by
combining office costs in mortgage.
 Supports family businesses.
Home occupation is regulated by city zoning Live-work: a dwelling with space for a more
codes to minimize impacts on residential life. active business than home occupation allows
(more employees, walk-in customers.)
Home occupations must not attract customers,
or create noise or other neighbor impacts. Corner store: A neighborhood- oriented retail
Additional parking may be required. space on a homeowner’s property. Depends
on walk-in customers rather than a large
Number of employees.
parking lot.
Quotations, statistics and questions.
How many sole proprietors are thre in the Triangle?

How can we control undesirable home occupations?
Where can home occupations move to when they grow into larger businesses?
Should home occupation be more tightly regulated, or loosened to include more
neighborhood enterprises?
Granny flats
Second Dwelling Unit
Accessory unit, mother-in-law suite.
A single-family house can have a second, Accessory units can promote diversity, create
typically smaller, dwelling on the same lot. affordable housing that is integrated in the
community, help residents age in place,
 a separate structure, such as a cottage;
provide supplemental income to support
 attached, such as a granny flat; homeownerships costs, accommodate
 over a garage or workshop. households as they change or grow, support
community security with residents on different
Accessory units can be for extended family, for schedules, reduce “braindrain” by housing adult
live-in caretakers, or for rental income. children of residents.
Homeowner must live on the property.
Accessory units are permitted in most Neighborhoods that provide housing for
residential zones. Renting ? everyone who works nearby will create less
traffic, and allow people to own fewer cars and
Potential impacts on neighbors should be
save money for other uses.
considered.
Tenant/ landlord relationships are often low-
Parking, access, private outdoor space.
quality interactions; with accessory units they
Older residents may need to be on a ground can be much deeper caring relationships,
floor. supporting family and community bonds.
Less than half of American households are traditional nuclear families.
Should more accessory units be allowed, or fewer? Should the size be controlled more, or
should larger dwellings be allowed?
Rowhouse
Townhouse; attached dwelling

Typically identical houses are built in a line (or Row houses are an inexpensive and space-
row) and share side walls with the houses next saving way to create affordable, high density
to them. housing. Some of the best examples of Row
houses can be found in New York City where
Row houses can be built along an entire city
they are typically called ‘Brownstones’ and in
block or in smaller numbers depending on
Baltimore and Philadelphia.
available space and location.
Rowhouses, or attached dwellings
encourage affordability, smaller yards, and
less maintenance, which in turn supports
neighborhood businesses with good density;
safer streets alive with pedestrians; density
supports more parks.

Rowhouses are permitted in residential zones. Duplex – two separate housing units in one
structure
Developers and homeowners should be made
aware of the many benefits of rowhouses Townhouse – has party walls on each side
in terms of affordability and increased Urban density – the density of homes within an
neighborhood density. urban area
Links, local contacts, more research
Santa Fe Growth Management Project

PO Box 2627
Santa Fe, NM 87504
Phone: 505-986-383
Fax: 505-986-0339
Email: SantaFeProject@1000friends-nm.org
New Mexico Chapter, American Planning Association: http://www.nmapa.org/
Bicycle Apartment
Housing designed for those who do not own The majority of housing in America is designed
an automobile. A bicycle apartment is an with car owners in mind. What this means is
economical alternative to downtown housing wider streets, driveways, and garages , parking
which requires space for on-street or garage lots, or on-street parking. A bicycle apartment
parking. saves space and money by using underutilized
parking and street space for more living space,
Tenants in bicycle apartments save money
commercial space, or community space.
without the financial burden of car ownership.
Bicycle apartments increase density, which
helps create safer and more sustainable
neighborhoods. They also keep young people
who cannot afford an automobile in the
community.

Zoning should be changed to accommodate Bike and Pedestrian Network – see card
higher density and mixed uses. Transit-Oriented Development – see card
A bicycle apartment is an unfamiliar concept Slow Streets – see card
to most developers. Marketing this idea to
developers as a more efficient use of space and Community Gardens – see card
savings on infrastructure is essential. Connectivity – see card
Costs for parking and wider roads can be
diverted to create more pleasant public spaces,
shade trees, and gardens in the community.
Quotations, statistics and questions. Links, local contacts, more research
Number one strategy for reducing inactivity-related diseases: shifting from auto trips to
walking and bicycling [Centers for Disease Control] National Center for Bicycling and Walking (http://www.bikewalk.org/)
The Active Living Resource Center (http://www.activelivingresources.org/)
Cyclists who ride sober, with the flow of traffic, using lights at night, are 99.999% likely to
survive their rides [John Hopkins] HEALTH AND COMMUNITY DESIGN: THE IMPACT OF THE BUILT ENVIRONMENT ON PHYSICAL
ACTIVITY. by Lawrence D. Frank, Peter O. Engelke, and Thomas L. Schmid; Island Press,
Trimming one vehicle from your household, saves you $340/month [City of Seattle]
Washington, DC, 2003; 253 pp. (ISBN 1-55963-917-2)
Parking Costs: Cost to purchase and install one bike parking rack: $150. Number of
bikes that can be parked in one car parking space in paved lot: 6 – 20. Estimated cost of
constructing one car parking space in a paved lot: $2,200. Estimated cost of constructing
one car parking space in a garage: $12,500 -[Seattle Bicycle & Pedestrian Program]
Street Trees

Simply planting trees along any street can Urban landscapes to not have to be devoid
perform many functions: of plant and animal life, and street trees are
a simple way to create cleaner, more livable
-Creates buffer between traffic and the sidewalk
communities.
-Increases shade which decreases temperature
-Supports local wildlife
-Calms traffic by tightening streets
-Mitigates pollution and runoff
-Increases property values
Group planting by a local community group or Slow Commercial Street – see card
by the city. Open Space – see card
An important consideration is caring for and Pocket Parks – see card
watering trees for the initial ‘startup’ years and
selecting an appropriate species of tree is vital Urban Ecology – an urban environment can
to the success of such programs. sustain a natural ecosystem
A report by the city of Boulder, CO “considered how city trees improve everything from
quality of life to home values to infrastructure. For instance, citywide, an average tree Nature Conservancy Trust for Public Land
soaks up about 1,271 gallons of stormwater annually, saving the city more than $500,000 212 E Marcy St # 200
Santa Fe, NM 87501 New Mexico State Office
in infrastructure costs… The analysis also showed each tree in Boulder is worth about $5 1600 Lena St., Ste. C
toward energy savings - about $175,000 citywide. How so? Just by doing what trees do, (505) 988-3867 Santa Fe, NM 87505
such as creating shade, foresters say. “
505-988-5922
Shared Parking

Parking used for multiple, complimentary uses A great deal of space is wasted on parking due
to reduce the overall number of necessary to antiquated and flawed building and zoning
parking spaces in a community. requirements that assume every business and
residence must provide more parking than is
Common combinations include office/
necessary (or ever fully utilized).
restaurant and commercial/residential parking
which allow people to “park once” while making Shared parking reduces excessive waste of
multiple trips. open space and land that could be better used
for a variety of other purposes by assessing
Shared parking saves space, which in turn
the parking requirements for an area (not just
reduces initial development and upkeep costs
one business or residence) and providing an
of residential or business centers.
appropriate number of parking spaces.

Shared parking typically requires policy Connectivity – see card
changes on the city level, but it can also easily Urban Heat Island – higher temperatures in
be implemented by agreements between urban and suburban areas resulting from
developers and land owners. excessive paving and little-to-no vegetation.
Some of the best examples of shared parking Mixed Use – see card
use public parking facilities located within
walking distance of clustered development. Slow Commercial Street – see card
Park Once - the concept that multiple trips can
be completed by parking once and walking
between shops, rather than moving your car
after every stop.
Clustered Development - Clustering many
services in close proximity so that individuals
can park once and use all available services.
Urban Land Institute – ULI.org

Environmental Protection Agency’s (EPA) Heat Island Reduction Initiative (HIRI) - http://www.
epa.gov/hiri/
Childs, Mark. Parking Spaces: A Design, Implementation, and Use Manual for Architects,
Planners, and Engineers. McGraw Hill, 1999.
Woonerf, lane
Shared Street
A shared street is a space where pedestrians, Historically, streets served many different
automobiles and even playing children can mix purposes simultaneously. In the automobile
safely. Sidewalk and road are combined in a era, cars have taken full priority over other users
suface that is pedestrian priority, and typically of streets. Reclaiming streets redistributes use
includes obstacles to easy through traffic. of a public asset to people without cars, and to
activities besides transportation.
Physical design elements like bulb-outs, tree
islands, and narrow travel lanes. Reclaimed streets, together with parks and
other public places, support affordable housing
Local behavior, like driving slowly, and active
by making smaller houses and apartments
use of the street.
more livable.
Signage and education for outside drivers.
Children who can move independently in a
neighborhood are less at risk for obesity and
mental health disorders.
Active use of the street adds to informal
security.
Some streets may carry too much traffic to be Yield street: a street so narrow that parked cars
converted successfully. must be staggered, and drivers must yield to
Neighbors must work to create desired design. oncoming traffic.
Fire departments will have requirements, Road space reallocation: giving more space
including through lanes and staging areas. to pedestrians, bicycles and alternative
transportation.
Count the number of on-street parking spaces
your street needs. Street reclaiming: Converting a street from a
single-use automobile priority zone to many
Consider agreements with adjacent local community uses.
neighborhoods to respect eachother’s slow
streets. Walkability.

Timothy Beatley, Green Urbanism; Learning from European Cities, Island Press, 2000.
Street Reclaiming: Encouraging Community Interaction on Neighborhood Streets. TDM
Encyclopedia, Victoria Transport Policy Institute. http://www.vtpi.org/tdm/tdm30.htm
Slow Commercial Street

A slow commercial street provides safe A street should be a safe and welcoming place
shared access to shops, restaurants, and other for people to walk along, shop, and take part in
businesses for pedestrians, cyclists, and cars the community.
to create a vibrant commercial area and make A slow commercial street is a type of street
public streets safe and attractive places for a treatment that emphasizes access to local
variety of activities. businesses and equality of all forms of
Slow Commercial streets include bike lanes, on- transportation.
street parking, wide sidewalks, shade trees, and
public benches.
Merchants association and city must Eyes on the street – originally coined by
coordinate to slow a commercial street. Jane Jacobs to describe the increased safety
associated with more people and activities on
Through traffic should be maintained, just
city streets.
slower.
TOD (Transit Oriented Development) – see card
On-street parking and frequent stop signs or
lights are important to slow traffic and ensure Shared Street – see card
pedestrian safety. Street Trees – see card
Quotations, statistics and questions. Links, Local Contacts, More Research:
How many lanes of through traffic are necessary? Congress for the New Urbanism, CNU.org.
Are there enough active store fronts to support pedestrian activity?
Is the street well-connected to residential areas and to alternate transportation?
Bike and Pedestrian Network
Bike and Pedestrian Network

A bicycle and pedestrian network is a system Walking and cycling is a simple, healthy and
of routes including sidewalks, streets, trails, and affordable transportation alternative to costly
dedicated bike lanes. and polluting automobiles.
A network supports recreational, shopping, and A bike and pedestrian network is designed so
commuting trips and is characterized by safe a that all trips can easily and efficiently start and
and redundant routes. end on foot or via bicycle. It makes walking
and bicycling a viable alternative to driving and:
-creates routes to and from destinations
-makes routes safer and more convenient
-makes bicycling and walking more enjoyable

Call for city action to create better, well- Connectivity – see card
connected sidewalks, bikeways, and multi-use Slow Streets – see card
paths.
Transit Oriented Development – see card
Identify and mark possible routes, improve
surfaces, ramps, traffic crossings, landscaping,
lighting, and restripping roadways.

60% of Americans lead completely sedentary lifestyles, and 40% are clinically overweight
(1998 report of the American Medical Association)
About 40% of all trips are shorter than 2 miles - a 10-minute bike ride or a 30-minute walk
(1995 NPTS)
40% of U.S. adults say they would commute by bike if safe facilities were available (1995
Rodale Press Poll)
A short, four-mile round trip by bicycle keeps about 15 pounds of pollutants out of the air
we breathe. (WorldWatch Institute)
The cost of operating a car for one year is approximately $5,170 (AAA Mid-Atlantic) Bicycle Coalition of New Mexico – BikeNM.org
The cost of operating a bicycle for a year is only $120 (League of American Bicyclists). New Mexico Department of Transportation - http://nmshtd.state.nm.us/
Walkinginfo.org
Are there any examples of existing or partial bicycle and pedestrian networks in your
neighborhood?
How many trips do you make to destinations that are near enough to walk to but lack safe,
direct and pleasant bicycle or pedestrian routes?
Bike Paths

Housing designed for those who do not own The majority of housing in America is designed
an automobile. A bicycle apartment is an with car owners in mind. What this means is
economical alternative to downtown housing wider streets, driveways, and garages , parking
which requires space for on-street or garage lots, or on-street parking. A bicycle apartment
parking. saves space and money by using underutilized
parking and street space for more living space,
Tenants in bicycle apartments save money
commercial space, or community space.
without the financial burden of car ownership.
Bicycle apartments increase density, which
helps create safer and more sustainable
neighborhoods. They also keep young people
who cannot afford an automobile in the
community.

Zoning should be changed to accommodate TOD (Transit Oriented Development) – see card
higher density and mixed uses. Bicycle Apartment – see card
A bicycle apartment is an unfamiliar concept Bike and Pedestrian Network – see card
to most developers. Marketing this idea to
developers as a more efficient use of space and Slow Commercial Street – see card
savings on infrastructure is essential.
Identify and utilize existing paths and spaces as
possible routes for bike paths.
New Mexico State Bicycle and Pedestrian

Bicyclinginfo.org – facts, figures, articles, links and a ‘bikeability checklist’ to rate how Bicycle Coalition of New Mexico (bikenm. Coordinator
bikeable your community is. org) Web: www.nmshtd.state.nm.us/
Tim Rogers
Activetransportation.org – A site dedicated to active forms of transportation such as walking New Mexico Cycling (nmcycling.org)
NM Department of Transportation
and bicycling. New Mexico Touring Society (http://www. PO Box 1149
swcp.com/~nmts/) Santa Fe NM 87504-1149
(505) 827-0050
E-mail: tim.rogers@state.nm.us
Commuter Train

Walking, driving or taking the bus to a A high-speed, environmentally friendly and
high-speed train that rapidly, efficiently, and economical train that replaces your car for
economically transports you to and from work commuting daily to and from work.
every day. Commuter trains reduce congestion and
Commuter trains can connect centers within commute times by allowing individuals to park
a city or multiple cities together, and often and ride, or walk, cycle or take the bus to the
join together with local existing bus, rail, or train station that will then take them to work.
subway lines at transit hubs to create complete Commuting by train also allows people to work,
transportation networks. read, nap, or socialize during a commute that
would normally be spent alone in a car.
Most transit dollars in the US go to new bike station – bikestation.org – a supervised
freeway construction, or road and freeway parking and service center for bicycle
repair, by voting for public transportation commuters usually located within transit
initiatives, these resources can be better applied terminals
to healthier, safer, and cheaper modes of transit TOD (Transit Oriented Development) – see card
like the commuter train.
Multi-Modal Transit – see card

Interstate traffic in New Mexico increased by 41% from 1991 to 2001 (American Indicators
compiled by The Progressive Review) New Mexico Rail Runner (http://www.mrcog-nm.gov/Rail_Runner.htm)
“A New Train network is the most effective way to curb sprawl, and goes hand in hand
with smart growth, creating livable communities, economic sustainability, environmental
protection, human rights, and sustainable community design. When planned together
with compact, walkable forms of development, trains solve many serious problems facing
society.”  -NewUrbanism.org
Car Share

A single car can serve the transportation needs Car ownership is expensive , and the more cars
of many within a community; when one person on the roads, the more traffic and pollution in
leaves a car parked while they are at work, the community. Car sharing mitigates many of
someone else can use It to run errands. these problems by making it possible for those
who may only use a car infrequently to share
Car share programs allow those who do not
one rather than own their own.
own a car to use one occasionally without
having to either own or rent it.

Car sharing programs can be small-scale Location Efficient Mortgage – mortgages
activities among a few friends and neighbors or adjusted depending on home location and
as a city-wide program. walk/bikeability as opposed to car-dependence
Multi-Modal Transit – see card
‘The day will come when the notion of car ownership becomes antiquated. If you live in a City Carshare (http://www.citycarshare.org/)
city, you don’t need to own a car.’ -William Clay Ford Jr., CEO, Ford Motor Company Ltd.
CarSharing Network (http://www.carsharing.net/)
In the United States, car ownership is the second largest household expense (According to
New Mexico Carpool Ride Share (http://www.carpoolworld.com/carpool_list_cities.
the Department of Labor’s Bureau of Research and Statistics).
html?country_code=USA,US&country_name=UNITED_STATES&state_code=NM)
The number of vehicles in the US has increased at an annual rate of almost one and one-half
times that of the total population since the late 1960s. (National Personal Transportation
Survey, 1995)
Pocket Park

Unused railway lines, arroyos, former A pocket park is an open space within the
landfill sites, and unused agricultural land is community, owned and managed by the
transformed by the community into a small community and is accessible to the entire
park. community.
Pocket parks beautify the neighborhood They provide open spaces for activities, as well
and create a pleasant community space that as protect the local wildlife and landscape.
can connect to bike and pedestrian paths,
greenbelts, or other larger parks.
Any unused or underutilized land in a Bike and Pedestrian Network – see card
neighborhood can become a pocket park. The Connectivity – see card
most successful pocket parks use local plants
and landscaping. Open Space – publicly accessible land that is
not built on
Questions of ownership and land management
must be addressed when selecting a site. Greenbelts – long ‘belts’ of undeveloped public
land surrounding or running through an urban
Soil and water standards must also be area
considered if any portion of the park is to be
used for growing fruits and vegetables.

- People living in areas with few outdoor recreation facilities were more likely to be
overweight (Catlin, 2003). Trust for Public Land (http://www.tpl.org/)
- Children (especially boys) who walked to school were more physically active the New Mexico State Office
rest of the day than those who were driven (Cooper, 2003). 418 Montezuma Ave.
- Older women living within walking distance of stores, trails or parks had Santa Fe, NM 87501
significantly higher pedometer ratings than women who did not. The more 505-988-5922
destinations that were nearby, the more these women walked (King, 2003).
*From: “Public Health and Open Space.” By: Betsy Severson (http://depts.washington. City of Santa Fe Ordnance No. 2003.35
edu/open2100/Resources/5_New%20Research/public_health.pdf )
District Heating

A central boiler provides heat to a group of District heating supports affordable housing
buildings, usually though piped hot water or and business spaces by reducing utility costs,
steam. and eliminating purchase and maintenance of
individual boilers.
A central boiler can be much more efficient
than many small boilers. Several alternative heat sources can contribute
heat to the system, increasing the resilience of
District heat can be combined with
the system as fuel supplies and prices change.
cogeneration, making electricity from a steam
turbine powered by the same boiler. District heating works well with renewable
sources such as biomass, solar, and geothermal.
District heating can give a community the
‘buying power’ to make use of alternative
systems that are more effective at a larger-than-
household size.
District heat is easer in new construction, but Biomass – the use of organic materials for fuel
can be retrofitted to an existing district. Geothermal – energy in the form of heat from
Consider the energy needs of the buildings to within the earth
be supplied, and look at the times of day that Cogeneration: Cogeneration is the
each requires peak supply. Mixing residential simultaneous production of heat and power
and commercial can balance peak in a single thermodynamic process. Almost
all cogeneration utilizes hot air and steam for
the process fluid, although certain types of fuel
cells also cogenerate.
(-http://www.energy.rochester.edu/)
Community utilities – locally owned utility

A recent census by the Department of Energy found more than 30,000 district heating
systems in the United States and there are thousands more throughout the world.(http://
www.energy.rochester.edu/)
Community Gardens
A shared plot of land where members of the Local food production makes a community
community work together to grow fruits, sustainable because the community is
vegetables, and herbs. The garden also no longer as dependent on outside food
beautifies a neighborhood and allows those sources.
who do not have enough space for a garden at Gardens also create healthier communities
their own home to cultivate their own plot. by providing inexpensive and readily
The garden brings community members accessible fresh fruits and vegetables.
together and provides an educational Community Gardens are based on a
experience for neighborhood children. cooperative model.
Any additional crops produced at the garden
and not used by the community can be sold at
farmer’s markets to help sustain the garden.

All a community garden requires is a suitable Irrigation – to supply diverted water via pipes,
plot of land with adequate soil and water, ditches, etc…
and a few people to cultivate it. In some Cisterns – see card
communities this requires a lease agreement
and a committee, in others only a group of Compost – using household organic waste as
neighbors and an abandoned lot. fertilizer for gardening
Greenhouses – a glass structure for growing
plants
A study of a Chicago public housing development by University of Illinois researchers

Frances E. Kuo and William C. Sullivan has found that apartment buildings surrounded by
trees and greenery are dramatically safer than buildings devoid of green. The greener the Links, local contacts, more research:
surroundings, the fewer crimes occur against people and property.
  In Santa Cruz, CA the Homeless Garden Project raises vegetables, herbs and flowers on
3.5 acres. Daily, 25 garden workers eat lunch freshly made from the garden’s produce. Trust for Public Land
The remaining vegetables are sold wholesale, distributed to their community supported New Mexico State Office
agriculture (CSA) subscribers, and donated to a soup kitchen and an AIDS project. Their 1600 Lena St., Ste. C
estimated annual income from all sales, including dried flower wreaths and other crafts as Santa Fe, NM 87505
well as fresh produce, is $26,000. 505-988-5922
-“Urban Agriculture and Community Food Security in the United States:
Farming from the City Center to the Urban Fringe” Prepared by the Urban
Agriculture Committee of the CFSC, February, 2002
Transit-Oriented Development

Development built for pedestrians, public Most development in the US has been built
transit, and bicycling provides people more for the automobile., but with rising fuel prices,
transportation options, increased density, and pollution levels, and expanding sprawl, this type
safer, less polluted communities. of development has proven unsuccessful.
Residential, commercial, and public spaces are TOD focuses on building communities for
constructed within walkable distance to public pedestrians as well as making them well-
transportation. connected to public transportation.
Building for pedestrians means density (shorter Connectivity and walkability decrease
trip distances) safety (more and wider sidewalks dependence on automobiles and fossil fuels,
and crosswalks) and efficiency (making walking as well as preserves open spaces around
and public transit faster and more economical and within cities. And fewer cars mean less
than automobiles). pollution and fewer traffic accidents.

TODs usually require the cooperation of the Multi-Modal Transport – see card
city, the landowners, the transit authority, the Connectivity – see card
neighborhood and developers.
Walkability – ability to safely and efficiently walk
TODs must consider public benefits to be in a given area
successful. Neighborhood and business groups
must be actively involved to define local needs. Mixed-Use Neighborhood Core – combining
residential, business, and commercial uses in
neighborhood centers.
Will a TOD increase liveability and affordability in the surrounding neighborhood? New Mexico RailRunner Express - http://www.nmrailrunner.com/
Does TOD have a positive affect on the local economy? New Mexico Department of Transportation - http://www.nmshtd.state.nm.us/
Transportation Equity Act for the 21st Century - http://www.fhwa.dot.gov/tea21/
Intermodal Surface Transportation Efficiency Act of 1991 - http://ntl.bts.gov/DOCS/ste.html
Center for Tranist oriented Development, CTOD.org
Congress for the New Urbanism, CNU.org
Mixed Use Neighborhood Core

Neighborhood centers become safe and lively Mixed Use neighborhoods are one component
places when people can live, work, and shop in of creating sustainable neighborhoods around
the same place. a center which provides most daily needs for
residents.
Typical mixed-use development consists of
retail/business on the first floor of a building, Mixed Use means convenience as well as safety;
and the upper floor(s) are residential units. by fostering active neighborhood centers, the
presence of people and businesses (or “eyes on
Mixed-use is not limited to single buildings;
the street” at all hours) decreases crime.
often mixed use neighborhoods simply allow
many land uses in close proximity.
Development should be guided and directed Multi-Modal Transport – see card
by the community so support mixed use Connectivity – see card
neighborhoods.
Walkability - ability to safely and efficiently walk
Zoning laws must be changed to support in a given area
multiple uses and greater density to improve
walkability. “Eyes on the Street” - originally coined by
Jane Jacobs to describe the increased safety
associated with more people and activities on
city streets.
Transit Oriented Development – see card
Santa Fe County Land Use Department

P.O. Box 276
102 Grant Avenue
Santa Fe, NM  87504-0276
Phone:  505-986-6225
Fax: 505-986-6389
Multi-modal Transit Hub

Connecting different types (multiple modes) of Transit hubs and well-connected street systems
transportation to facilitate simple and efficient allow multiple transit modes to come together
movement between modes and around a city. and provide transportation options that are
faster and more efficient than sitting in traffic
Walking, riding a bicycle, or driving to a train
and spending money on gas.
or bus station, and taking that to your final
destination should and can be a simple, fast, Multi-modal transit works downtown and in
and economical process. suburbs; downtown people can easily walk to
bus stations, or ride bicycles to the train station,
and in suburbs park and ride lots can connect
drivers to bus and train networks that will take
them to jobs in town.
Transit-oriented development (TOD) facilitates Connectivity – see card
a physical infrastructure to support multi-modal Bike and Pedestrian Streets – see card
transit.
Transit Hubs – centers where one or many
By designing and building for other types of forms of transit meet to facilitate connections
transportation (both public and personal) a and transfers
neighborhood becomes a more pedestrian-
friendly and livable place. Park and Ride – locations where commuters can
park their car and then board public transit
Commuter Train – see card
TOD (Transit Oriented Development) – see card

-Transit investment has double the economic benefit to a city than does highway
investment. New Mexico Department of Transportation ‘Statewide Multi-modal Transportation
-Transit can enable a city to use market forces to increase densities near stations, Plan 2025’ (http://nmshtd.state.nm.us/upload/images/Long_Range_Planning_Section/
where most services are located, thus creating more efficient subcenters and GuidingPrinciples/FulfillingNMDOTs_GuidingPrinciples.pdf )
minimizing sprawl. National Transit Institute (http://www.ntionline.com/)
-Transit enables a city to be more corridor-oriented, making it easier to provide Transportation Equity Act for the 21st Century (TEA-21)
infrastructure.
The Intermodal Surface Transportation Efficiency Act of 1991 (ISTEA)
-Transit enhances the overall economic efficiency of a city; denser cities with less car
use and more transit use spend a lower proportion of their gross regional product New Mexico Rail Runner (http://www.mrcog-nm.gov/Rail_Runner.htm)
or wealth on passenger transportation.  - Taken from Sustainability and Cities, by
Newman & Kenworthy.
Form-Based Codes

To preserve a neighborhood or community’s Form based zoning is based on the idea that
character and allow for mixed use development, the defining characteristics of any community
form-based zoning focuses on regulating the are it’s physical form, and that traditional use
physical elements of buildings in the area. based zoning fosters unhealthy development.
In contrast, conventional zoning can be By regulating form and not function through
described as ‘use based zoning’ –focusing on zoning, suburbs, strip-malls, and sprawl can
the use of land and providing very little (if any) be reduced or eliminated because a physical
regulations concerning the style, size, and separation of uses is not mandated by law.
character of structures and development.
A cohesive community vision is essential to Mixed-Use Neighborhood Core – see card
determine specific form based codes. Connectivity – see card
These codes can then be applied within the Walkability - ability to safely and efficiently walk
community and direct new development or in a given area
redevelopment.
The Smart Growth Network; www.smartgrowth.org.

Smart Code: http://www.placemakers.com/info/smartcode.html
Santa Fe County Land Use Department
P.O. Box 276
102 Grant Avenue
Santa Fe, NM  87504-0276
Phone:  505-986-6225
Economic Toolbox
The Economic Toolbox focuses on the economy of the community. This toolbox contains o A CRC in the Triangle could serve a wide array of purposes and need not be
very little information on existing programs that can be immediately used by businesses restricted to workforce development. A current proposal for a Triangle CRC
and households (which can be found respectively in the Business Toolbox and the developed by the Triangle District Project Group also includes an immigrant
Household Economics Toolbox) and is oriented toward the creation of new institutions in resource center, city hall services, and support for community events, groups,
the Triangle. Community institutions are important because they can be used to manage associations, and institutions.
the ways that the four factors of production – labor, capital, land, and entrepreneurship – are
employed in the local area. The tools collected here are designed to reorient these four • Local Community Resource Centers
factors toward local households and small independent businesses, both of which must be o The Santa Fe One-Stop Career Center consolidates information on local workforce
at the heart of any economic development initiative in the Triangle. development resources. The One-Stop Career Center is located at 301 West
The institutions described in this toolbox reorient the factors of production toward local Devargas and can be reached at 505-827-7434.
economic development by virtue of two characteristics: (1) they are structured to increase
the opportunity and decrease the risk for local residents and businesses to gain access to • Funding and Assistance
resources and (2) they must be created and managed by community members. We believe o The sources of funding for a community resource center will largely depend on the
that economic development should not jeopardize the character of local neighborhoods specific functions of the center.
or be detrimental to residents’ quality of life and that the best way to ensure that economic
development actually benefits the community is to give local residents and business
owners control over local resources. Community Development Financial Institutions (CDFIs)
Community development financial institutions are designed to provide local businesses
and residents with access to financial services at rates and quantities more favorable than
Workforce Development
those provided by conventional lenders. Because they are controlled largely by community
Workforce development is a fundamental component of most economic development members, CDFIs are more likely to engage in lending that contributes to the long-term
strategies because a skilled workforce is necessary for business growth and is associated health of the community rather than the short-term profits of the institution. This approach
with higher productivity and higher wages. The concern here is with institutions that to finance centers on making sure everyone in the community has access to capital and is
can further workforce development in the Triangle. However, because there are already a provided with the counseling and assistance needed to use it best. By offering consumer
plethora of non-profit and government institutions and organizations providing workforce banking services CDFIs also give residents a way to make sure that their savings are
development services in Santa Fe, we suggest founding a resource center to channel reinvested in the community – helping to build and grow local businesses and serve the
these programs into the Triangle and make them more accessible to local residents and housing needs of local residents.
businesses (see below). Existing workforce development programs for businesses are listed
in the Business Toolbox while those for individuals are listed in the Household Economics • Community Development Banks
Toolbox.
o Engage in lending and investment to small businesses, nonprofit community
• Community Resource Center (CRC) organizations, and housing developers.
o A community resource center consolidates all information on local workforce o Funded by member deposits.
development and entrepreneurial development resources in one location. o Although they are organized as for-profit corporations, community members serve
o Maintains a library of resources that is available to the residential and business on the corporate board and should make up the majority of stockholders.
community, has staff that provides references to programs when requested, o Provide mortgage financing, home improvement, commercial business, nonprofit,
provides the initial forms and applications needed to apply to various workforce and student loans. Offer consumer banking services.
development programs, features conference space where community members
can meet with staff from workforce development service providers, and contains a • Community Credit Unions
classroom/training space for in-house workforce development training.
o Provide affordable credit and retail financial services to credit union members and
o Develop a wide range of partnerships with organizations involved in workforce/ promote savings and ownership of assets in the community.
entrepreneurial development in Santa Fe and help channel their services into the
o Financed by deposits and funds from social investors.
Triangle.
o Nonprofit co-operative owned and operated by credit union members
o Gathers input from community members and facilitates better coordination of
partner programs with the needs/desires of local residents and business persons. o Offer savings account, check cashing, personal loans, and home rehabilitation
loans (consumer banking services)
o Members have access to credit counseling and business planning income. WESST Corp. consultants work with loan recipients throughout the loan
process. (505-474-6556; http://wesst.org)
• Community Development Loan Funds
o Santa Fe Community Housing Trust offers a reverse mortgage program for the
o Provide loans to small businesses, nonprofit community organizations, and social terminally ill, administers a homebuyer education program, and provides soft
service providers. second mortgages and down-payment assistance to first-time homebuyers. (505-
o Aggregate below market rate investments from foundations, corporations, banks, 989-3960; www.santafecommunityhousingtrust.com)
government funds, and individuals. o Homewise Inc. provides homeowners with low interest loans for home
o Nonprofit in which community borrowers and investors serve on the board and on maintenance, offers classes in homebuyer education, financial fitness, and
loan committees. home repair, operates a comprehensive Home Purchase Program that provides
homebuyer counseling, a personal real estate agent, and access to below market
o Finance housing construction and pre-development as well as business start-up rate interest loans (including soft second mortgages), and offers a land to home
and expansion. Provide facilities loans. builder program in which people who own vacant land are assisted in building a
o Borrowers receive comprehensive guidance throughout the loan reduced cost home. (505-983-6214; www.homewise.org)
transaction process. o Native American Lending Group, Inc. (NALG) provides loans, technical assistance
and on-site, one-on-one trainings to Native American owned businesses. NALG’s
• Community Development Venture Capital Funds services include individual counseling, group workshops and referrals to other
technical-assistance organizations. (505-345-2985; native-lending@hotmail.com)
o Create jobs and entrepreneurial capacity by providing equity and debt with equity
features to small businesses. o There are many credit unions located in Santa Fe, including Guadalupe Credit
Union, Del Norte Credit Union, Permaculture Credit Union, State Employees Credit
o Funded by investments from foundations, individuals, corporations, and
Union, and Northern New Mexico School Credit Union.
government.
o Can be either for profit or nonprofit with varied community representation. • Funding and Assistance
o Finance commercial equity investments and loans with equity features. o CDFIs can receive federal funding and assistance by registering with the U.S.
o Portfolio businesses receive extensive technical assistance. Department of the Treasury’s CDFI Fund. (202-622-8662; www.cdfifund.gov)
o CDFIs that provide small independent businesses with equity, venture capital
• Microenterprise Development Loan Funds or loans may be eligible to receive funds at favorable rates from the Federal
o Provide loans and technical assistance to very small businesses and self-employed Government by registering as Small Business Investment Companys (SBICs) with
individuals. the New Mexico Small Business Administration. (505-346-7909; www.sba.gov/nm/
financing.html)
o Funded by foundations and government.
o Nonprofit CDFIs that provide very small loans to small independent businesses
o Nonprofit in which borrower groups make lending decisions (peer lending). may receive funds from the MicroLoan Program administered by the New Mexico
o Offer start-up and expansion loans to very small businesses. Small Business Administration. Loans must be under $25,000 with an average loan
size of $10,000 to be considered microloans. (505-346-7909; www.sba.gov/nm/
o Borrowers receive training and technical assistance in business development.
financing.html)
• Local CDFIs o The National Community Capital Association provides financing, training,
counseling, and information services for all of the above types of CDFIs. (215-923-
o The Santa Fe Small Business Community Loan Fund, headquartered in
4754; www.communitycapital.org)
Albuquerque, provides loans to small businesses in Santa Fe (866-873-6746 www.
nmcdlf.org/ sfloans.htm). o The National Cooperative Bank offers funding, information services, and counseling
to credit unions. (510-496-2200; www.ncb.coop)
o ACCION New Mexico provides loans to small independently owned businesses
(800-508-7624; www.accionnm.org)
o Women’s Economic Self-Sufficiency Team Corp (WESST) provides microloans,
as well as business consulting and training, to women and minority owned
businesses. Service fees are determined on a sliding scale that is correlated to
Community Development Institutions (CDIs) o A free guide for developing a CDC is available from the National Congress for
Community Economic Development at www.ncced.org /mycdc.htm
While CDFIs offer the community a way to control finance in the local economy, community
development institutions provide a way to manage land and labor. CDIs lease, manage,
• Social Enterprise
and/or develop residential and commercial property with the aim of creating jobs and
providing local residents and business owners with affordable properties. o The British Government defines social enterprise as “…businesses with primarily
social objectives whose surpluses are…reinvested for that purpose in the business
• Community Land Trusts (CLTs) or in the community, rather than being driven to maximise profit for shareholders
and owners. Social enterprises tackle a wide range of social and environmental
o Enables local control of area land and resources and provides affordable properties
issues and operate in every sector of the economy.”
for homeowners, tenants, and businesses.
o Can be organized as a non-profit or for-profit and vary in the degree of community
o Operate by buying land in the community and leasing it to residents and
ownership and participation.
businesses at below market rates.
o Community Development Corporations often form social enterprises (sometimes
o Organized as a non-profit managed by a member elected board of directors.
called social purpose enterprises) to either help finance community development
There are three kinds of directors on the board, each representing a different
initiatives or deliver services to the community.
interest in the community. The first type represents people living or working on
CLT properties, the second represents non-resident trust members, and the third o Social enterprises can work in a broad range of issues – economic development,
represents the community at large. In addition, members are split into two voting education, the environment, health care, domestic abuse, etc.
groups: people who live on CLT properties and non-tenant community members. o The majority of social enterprises work to create jobs for or provide training to
o Land trusts usually use a long-term lease (the unofficial standard is 99 years) people that are traditionally discriminated against in the labor market – former
and restrict the deeds on properties so that: (1) the holder of the deed must prisoners, women, ethnic minorities, the disabled, etc.
live or work on the property and (2) the land must be sold back to the CLT at a
predetermined resale formula. • Local CDIs
o Each CLT has a different formula dividing the principal payments, down payments, o The Sawmill Community Land Trust in Albuquerque is currently working on a 27
and accumulated equity between the trust and the seller, but the goal of each acre community revitalization project with an emphasis on providing housing to
resale formula is the same: to provide the seller with a profit and allow the trust to low and moderate income families. (505-764-0359; www.sawmillclt.org)
preserve affordable prices for future residents. o The Santa Fe Railyard Community Corporation intends to create an “inviting public
o Land trusts capture the equity gain on property by taking it out of the market. By space for recreational, social, artistic, and commercial activities” in the Santa Fe
accumulating the increase in the money value of the land over time, the trust is railyard (505-982-3373; www.sfrailyardcc.org).
able to build up capital reserves that can be used to purchase more land. The trust o The Northwest New Mexico Community Development Corporation focuses “on
also has the option of using its equity as collateral for loans. expanding funding available for business financing, housing, infrastructure, and
o CLTs can buy either undeveloped land and plan to build on it or buy land with other community development needs” in McKinley, Cibola, and San Juan Counties
existing buildings. They are also capable of managing a building as rental housing (www.epcog.org/nw/nw_com.htm).
or retail space. o There are many other CDCs in New Mexico. A few examples include the
Taos County Economic Development Corporation, the Laguna Development
• Community Development Corporations (CDCs) Corporation, and the Grater Espanola Valley Community Development
o Primarily used to create housing and jobs by developing retail, commercial, and Corporation.
residential property. Also capable of providing social services and neighborhood
planning. • Funding and Assistance
o Organized as an incorporated non-profit. o Community development institutions can receive federal funds and assistance
by registering with the U.S. Department of Housing and Urban Development as a
o A large percentage of shareholders must live in the community. Community
Community Housing Development Organization (CDHO) or by entering into the
residents and business owners should constitute a majority on the corporate
Self-help Ownership Opportunity Program (SHOP). (http://www.hud.gov/offices/
board.
cpd/affordablehousing/programs/index.cfm)
o Initial funding comes from foundations, individuals, and government. CDCs are
o The Institute for Community Economics (ICE) offers technical assistance to CLTs,
capable of generating revenue and becoming financially self-sustaining in time.
manages a loan fund for community organizations, and has developed a national
network of land trusts. ICE also produces a number of books on how to start and o Encourages investors to develop business management skills and knowledge of
manage a CLT. These are available at the ICE website. (413-746-8660; www.iceclt. the local market. Both workers and consumers are often investors and business
org) decisions must be crafted to balance the interests of the two groups.
o The Administration for Children and Families’ Urban and Rural Economic o Help build the tax and income base of local communities by anchoring capital
Development program awards grants to CDCs (contact Debbie Brown 202-401- locally.
3446; http://www.acf.hhs.gov/programs/fbci/progs/fbci_ced.html)
• Employee Stock Ownership Plans (ESOPS)
o The Local Initiatives Support Corporation offers financing and technical assistance
to CDCs. (212-455-9800; www.lisc.org) o Created through a business pension plan that invests the majority of employee
pension money back into the workplace. Allows workers the option of borrowing
o Wall Street without walls offers financing and technical assistance to CDCs. (www.
against future company earnings in order to buy company stock.
wallstreetwithoutwalls.com)
o For profit corporation in which employees become partial or full owners.
o The National Congress for Community Economic Development (NCCED) provides
information and limited assistance services to CDCs. The NCCED also sells a o Enables workers to accumulate assets by sharing in the equity of the company and
number of guides on-line that address starting and managing a CDC. (202-289- reduces the chances of company closure or relocation. Provides a way for owners
9020; www.ncced.org) to sell their company and retire without worrying about the business being
relocated away from the community it serves.
o The Enterprise Foundation provides assistance in finding and applying for
community development funding. (995-0658; www.enterprisefoundation.org) o Helps anchor capital in local communities. Maintains local employment stability
and increases worker productivity by an estimated 4-5%.
Collaborative Business Models • Local Collaborative Business
When people collaborate to start a business they combine their resources and skills; giving
o Co-ops in Santa Fe include the New Mexico Rural Electric Cooperative Association
the business a more solid financial base than any one person could muster and making
and La Montanita Coop Food Market.
each person’s talents more valuable by linking them with the others. When people use a
co-operative business model, the profits and the costs of the business are diffused among o Businesses with ESOPs in Santa Fe include Los Alamos National Bank and Souder,
the collaborators. This makes it less risky for each individual to get involved in starting the Miller, and Associates.
business.
• Funding and Assistance
Community development financial institutions (CDFIs) and community development
corporations (CDCs) can actively seek to promote collaboration. Some methods for o The National Cooperative Bank offers funding, information services, and counseling
furthering collaborative businesses may include helping people find business partners, to co-ops. (510-496-2200; www.ncb.coop)
giving financial incentives for collaboration, providing workforce/entrepreneurial o The National Cooperative Business Association runs a comprehensive cooperative
development programs aimed at collaborative business, or directly developing and business development program (202-638-6222; http://ncba.coop)
managing collaborative businesses.
o The Cooperative Development Foundation oversees a number of grant funds,
• Co-operatives which it uses to advance cooperative development. (202-638-6222; www.cdf.coop)
o Enables a group to aggregate capital for business development, diffuse profits o The ESOP Association provides information resources and manages a national
equally to each investor, and diffuse the burden of losses so that no one individual network of businesses with ESOPs. (202-293-2971; www.esopassociation.org)
bears the entire risk of business failure. o The Employee Ownership Foundation awards grants and provides assistance to
o Financed by equal capital investment from each individual who is working to start businesses initiating or strengthening ESOPs. (202-293-2971; www.employeeowner
the co-op. shipfoundation.org)
o For profit or nonprofit typically governed by an elected board. Each investor has
an equal say in determining the board (one person, one vote).
o A large number of different business types can be organized as co-operatives. A
few of the most common types include purchasing, retail, agricultural production,
grocery, housing, and electrical co-operatives.
Economic Modeling
An economic model presents a vision of the future economy the community desires and Clusters Identified Identified
a general map of how to get there. A good economic model helps people figure out by SFEDI by AE
what programs will benefit the local economy, how different vitalization measures fit into a Arts & Culture X
common vision of the future, and why this vision is worth working toward.
Design X
• ‘Homegrown’ Business/Localized Economy Water Conservation & Clean X X
Energy Technologies
o Aims to develop the economy by building on existing area businesses and Medical Practitioners/Health X X
encouraging neighborhood residents to develop new businesses. The Services (traditional and
homegrown model stands opposed to a strategy of providing employment alternative)
opportunities by encouraging businesses established and headquartered outside Hospitality X
the local economy to relocate or open a new location in the area. Publishing X X
o The City of Santa Fe Economic Development Plan proposes a strategy of New Media X X
homegrown business development. Retiree Services X
o Uses local skills and knowledge to create an economy that is suited to the Information Technologies X X
community rather than creating a community that is attractive to the economy. /Software Development
Financial Services X
o Small businesses owned by community members are more likely to: purchase
Food & Beverage Production X
inputs from local businesses, fund neighborhood groups and events, respond to
Outdoor Gear & Apparel X
local consumer needs, and keep profits in the local economy. Large businesses
that have already established themselves outside the community usually have pre- Private Education X
established contracts with their suppliers and expatriate a percentage of profits to Biotech/Biomedical X
wherever they are headquartered.
o Ideally, new businesses that develop should provide goods and services that were
formerly only available via non-local firms. This model seeks to substitute non- • Local Economic Modeling
local businesses with locals in order to keep more money in the community and o The city’s official Economic Development Plan can be obtained from the
improve circulation of money in the local economy. City of Santa Fe Economic Development Division. (http://www.santafenm.
gov/community-services/community-development/EconomicDevelopment-
• Cluster Development GeneralInformation.asp)
o Aims at developing types of businesses that: (1) have been successful in the local o The Santa Fe Alliance supports a model of homegrown independent businesses.
economy and (2) benefit from an expanding local network of related businesses. Reports outlining this approach are available on the alliance website. (505-989-
o Termed “economic gardening” by Santa Fe Economic Development Incorporated 5362; www.santafealliance.com)
(SFEDI), a strategy of cluster development involves: identifying what types of o Santa Fe Economic Development Inc. (SFEDI) supports a model of cluster
businesses are already thriving in Santa Fe; assisting existing entrepreneurs in development. (505-984-2842; www.sfedi.org)
identified clusters through specially designed development initiatives (low cost
o Although not a local institution, the New Economics Foundation has developed
loans, workforce development initiatives, management counseling services, etc);
economic models for strategies oriented toward growing localized businesses.
promoting links between vertically and horizontally related industries; when
(www.neweconomics.org/gen)
appropriate, advocating district zoning and other measures aimed at developing
a business type within a certain area; actively cultivating new entrepreneurs in
identified clusters through training programs and business start-up aid.
o Generates a dynamic synergy in the local economy by creating a unique blend of
institutions and skills suitable to specific types of business networks.
o Below is a table that compares the Santa Fe clusters identified by SFEDI and the
target industries identified by Angelou Economics (AE).
Business Toolbox
A healthy business community within the Triangle is a major asset to local neighborhoods. CRS Taxpayers (free), Financial Literacy ($20), Payroll for Small Businesses ($20),
First, mixed-use areas (areas with both residents and businesses) foster local job creation Steps to Starting a Small Business ($20), Bookkeeping Basics ($40), IRS Taxes ($40),
and provide residents with nearby places to shop – saving them time and reducing Quickbooks Pro ($99), Certified Bookkeeping ($995). (505-428-1343; www.nmsbdc.
transportation costs. Second, a thriving business community makes it easier to open org/santafe)
new businesses nearby and encourages entrepreneurship. Third, independent business
o The Santa Fe chapter of the Service Corps of Retired Executives (SCORE) offers free
ownership is, for many people, an end in itself. Whether it is the pride of ownership, a
workshops and free seminar series for both for-profit and non-profit management
greater degree of control over one’s own life, or some other elusive characteristic that makes
(505-988-6302; www.santafescore.org/).
owning one’s own business important to people, business ownership contributes to quality
of life and should be supported. o The Women’s Economic Self-Sufficiency Team Corp (WESST Corp) provides
training to women and minority owned businesses. Service fees are determined
The tools in this toolbox are designed to help existing business owners strengthen their
on a sliding scale that is correlated to income. Examples of common workshops
businesses and to make it easier for new entrepreneurs to emerge from the community. In
include: Evaluating Your Business Readiness, Setting Business Goals, Cost-Effective
contrast to the Economics, Social, and Gentrification Management Toolboxes, this toolbox
Marketing Strategies, Customer-Driven Enterprise, Business Plan Writing, Forging
consists entirely of existing programs that business owners can immediately make use of
Alliances for Profit, and Should You Incorporate (505-474-6556; www.wesst.org).
rather than descriptions of new programs and institutions that community members could
create. The tools cover workforce and entrepreneurial development, business consulting o Native American Lending Group, Inc. (NALG) provides on-site, one-on-one
and technical assistance, finance, facilities/equipment, government contracting, and tax trainings to Native American owned businesses. NALG’s services include
breaks and are oriented toward increasing the efficiency of small businesses. Associations individual counseling, group workshops, and referrals to other technical-assistance
for businesses (merchants associations and independent business alliances) are described in organizations. (505-345-2985; native-lending@hotmail.com)
the Social Toolbox. o The New Mexico Economic Development Department’s Job Training Incentive
Program funds classroom and on-the-job training for newly created jobs in
Workforce and Entrepreneurial Development expanding businesses. Businesses are eligible for JTIP if they manufacture or
produce a product in New Mexico or if 60% or more of their revenues are a result
Workforce and entrepreneurial development programs help ensure that Santa Fe
of exporting services to out of state clients (contact Theresa Varela 505-827-
businesses are competitive enough to survive and thrive in the business world. While
0323; http://www.edd.state.nm.us/index.php?/business/job_training_incentive_
workforce development helps a business achieve a more productive staff, entrepreneurial
program/.
development also helps business owners sharpen the skills they need to start, plan, and
manage their business. Investing in workforce and entrepreneurial development is a key
component of business development and growth. Business Consulting and Technical Assistance
Business owners often face difficult managerial issues and technical problems that they lack
• Local Workforce and Entrepreneurial Development Programs expertise in but that require resolution. In these situations, the business consulting and
o Santa Fe Community College (SFCC) offers customized training programs for technical assistance services of Santa Fe non-profits can help business owners decide what
business staff and for entrepreneurs. Programs can be designed as college credit, the best solution is by offering expert advice on the relevant issues. All of the organizations
continuing education unit, or non-credit courses. Examples of entrepreneurial listed below offer these services at no cost.
programs include: project management, coaching for employee success,
managing change, strategic planning and thinking, team building, conflict • Local Business Consulting and Technical Assistance
resolution, leadership and supervision, customer service, workplace ethics, o The Santa Fe Small Business Development Center (SBDC) offers free management
understanding workplace conflict, etc. Examples of staff programs include: consulting to small businesses and people considering starting a business. SBDC
accounting; emergency management; film production; hotel and restaurant advisors can also aid business owners with technical problems. (505-428-1343;
management; media arts; Spanish for medical, human services, police and other www.nmsbdc.org/santafe)
specialized personnel; etc. SFCC also offers training in computer skills and software
use. The programs are described as “cost effective” and the budgetary constraints o The Santa Fe chapter of the Service Corps of Retired Executives (SCORE) offer free
of participating businesses are factored into the price of customized training team business counseling sessions, specialized counseling, and e-mail counseling.
(505-988-6302; www.santafescore.org/)
programs (contact Jeanne-Marie Crockett, 505-428-1414; www.sfccnm.edu/sfcc/
pages/715.html). o The Women’s Economic Self-Sufficiency Team Corp (WESST Corp) offers business
consulting to women and minority owned businesses. (505-474-6556; www.wesst.
o The Santa Fe Small Business Development Center (SBDC) offers low-cost training
org).
courses to small businesses and people considering starting a business. Examples
of workshops from the SBDC’s 2006 calendar of events include: Information for o Native American Lending Group, Inc. (NALG) provides business consulting and
technical assistance to Native American owned businesses. NALG’s services
include individual counseling, group workshops and referrals to other technical- o ACCION New Mexico provides loans to small independently owned businesses.
assistance organizations. (505-345-2985; native-lending@hotmail.com) (800-508-7624; www.accionnm.org)
o The Santa Fe Small Business Development Loan Fund provides loans to for-profit
Mentorships/Internships small businesses, for-profit corporations wholly-owned by nonprofit corporations,
Mentorships and internships provide a valuable resource for businesses looking for new nonprofits, and cooperatives. Loans range from $5,000 to $100,000; interest rates
employees or interested in finding low-cost part-time employees. These arrangements range from 6% to 8%; and loan terms range from 1 to 10 years. For every $25,000
allow employers an opportunity to ‘preview’ interns over the course of their internship borrowed the business must retain or create one job. Borrowers are provided with
(during which they are fairly low-cost) to see if they would be an asset to the business as an technical assistance and counseling throughout the loan process. (866-873-6746;
employee. Interns also benefit from this arrangement by gaining skills and experience in www.nmcdlf.org/sfloans.htm)
the workplace. o Native American Lending Group, Inc. (NALG) provides loans to Native American
owned businesses. NALG’s other services include individual counseling, group
• Local Mentorships/Internships workshops and referrals to other technical-assistance organizations. (505-345-2985;
o Santa Fe Economic Development Incorporated (SFEDI) administers a summer native-lending@hotmail.com)
intern program. Students from public and private schools, as well as people re- o Women and minority owned small businesses may be eligible for loans from the
entering the workforce, are hired by SFEDI for 60 hours of work at a participating Women’s Economic Self-Sufficiency Team (WESST) Corp. $200 to $5,000 loans are
business (505-984-2842; www.sfedi.org/student.html). available to businesses that have been in existence for under 12 months; $200
o The College of Santa Fe Service Learning program places students in internships to $35,000 loans are available to businesses that have been in existence for more
with participating businesses, non-profits, and public schools. The college funds than 12 months. Interest rates vary. Loans may be used for a wide variety of
50% to 100% of the intern’s pay for a maximum of 20 hours a week (contact Janice business expenses, but may not be used to refinance existing debt. WESST Corp.
Zoller 505-473-6179; http://www.csf.edu/csf/services/experiential.html) consultants work with loan recipients throughout the loan process. (505-474-6556;
http://wesst.org/services/ financialassistance.html)
o Santa Fe Community College administer Internship, Cooperative Education,
and Service Learning programs. Internships and Service Learning placements o The Enchantment Land Certified Development Company (ELCDC) provides small
are unpaid positions in which students earn college credits. The Cooperative privately owned expanding businesses with loans that can be used for plant
Education program grants credits to students in paid positions related to their field acquisition, construction, renovation or expansion, site improvements, acquisition
of study (contact Martha Sorensen 505-428-1702; http://www.sfccnm.edu/ sfcc/ of equipment, interest on interim financing, and soft costs essential to the project.
pages/317.html). ELCDC loans are fixed rate, long-term (10 to 20 years), and require low down
payments. (505-843-9232; www.elcdc.com)
o The Institute of American Indian Arts Career Arts Development and Placement
Center supplies students with information on available internships in the o Under the Small Business Administration’s (SBA) 7(a) Loan Program, small
community. (505-424-2300; www.iaia.edu/college/whoweare-sa-ss.php). businesses may receive guaranteed loans from participating private lenders.
Businesses apply directly to the private lender for the loan, which is structured
along 7(a) guidelines (and may have more favorable rates and terms than market-
Finance rate loans). If the lender perceives some weakness in the loan application, then
Access to finance is essential for business start-up and expansion (as well as for refinancing they may seek an SBA guaranty on the loan. The guaranty assures the lender that
debt). Most of the lenders listed here could be described as unconventional lenders: they the Government will reimburse a percentage of the loan if a payment default
are non-profit companies focused on providing small business owners with access to credit. occurs. The borrower remains obligated for the full amount due. The only
Some of these lenders focus on providing access to people with bad credit or no credit, participating lender in Santa Fe is the Bank of Santa Fe, 241 Washington Avenue
while others focus on providing credit at better rates or over more favorable terms than (505-984-0478). For a compete list of participating banks in New Mexico visit www.
conventional lenders. sba.gov/nm/nm_plp.html. The New Mexico SBA can be reached at (505)-346-7909
or online at www.sba.gov/nm.
• Local Sources of Finance
o The Santa Fe Small Business Development Center helps businesses identify their
financial needs and develop proposals required by financial institutions, but does
not directly provide loans to businesses. (505-428-1343; http://nmsbdc.org/santafe/
index.html)
Facility/Equipment Provision o The Small Business Administration’s (SBA) 8(a) Business Development Programs
[also known as section 8(a)] provides businesses owned by socially and
• Local Facility/Equipment Providers economically disadvantaged individuals with: privileges when competing for
o The Santa Fe Small Business Development Center offers free computer access and government contracts; comprehensive management and technical counseling;
free internet access to small businesses. (505-428-1343; http://nmsbdc.org/santafe/ and marketing assistance. In addition, businesses in the 8(a) program may be
index.html) eligible for assistance in obtaining surplus government property and supplies, SBA-
guaranteed loans, and bonding assistance. In order to qualify for this program,
o The Santa Fe Business Incubator (SFBI) runs a tenant program for businesses a business must be owned by a “socially and economically disadvantaged
housed in the incubator and an affiliate program for businesses located elsewhere individual.” For guidelines, see Small Disadvantaged Business Certification Program
that desire to make use of SFBI programs and facilities. The tenant program above (Contact the New Mexico SBA at 505-346-7909; www.sba.gov/nm: the
provides office and manufacturing space to businesses in the early phases official 8(a) Business Development Program web page is at www.sba.gov/8abd/
of development. Services provided by the SFBI include: access to a business indexprograms.html)
library and resource center; photocopier, fax, audio visual, and other equipment;
receptionist and facility based services; high-speed internet access; conference and o The New Mexico State Purchasing Division (SPD) provides special assistance to
lunchroom facilities; and business advising/counseling services. Contact SFBI to small businesses and minority owned businesses competing for state contracts.
determine what services and facilities are available to your business through the The SPD provides an online “Guide for Doing Business With the State” at www.state.
affiliate program. (505-424-1140; www.sfbi.net) nm.us/spd/ spd_how.html. Vendors interested in registering with the SPD can
contact Paula Salazar at 505-827-0474 or psalazar@state.nm.us.
Government Contracting
Tax Breaks/Incentives
Government contracts can be an important source of business revenue and many Triangle
businesses may be eligible for special privileges when competing for federal and state • New Mexico Tax Breaks/Incentives
contracts. Both the Small Business Administration and the New Mexico State Purchasing
Division have programs that benefit small businesses in the bidding process. Both o The Homefield Advantage Program provides business owners with counseling on
organizations also maintain a heavy focus on making it easier for minority owned businesses “tax-incentives, job-training reimbursements, and other programs to save money,
to receive government contracts. hire new employees, and increase their business.” Counseling is tailored to each
individual business. The program is administered by the New Mexico Economic
• Local Government Contracting Programs Development Department. Contact Fabian Trujillo at 505-827-1734 or Fabian.
Trujillo@state.nm.us. The official website for New Mexico’s business incentive
o The Triangle has been classified as a Historically Underutilized Business Zone (HUB programs is ww1.edd.state.nm.us/index.php?/business/.
Zone) by the Small Business Administration (SBA). By registering with the SBA as a
HUB Zone certified business, small businesses within the Triangle are given special o New Mexico’s Child Care Corporate Income Tax Credit allows corporations that
advantages and priorities when bidding for federal contracts. To qualify for the provide employees with licensed child care services for children under 12 a 30
HUB Zone program a business: (1) must be located in a HUB Zone (anywhere in percent deduction from eligible expenses on their corporate income tax liability.
the Triangle); (2) must be owned and operated by one or more U.S. citizens; and (800-374-3061; ww1.edd.state.nm.us/index.php?/business/C46/)
(3) must have a workforce composed of at least 35% HUB Zone residents. (Contact o The New Mexico High Wage Job Tax Credit rewards manufacturing and non-retail
the New Mexico SBA at 505-346-7909; www.sba.gov/nm: the official HUB Zone web services employers who create new jobs paying at least $40,000 a year by granting
page is at https://eweb1.sba.gov/hubzone/internet/) a tax credit amounting to 10% of the wages and benefits paid for each new job.
o The Small Business Administration’s (SBA) Small Disadvantaged Business A business must make more than 50% of its sales to people outside New Mexico
Certification Program provides businesses owned by socially and economically and must have greater employment than the previous year in order to qualify.
disadvantaged individuals with special privileges when competing for government Employees who own more than 50% of the business or who are related to the
contracts. The SBA presumes that certain groups, such as African Americans, business owner are not eligible. (800-374-3061; ww1.edd.state.nm.us/index.php?/
Hispanic Americans, and Native Americans, are disadvantaged. However, the business/C46/)
SBA does have a provision which allows individuals who are not members of a o New Mexico authorizes a number of industry specific tax incentives. The targeted
presumed group to enter the program if they can present evidence that they industries are: aerospace, agriculture, distilling and brewing, film, manufacturing,
are disadvantaged because of race, gender, physical handicap, or residence in an renewable energy, and technology/research and development. For a full listing of
environment isolated from the mainstream of society. (Contact the New Mexico these incentives visit ww1.edd.state.nm.us/index.php?/business/C45/. To receive
SBA at 505-346-7909; www.sba.gov/nm: the official Small Disadvantaged Business counseling on the incentives that are right for your business contact Fabian Trujillo
Certification Program web page is at www.sba.gov/sdb/ indexaboutsdb.html) at 505-827-1734 or Fabian.Trujillo@state.nm.us.
Home Economics Toolbox
Household economics deals with household or family incomes and expenditures as filing the application; a Social Security Number for all household members; and
opposed to business or community economic processes (which are respectively the one of the following from the past 12 months: (1) highest gas or electric bill for 30
subjects of the Business and Economic Toolboxes). Household economics strategies aim day’s of service, (2) account history printout from a propane company, or receipts
to improve quality of life by reducing the amount of household spending on essential for two propane fills with the fewest days in between, (3) a receipt for a wood
home and family costs (such as food and medical coverage) and increasing the amount of purchase, (4) a disconnect notice or the cost of starting utility service at your home
household income. By putting more money into individual’s hands, these strategies allow (505-827-1932; www.state.nm.us/hsd/ liheap.html).
families a choice between a higher level of household savings or increased spending on o Weatherization assistance in Santa Fe is provided by PNM and the Siete del
goods and services. Norte Community Development Corporation. PNM provides customers with
Quality of life is highly subjective and different people will have varied preferences in regard free weatherization kits (1-800-687-7854; www.pnm.com/customers/wx_kits.
to household economics strategies. Money and quality of life are not interchangeable and htm). The Siete del Norte Community Development Corporation administers
individuals may reject some strategies for improving savings and incomes on the basis of the federal and state Weatherization Assistance Program (WAP) in Santa Fe. This
personal values or preferences. This toolbox attempts to cater to a wide array of preferences program provides assistance to low-income homeowners who want to make their
by providing a number of different types of strategies in each section. homes more energy efficient. Assistance can be used for a wide range of repairs
and improvements (1-888-619-8721; www.nmmfa.org/myHome/SpecialNeeds/
consWAP.htm).
Basic Home Costs
Reducing the amount of regular daily or monthly spending on basic household necessities o Aid for equipping homes with sustainable technologies is provided in Santa Fe
like energy and food gives people a greater opportunity to accumulate savings. This through the Local Energy Assistance Program (LEAP). This program was designed
improves household stability by making it easier to weather a temporary loss or reduction and is implemented by Local Energy, a Santa Fe non-profit. LEAP not only focuses
of income or a sudden increase in the cost of living. In addition, increased savings may also on more conventional weatherization, but also installs technologies that make
afford people new opportunities – they can be used to invest in a home, start a business, or use of renewable local energy resources such as solar and wind energy (982-9800;
send kids to college. www.localenergy.org/projects_localEnergyAssistProj.htm).
• Energy • Food
o The costs of heating, cooling, and providing electricity to a home are a large o There are several approaches to reducing the cost of food for a household: (1)
component of most people’s living expenses. subsidizing food purchase (Food Stamps), (2) directly providing free or low-cost
groceries (food banking), or (3) increasing the amount of food that people grow at
o There are three basic approaches to reducing the burden of monthly energy home or in the community (urban agriculture/community gardening).
bills: subsidizing the bill itself, weatherizing the home so that it uses less energy,
or equipping the home with sustainable technologies that use low or no-cost o All three approaches to reducing the cost of food are unstable: (1) subsidies are
renewable energy. dependant on government funding, which is subject to change; (2) providing low-
cost groceries is typically dependant on the willingness of businesses in the food
o Subsidies, weatherization programs, and sustainable technology programs all industry to provide donations; and (3) growing food is dependant on the weather.
receive government funds. Subsidies are directly administered by the State of New A combination of these three strategies is perhaps the most reliable approach to
Mexico, but weatherization and sustainable technology programs are administered ensuring an adequate supply of affordable food.
by local non-profits receiving government funding.
o One strategy for furthering urban agriculture is to form community gardens and
o Subsidies are a patchwork solution to energy costs: they reduce the monthly greenhouses. Starting and maintaining community gardens is also a community
cost of utility bills temporarily through payment assistance. Weatherization and building activity and is described fully in the Social Toolbox.
equipping homes with sustainable technologies are more long-term solutions:
these programs reduce the total amount of high-cost energy the household • Local Food Programs
requires.
o Subsidies for food are provided by the New Mexico Human Services Department,
• Local Energy Assistance which administers the federal Food Stamp program in New Mexico. Food Stamps
are given to individuals who can then use them to purchase food from grocers
o Subsidies for household energy bills are available through the New Mexico Human and supermarkets. Eligibility for food stamps is dependant on income level and on
Services Department’s Low Income Home Energy Assistance Program (LIHEAP). what an individual owns (land, vehicles, savings, etc,). (1-800-609-4833; www.state.
To qualify for assistance, a household’s monthly income must be at or below the nm.us/hsd/isd.html)
program’s income guidelines (which are updated annually and are available on-
line). Applicants to LIHEAP require: Proof of household income; an ID for the person o There are several organizations in Santa Fe that provide free groceries: Bag n’ Hand
Pantry at St. John’s United Methodist Church (982-5397); Bienvenidos (986-0583);
and Food for Santa Fe (no phone; 1222 Siler Road; gives out food every Thursday • Housing
from 7:00am to 9:00am).
o Information on housing is listed in the Gentrification Management Toolbox.
o There are no local urban agriculture assistance/education programs.
• Tax Preparation Assistance
• Health/Medical Coverage
o The tax code is complex. Assistance with filing taxes can help people take full
o Medical coverage is essential for families. People facing a serious illness, injury, or advantage of all the credits and exemptions they are entitled to.
disease have little option but to seek professional health care, the cost of which
o Tax assistance is offered by non-profit organizations and is usually restricted to
can be exorbitant.
certain populations (such as seniors or low-income households).
o State and federal government health insurance programs exist to help ensure
that low-income households, seniors, children, and people with disabilities have • Local Tax Preparation Assistance
adequate affordable medical coverage. o The University of Florida Law School VITA, located at Santa Fe Community College,
provides free tax assistance to students and low-income individuals (505-392-8835).
• Local Medical Coverage Programs
o TaxHelp New Mexico offers assistance to students, seniors, and low-income
o Early Head Start and Head Start are federal programs that aid pregnant women
households (505-224-4TAX).
and young children in receiving adequate medical attention and education. The
over-riding goal of the Head Start program is to provide low-income families o The American Association of Retired People offers tax preparation assistance to
with resources that will help ensure healthy childhood development and school seniors (1-888-227-7669).
readiness. For Early Head Start contact Presbyterian Medical Services at 1-505-982- o YWCA of the Middle Rio Grande helps low-income individuals locate nearby free
5565. For Head Start contact Presbyterian Medical Services or the Santa Fe Head tax preparers (1-800-219-3999).
Start Administration at 1-505-954-4601 (www.acf.hhs.gov/programs/hsb/).
o The New Mexi Kids Program, administered by the Medical Assistance Division of Care for Children and the Aging
the New Mexico Human Services Department, provides no or low-cost health
coverage to children and teens. Households with an income of 185% or less of the People with families have to work extra hard to provide for family members who cannot
Federal Poverty Guidelines receive free coverage while households with an income work – namely children and the aged. The need to earn a living and support family
between 185% and 235% receive low-cost coverage. New Mexi Kids can be used members makes it much more difficult to spend time with them and look after them – and
to supplement existing coverage. On applying for this program a family must children and the aged are the groups in society that often need the most attention and
present: proof of past four weeks of income (if working), the child’s Social Security care. While child care services, after school programs, and services for the aging are certainly
number, proof of any existing health insurance for the child, and proof of the child’s no substitute for care from a family member, they can help relieve some of the pressure on
age (1-888-997-2583; http://www.state.nm.us/hsd/mad/ OtherDocs/NewMexikids. working members of the family by easing their responsibility to provide care personally.
htm).
• Child Care Services
o Medicaid is a federal and state health insurance program for low-income
o Child care is essential for many families and the costs of child care services in
individuals. There are 34 categories of eligibility for Medicaid. Some of the
Santa Fe are high (anywhere from $100 to $400 a week). Services for infants are
most common categories listed by the New Mexico Medical Assistance Division
particularly costly and difficult to find.
include: “individuals receiving Supplemental Security Income (SSI); families in the
Temporary Assistance to Needy Families (TANF) program; poverty level women and o There are many different routes to developing a low-cost child care program in the
children, and persons residing in long term care facilities.” Medicaid can be used Triangle. Possible options include: supporting the growth of informal networks
to supplement existing health insurance. Some recipients of Medicare may also of families who develop revolving schedules for child care; aiding a local resident
qualify for Medicaid (505-827-1932; http://www.state.nm.us/hsd/ mad/GenInfo. (primarily through grant-writing) in developing a for-profit or non-profit low-cost
htm). child care program; partnering with the government and non-profit entities to
create a day-care center in a local community center; using a social enterprise to
o Medicare is a federal health insurance plan available to people receiving Social
fund a low-cost (ideally, free) day-care center in the Triangle; or lobbying the city
Security benefits or Social Security disability payments. Medicare can be used to
and the state to create a child care program in the Triangle.
supplement existing health insurance. Some Medicare recipients are also eligible
for Medicaid (1-800-771-1213; http://www.oknmmedicare.com/). o Because state law limits home day-care providers to two children under the age
of two at a time, pursuing a day-care center may be more useful than promoting
home day-care in the Triangle.
• Local Child Care Services seniors an opportunity to connect with others in the community and share their
o Information on day-care regulations and a comprehensive list of Santa Fe County wisdom.
day-care providers is available on the New Mexico Kids website – a subdivision of
• Local Services for the Aging
the state Children, Youth, and Families Department. (www.newmexicokids.org/
resource/centerprovider/viewcenter.cfm?id=27). o The City of Santa Fe Division of Senior Services (DSS) administers a large number
of programs for seniors. These include: senior centers, the Family Caregiver
o The New Mexico Child Care Services Bureau provides child care assistance to
Support Program, the Foster Grandparent Program, home management, the
families with children between the ages of 6 weeks and 13 years. Eligibility
Inter-Generational Program, nutrition, an Outreach Program, a Preventive Health
is determined primarily by income and family size. Applicants must have: a
Program, a Respite Program, the Retired and Senior Volunteer Program, Safe Kids/
completed a child care application, identification for adult household members,
Safe Seniors, the Senior Companion Program, the Senior Olympics Program, and
verification of income/employment or school attendance, proof of residence,
transportation services. Each of these is described below.
birth or baptismal certificates for their children, and Social Security cards for all
family members. Information on the program is available on the New Mexico Kids o Senior centers are a hub for senior services and activities. There are 8 senior
website (www.newmexicokids.org/resource/ earlycare/childcare). The Santa Fe centers in Santa Fe: the Mary Ester Gonzales Senior Center (1121 Alto Street, 955-
Child Care Assistance Office can be reached at 505-827-4282. 4721), the Pasatiempo Senior Center (664 Alta Vista, 955-643), Ventana de Vida Santa
Cruz (1500 Pacheco Street, 955-6731), Villa Consuelo Senior Center (1200 Camino
• Funding and Assistance Consuelo, 474-5431), El Rancho Senior Center (SFC 101 D, 455-2195), El Dorado
o The Santa Fe Children and Youth Commission awards grants to programs that Community Center (1 Hacienda Circle, 466-1949), Luisa Senior Center (1522 Luisa
“strengthen families and help young children get off to a good start.” (http://www. Street, 955-4717), Rio en Medio Senior Center (El Alto Lane, Rio en Medio; 988-3053).
santafenm.gov/community-services/community-development/ChildrenAndYouth. o The Family Caregiver Support Program provides counseling, training, and
asp) information services to family caregivers (contact Theresa Gabaldon, 955-4745).
o The Finance Project provides consulting, technical assistance, and training to o The Foster Grandparent Program allows low-income seniors an opportunity to
public and private programs that “benefit children, families, and communities.” The serve as ‘grandparents’ in the classroom. This program also helps to supplement
Finance Project specializes in helping program leaders secure funding and develop seniors’ incomes (contact Melanie Montoya, 955-4761).
financing strategies (www.financeproject.org).
o Home management services provide free in-home light cleaning and cooking
o Child care online provides extensive information resources, including information services to Santa Fe residents over the age of 60 (contact Theresa Gabaldon, 955-
on grants and loans, for parents, child care businesses, and organizations involved 4745).
in child care (www.childcare.net).
o The Inter-Generational Program co-ordinates interview sessions between seniors
• Services for the Aging and youth in which individuals share their life experiences with each other (contact
o Services to aging members of the community can make it easier for people to Lupita Martinez, 955-4725).
“age-in-place.” In other words, basic services like transportation and nutrition and o Nutrition: lunch is offered at each of the senior centers in the city Monday through
more specific services like home health care can help the aging members of the Friday. Meals-On-Wheels are available to homebound seniors (contact Ron
population continue living in their homes rather than moving to special care Vilapando for nutrition, 955-4710; contact Juan Apodaca for Meals-On-Wheels, 955-
facilities that are often removed from the community. 4748).
o In addition to service provision, some senior members of the community may o The Outreach Program provides information to individuals on available senior
also be aided by programs that help people supplement their income. Because services and helps people develop a care plan that is right for them (contact
many seniors live on a fixed income, rising property taxes and a rising cost of Theresa Gabaldon, 955-4745).
living may frustrate a desire to age in place. Three of the programs described in
o The Preventive Health Program provides educational sessions designed to help
the below Local Services for the Aging section help people supplement their
seniors monitor their health and find ways to manage difficulties (Lupita Martinez,
income: the Foster Grandparent Program, the Senior Companion Program, and the
955-4754).
Senior Employment Program. However, seniors may also want to explore reverse
mortgages and property tax valuation limits, both of which are described in the o The Respite Program is designed to help the primary caregivers of individuals
Gentrification Management Toolbox. diagnosed with Alzheimer’s or Dementia Related Disorders. The program provides
supplementary companionship, light cleaning, memory exercise, and minor non-
o Aging members of the community have a lifetime of experience, knowledge, and
medical personal care services (contact Theresa Gabaldon, 955-4745).
skills and are valuable assets. The Foster Grandparent, Inter-Generational, Retired
and Senior Volunteer, and Senior Companion programs are designed to allow
o The Retired and Senior Volunteer Program seeks community volunteers for a makes use of the college’s resources, lobbying the city to expand the ESL classes
variety of sites (contact Kristin Slater-Huff, 955-4760). offered at the Santa Fe Community College to multiple locations, and establishing
an ESL program headquartered at a community facility.
o Safe Kids/Safe Seniors provides workshops and information designed to promote
accident prevention (contact Ron Pacheco, 955-4754).
• Local English as a Second Language Programs
o The Senior Companion Program seeks individuals who are 60 years of age or over
o The Santa Fe Community College offers free ESL classes (505-428-1356; www.
to provide companionship to homebound seniors. Participants receive a stipend
sfccnm.edu)
that helps supplement income (contact Melanie Montoya, 955-4761).
o Literacy Volunteers of Santa Fe provide a wide range of ESL programs – including
o The Senior Olympics Program is a program of physical activities for men and
one-on-one tutoring, workplace tutoring groups, neighborhood (in home)
women over 55 years of age. Seniors compete according to age and ability
tutoring groups, family literacy projects (at Aqua Fria, Salazar, and Sweeney
categories (contact Ron Pacheco, 955-4754).
Elementary Schools), and computer assisted learning (at Aqua Fria Elementary)
o Transportation services are available Monday through Friday for grocery shopping, (505-428-1353; www.lvsf.org)
doctor appointments, and social service agency appointments. Transportation
reservations must be made at least 24 hours in advance (contact Daniel Allen or • Funding and Assistance
Fran Rodriguez at 955-4700).
o The New Mexico Coalition for Literacy awards grants to literacy programs for
o The New Mexico Aging and Long-Term Services Department offers several operating assistance, training and technical assistance, and teaching materials
programs for seniors, all of which are described below. (http://nmcl.org/grants.htm).
o The Program for All-Inclusive Care for the Elderly (PACE) integrates care, medical, o The U.S. Department of Education provides grants for adult literacy through the
and transportation services into a single care plan. Participants must be at least 55 Migrant Education Program – Even Start. Children’s literacy programs can receive
years old and must qualify for nursing home care according to Medicaid criteria funding through Early Reading First grants. Information on available funding can
(contact Crystal Mata, 1-866-451-2901; e-mail Crystal.Mata@state.nm.us). be found in the departments Guide to Education Programs (http://web99.ed.gov/
o The Disability and Elderly Waiver Program allows people who qualify for the GTEP/Program2.nsf ).
Medicaid institutional level of care to receive comprehensive home care (contact o The Office of English Language Acquisition provides information on government
Alice Maes, 1-866-451-2901; e-mail Alice.Maes@state.nm.us). ESL programs and features a database of literacy grants and funding resources
o The Senior Employment Program helps people over 55 who are not receiving (www.ncela.gwu.edu).
Social Security income find part-time on-the-job training (1-866-451-2901). o ESLgold provides free English teaching and learning materials to students and
o Open Hands Inc. provides adult day care, home safety assessment, medical teachers of ESL (www.eslgold.com).
equipment loans, home visits, yard work and home chores services, home • Adult/Ongoing Education
weatherization, and Radon testing to seniors (505-428-2320; www.openhands.org)
o Adult education typically refers to educational programs designed to supplement
or replace a high-school education. In contrast, ongoing education refers to
Workforce Development for Individuals programs that are designed to provide skills related to a college degree.
Whereas the Business Toolbox provides information on workforce development programs o Community colleges and local universities provide adult education and ongoing
that can be used by business owners, this section concerns programs individuals can enter education programs.
into to improve their work-related skills. By providing people with access to new skills,
workforce development allows people greater employment opportunities. • Local Adult Education Programs
o The Adult Basic Education program at Santa Fe Community College (SFCC)
• English as a Second Language (ESL)
provides free instruction in reading, writing, math, GED preparation, and English
o The ability to speak and read the English language makes workers more as a Second Language.  Adult Basic Education services are open to all community
competitive in the labor market and is a generally useful skill. residents who are no longer enrolled in a public high school program (505-428-
o Communities in the Triangle may either decide to begin a new ESL program or 1356; www.sfccnm.edu/sfcc/pages/572.html).
seek to make existing programs more accessible to the neighborhood.
o Potential venues of action include: promoting existing ESL programs, getting
Literacy Volunteers of Santa Fe to become more involved in the Triangle, engaging
in a partnership with the College of Santa Fe to establish an ESL program that
• Local Ongoing Education Programs
o Santa Fe Community College offers two ongoing education programs designed for
working adults: the Continuing Education Unit (CEU) and the College for Working
Adults (CWA). The CEU is used to record student completion of continuing
education courses, but is not an academic credit. A CEU transcript is available after
the completion of a CEU course (505-428-1676; www.sfccnm.edu/ sfcc/pages/572.
html).
o The College for Working Adults is designed for people who work full-time.
Participants earn a degree in two and a half years. The CWA program offers
Associate of Arts degrees in Business Administration, Teacher Education, Human
Services, and Southwest Studies; and an Associate of Applied Science degree in
Business, Office and Information Technology (contact Lou Schreiber at 505-428-
1617 or lschreiber@sfccnm.edu; www.sfccnm.edu/sfcc/ pages/572.html).
o The College of Santa Fe offers part-time and evening and weekend programs for a
number of different bachelors and masters degrees (505-473-6177; www.csf.edu/
csf/ewsf/index.html).
o The New Mexico Academy of Healing Arts offers part-time and weekend education
programs in massage and bodywork (1-888-808-5188; www.nmhealingarts.org/
programs/continuinged.html).
Counter-Gentrification Toolbox
Gentrification is the process by which low-income residents in an area are displaced by an Homeowners
influx of high-income residents. Although the causes and effects of gentrification are widely The rising property values that accompany gentrification can be a blessing or a curse for
debated, the process is generally associated with quickly rising property values over a short homeowners. Residents who wish to sell their homes are able to gain more profit as a
period of time. Because property taxes rise along with property values, a sharp increase result of rising values, while those who wish to remain in the community may become cost-
in value can raise people’s cost of living and effectively force them to move somewhere burdened by increasing property taxes and, in a worst case scenario, be displaced from their
cheaper and less desirable. And, because some of the costs of property taxes are passed homes.
on to renters, gentrification can affect tenants as well as homeowners. Another concern
that is highly relevant in a mixed-use area like the Triangle is the effect of gentrification Displacement often means moving to a less desirable part of town farther from the city
on small businesses. It is important to note that rising property taxes are not the only center and from areas of job creation. Furthermore, displaced residents are prevented
cause of gentrification. Indeed, when property values are rising quickly in a community, from sharing in the benefits of community revitalization efforts and, for many, moving away
deteriorating properties in need of rehabilitation, property speculation, and the profit may also disrupt family and community relationships. While gentrification management
opportunities available to property owners can all serve to contribute to gentrification. strategies cannot stop property values from rising, they can dampen the amount of
property speculation in the community and reduce the cost-burden of rising property taxes
The City of Santa Fe Consolidated Plan 2003-2008 identifies gentrification of existing for homeowners at risk of being displaced.
housing stock as one of the major barriers to fair housing in Santa Fe. According to the
Consolidated Plan, many people in Santa Fe are under financial pressure to sell their homes: • Rehabilitation Assistance
“For some, rising property values and their corresponding property tax increases make
selling necessary, especially for the children of homeowners who inherit property and for o Homeowners who do not have the time, money, or energy to maintain their
elderly residents who are no longer able to maintain their homes. For others, their only homes may be pressured to sell them. Older homes inhabited by elderly or low-
housing choice is to relocate in the outskirts of the city or leave the city altogether. The income residents are particularly at risk for this kind of displacement.
gentrification of older, historic neighborhoods has resulted in the gradual undoing of the o The most common form of home rehabilitation assistance is through a community
economic and racial mix of Santa Fe.” non-profit that incurs some or all of the cost of maintenance and implements the
The Triangle neighborhoods are in danger of becoming gentrified. As property values needed repairs.
continue to rise in Santa Fe, and as other neighborhoods closer to the city center become o Community groups and organizations, such as neighborhood associations, could
gentrified, properties within the Triangle will become increasingly attractive to speculators. offer rehabilitation assistance via an informal system of volunteers who help elderly
Strategies for neighborhood revitalization can also spurn gentrification by making neighbors do some of the work required for maintenance.
neighborhoods a more attractive place to live – thereby raising the property taxes that must
be paid on a parcel of land. Because much of the neighborhood planning process revolves • Local Rehabilitation Assistance
around revitalization, neighborhood groups may want to make gentrification management
o Homewise Inc. provides homeowners with an income under $76,000 with low
a top priority to ensure that revitalization efforts are paced with gentrification management
interest loans for maintenance and with counseling on available contractors. Loans
strategies.
are available for roof repair, stucco, new windows and doors, more efficient cooling
To maintain values of diversity and fairness in housing it is necessary to follow a strategy of and heating, electrical or plumbing repairs, water-saving appliances, and handicap
neighborhood revitalization without displacement. While some degree of gentrification is modifications (505-983-6214; www.homewise.org).
perhaps inevitable, a number of mechanisms and strategies can be used to better manage
o Open Hands Inc. provides home safety assessment, yard work and home chores
this process and expand the amount of people for whom home sale is a choice rather than
services, home weatherization, and Radon testing to senior citizens (505-428-2320;
a necessity. The goal behind gentrification management is not to ensure that all current
residents stay in the neighborhood, but to ensure that they can choose to if they so desire. www.openhands.org).
• Reverse Mortgages
o A reverse mortgage allows homeowners to receive money from the equity in their
home. With a reverse mortgage the borrower receives a payment (or payments)
from the lender based on the value of their home equity.
o The borrower maintains control of their home and doesn’t have to pay back the
money for as long as they live. The loan is paid off when the homeowner either
dies or moves and the home is sold.
o Reverse mortgage programs are typically restricted to people who are 62 and over
and whose mortgages are paid in full.
o The Department of Housing and Urban Development (HUD) requires that Renters and Landlords
applicants for reverse mortgages receive financial counseling. Most providers When property taxes rise, landlords pass some of the cost onto tenants in the form of
of reverse mortgages will have a list of HUD certified and supervised financial increased rent. A common estimate is that 20% of the price of rent is due to the cost
counselors. of property taxes. Rents may also increase along with property values not as a result of
o About 56% of all owner-occupied households in the Triangle are not mortgaged, property taxes, but because of the landlord’s recognition of the increased value of his or her
which suggests that there are many homeowners in the area who could be eligible real estate. In addition to displacing renters because they are charged higher rents, rising
for reverse mortgage programs. property values can persuade some landlords to sell their properties to developers, who are
likely to then re-develop the land as a for-sale home, not as rental units.
• Local Reverse Mortgages
• Tenant Assistance – HUD Tenant Based Vouchers
o Santa Fe based mortgage lender John L. Ruybalid offers reverse mortgages to
residents age 62 and over who have mortgages that have been paid in full (or with o Families making less than 50% of the area’s median income level are eligible to
a very low mortgage balance remaining) (505-690-1029; www.loansantafe.com). receive a tenant based voucher from the Santa Fe Civic Housing Authority (SFCHA).
Income limits for the program are set annually by the Department of Housing
o Wells Fargo provides reverse mortgages to homeowners who are 62 or older (Saint
and Urban Development, but (at the time of this writing) have not yet been
Michaels Wells Fargo, 505-474-8926; www.wellsfargo.com)
determined for 2006.
o The Santa Fe Community Housing Trust offers a reverse mortgage program for the
o After applying for and receiving the voucher, tenants are responsible for finding
terminally ill (505-989-3960; www.santafecommunityhousingtrust.com).
a housing unit that meets HUD’s housing quality standards and whose owner is
willing to participate in the voucher program.
• New Mexico Property Tax Breaks and Exemptions
o The SFCHA then sets a payment standard for the unit and pays the difference
o Tax preparation assistance is listed in the Household Economics Toolbox.
between 30% of the family’s income and the payment standard. A family may
o Head of family exemptions: A Head of the Family is a New Mexico resident who is choose a unit with a higher rent than the payment standard and pay the owner
either: (1) married; (2) is a widow or widower; (3) is furnishing more than one-half the difference (Santa Fe Civic Housing Authority, (505) 988-2859; www.hud.gov/
the cost of support of a relative; or (4) is a single person. A qualifying New Mexico offices/pih/programs/hcv/tenant.cfm).
resident is entitled to exempt up to $2000 from the taxable value of residential
property. The Head of Family exemption must only be applied for once to be • Landlord Assistance – HUD Project Based Vouchers
received in subsequent years (New Mexico County Assessor, (505) 986-6300).
o Project based vouchers allow participating landlords to receive competitive market
o Veteran exemption: The New Mexico Veterans Commission issues certificates rate rents while housing low-income families.
to eligible veterans. The certificate exempts $2,000 of the taxable value of
o The Santa Fe Civic Housing Authority (SFCHA) issues project based vouchers to
a residential property and must only be applied for once to be received in
property owners who either rehabilitate housing units or set-aside a portion of the
subsequent years (New Mexico Veterans Service Commission, (505) 827-6300).
units in an existing development for affordable rentals. To qualify for project based
o Disabled veteran exemption: The New Mexico Veterans Commission issues vouchers, rehabilitation must cost at least $1,000 per unit.
certificates to disabled veterans that exempt their principle place of residence
o The owner of the units screens families on the SFCHA waiting list and selects a
from property tax.  The disability must be totally service related and the
tenant.
veteran must have been “honorably discharged” (New Mexico Veterans Service
Commission, (505) 827-6300). o The landlord may charge up to 110% of the established fair market rents for the
county. The fair market rents for Santa Fe County in 2006 are as follows: $693 for a 1
o 65 or over valuation limitation: Residents who are 65 or over with a
bedroom apartment, $843 for a 2 bedroom, $1,103 for a 3 bedroom, and $1,319 for
modified household income under $18,600 are eligible for a valuation limitation.
a four bedroom. The Department of Housing and Urban Development sets new
This means that the assessed value of the property cannot be raised as long as the
fair market rents each year.
resident qualifies.  Valuation limitations must be applied for annually (New Mexico
County Assessor, 505-986-6300). o After a rent is set the SFCHA pays the owner of the units the difference between
30% of family income and the gross rent for the unit (Santa Fe Civic Housing
Authority, 505-988-2859; www.hud.gov/offices/pih/programs/hcv/project.cfm).
• Lease-Purchase Home Ownership Arrangement/Rent-to-Own Programs Homebuyers
o Lease-purchase home ownership agreements occur when a non-profit housing The vast majority of Santa Fe’s existing programs to promote affordable housing are
developer (such as a community development corporation or community land designed to aid first time homebuyers. Programs for homebuyers are most often focused
trust) purchases a home in the community and leases it to a low-income family at on low-income households. Because they help low-income families invest in homes in
an affordable rent. After an arranged period of time, this family is given the first the community, homebuyer programs can be a valuable component of gentrification
option to buy the home. management.
o Non-profit developers often purchase homes for lease-purchase agreements that
• Homebuyer Education
are in need of rehabilitation. By repairing these homes and renting them out, non-
profits increase the supply of housing in the community. o Buying a home can be a complicated, costly, and time consuming process.
Homebuyer education aims to make this process more transparent to potential
o Lease-purchase agreements can be made more effective by linking participants
homebuyers.
to services that help them accumulate savings to finance homeownership. These
services may include financial counseling, workforce development programs, and o Basic education on the local real estate market, the parties to a home sale,
programs designed to reduce cost of living (such as child care assistance). mortgage types, financing options, closing costs, post-sale maintenance, and
continued financing can help ensure that people buy the home that is right for
o Lease-purchase agreements not only expand opportunities for homeownership,
them at the most affordable cost.
but also allow residents who may otherwise be displaced to remain in the
community. This strategy can be combined with an information campaign to o Community non-profits typically administer homebuyer education programs
inform local residents of its availability and can be designed to allow neighborhood through evening and weekend classes and workshops, but community groups
residents the first option to apply for the arrangement. and organizations are also capable of organizing homebuyer education campaigns
in their neighborhoods.
• Limited-Equity Housing Cooperatives/ Leasehold Cooperatives
• Local Homebuyer Education Programs
o When the tenants of a privately held building are facing eviction due to sale or
redevelopment, they can form an association to purchase the building and turn it o The Santa Fe Community Housing Trust administers a homebuyer education
into a limited equity housing cooperative. program that consists of three classes covering the entire home-buying process.
Classes are once a week on Thursday evening for three weeks. The program is
o Each member of the cooperative owns an equal share in the value of the building
offered each month (505-989-3960; www.santafecommunityhousingtrust.com).
or the land. Resale restrictions are built into the deed to limit the value or the
potential for inflation in the value of each member’s share. o Homewise Inc. offers classes in homebuyer education, financial fitness, and home
repair. Homebuyer education classes are taught in both English and Spanish.
o A limited-equity housing cooperative is owned by the residents, with resale
Classes are offered monthly on a revolving basis (505-983-6214; www.homewise.
restrictions built into the deed or other government documents to limit the value
org).
or the potential for inflation in the value of each member’s share.
o To keep members costs lower, leasehold coops typically only own and hold title • Soft Second Mortgages
to either the land or the building. If the members of the coop choose to own
and hold title to the land, then they give a non-profit developer ownership of the o Soft second mortgage programs reduce the cost of financing home purchase and
building through a long-term lease. If the members own the building, then they expand opportunities for homeownership.
give a community land trust ownership of the land through a long-term lease. The o These programs supplement a conventional mortgage with a second, subsidized
terms of these leases allow the cooperative to control management and future use mortgage designed to allow low-income households a better chance of qualifying
of the property. for a mortgage.
o Soft second mortgages are typically subsidized by public funds that allow
participants to either pay only the interest on the second mortgage or to pay back
the loan with no interest.
• Local Soft Second Mortgage Programs

o The Santa Fe Community Housing Trust offers soft second mortgages to first-time
homebuyers. The loans carry no interest and are repaid upon the sale of the home
(505-989-3960; www.santafecommunityhousingtrust.com).
o Homewise Inc. operates a comprehensive Home Purchase Program that provides Non-Profit Housing Production and Management
homebuyer counseling, a personal real estate agent, and access to below market Community housing non-profits can help manage gentrification by assisting those facing
rate interest loans (including soft second mortgages) (505-983-6214; www. displacement and by developing homes and apartments that are affordable for moderate
homewise.org). and low-income households. While this section addresses gentrification management
programs and strategies exclusively for housing non-profits (individual residents do not
• Down-Payment Assistance have access to these programs), most of the programs for residents described in the
o Making a down payment (paying the principle owed on a mortgage) for a new above homeowner, renter and landlord, and homebuyer sections can be administered by
home requires a large lump sum of cash. Some who would otherwise be able to non-profits. Different types of housing non-profits (such as community land trusts and
afford a home are not able to pay such a large amount of money at once. Down- community development corporations) are described in the Economic Toolbox.
payment assistance provides funds to homebuyers in order to overcome this
obstacle. • Land Control
o Down-payment assistance is typically offered by government entities or o By directly controlling land in the community, housing non-profits can help
community non-profits. increase the chances that community members will have a say in local
development projects. Land-ownership gives a non-profit the ability to reject
• Local Down-Payment Assistance private development projects that would require the non-profit owned land.
o The Santa Fe Community Housing Trust offers down-payment assistance to home- o There are two basic types of land control strategies: targeted land control and
buyers (505-989-3960; www.santafecommunityhousingtrust.com). block-for-block. Under a targeted land control strategy a non-profit buys and holds
land in the areas of the community that are most likely to be redeveloped and
• Sweat Equity Homebuilding Program gentrified. Blocks or neighborhoods with a comparatively high level of low-income
households, tenants, or elderly residents are all typical target areas for non-profits
o Homebuilding programs provide assistance to people who wish to become
using this type of strategy.
homeowners by increasing their opportunities to build their own home.
o Under a block-for-block land control strategy a non-profit takes on a goal of
o “Sweat equity” is typically used by homebuilder programs to reduce the cost of
owning one piece of land on each block in a neighborhood. Block-for-block
the home. Sweat equity refers to the participation of the future resident in the
control is most useful for opposing large-scale redevelopments of community land
building process for a required number of hours.
and reducing speculative pressure.
o Sweat equity homebuilding programs are administered by non-profit housing
developers. Programs in which the non-profit holds the title to the land and leases • Elderly Assistance – HUD Section 202
it to the resident, but which give the resident ownership of the building, further
o The Section 202 program provides eligible non-profits with: (1) interest-free capital
reduce the cost of homeownership.
advances to finance the acquisition, rehabilitation, or construction of supportive
o Homebuilding not only enables more people to become homeowners, but also housing for low-income seniors and (2) ongoing rent assistance to ensure that the
expands the stock of affordable housing in the community and prevents vacant housing units remain affordable.
land from being redeveloped into luxury housing.
o Affordable supportive housing allows seniors to live independently in an
environment in which support services such as cleaning and transportation are
• Local Sweat Equity Homebuilding Programs
readily available.
o Santa Fe Habitat for Humanity runs a sweat equity program. To qualify, applicants
o As long as the housing project continues to serve low-income seniors, the non-
must be legal residents who have lived in Santa Fe County for at least one year
profit does not have to pay back the HUD capital advance for up to 40 years.
and who earn between 30% to 50% of the area’s median family income. Accepted
applicants are required to contribute 500 hours of sweat equity toward the o Rental assistance makes up the difference between the operating cost for the
new home, which is sold to them by Habitat for Humanity once construction is project and the tenants rent. Rental assistance contracts are initially signed for 5
complete (505-986-5880; www.sfhfh.org). years and can be renewed upon expiration (Santa Fe Civic Housing Authority, (505)
988-2859; www.hud.gov/offices/hsg/mfh/progdesc/eld202.cfm).
o Homewise Inc. offers a land to home builder program in which people who own
vacant land are assisted in building a reduced cost home. To be eligible for the
program, applicants must make 80% of the area median income or less. Program
participants are required to contribute sweat equity to the new home (505-983-
6214; www.homewise.org).
• Disability Assistance – HUD Section 811 o A right of first refusal policy could be made more effective and more fair by
requiring tenants to speak to a financial counselor before reaching a decision.
o Like Section 202, Section 811 provides assistance to non-profits that develop or
Financial counseling could be offered by a neighborhood non-profit or could be
acquire affordable rental units with support services for the tenants. However,
provided through a partnership with an existing housing non-profit (such as the
Section 811 helps provide affordable rental units to people with physical or mental
Santa Fe Community Housing Trust or Homewise Inc.).
disabilities rather than the elderly.
o The Section 811 program provides eligible non-profits with: (1) interest-free capital • Tenant Relocation Assistance Ordinance
advances to finance the acquisition, rehabilitation, or construction of supportive
o For those tenants that are displaced by new development, the cost of finding
housing for low-income persons with disabilities and (2) ongoing rent assistance to
new housing and relocating to another part of town can be significant. Tenant
ensure that the housing units remain affordable.
relocation assistance aims to lessen the cost burden of displacement through a
o As long as the housing project continues to serve low-income persons with direct subsidy to the tenant.
disabilities, the non-profit does not have to pay back the HUD capital advance for
o Assistance is typically provided by local government, but could also be provided
up to 40 years.
by a community non-profit.
o Rental assistance makes up the difference between the operating cost for the
o Some relocation assistance laws mandate that the owner of the property
project and the tenants rent. Rental assistance contracts are initially signed for 5
undergoing redevelopment pay for part of the cost of tenant relocation. However,
years and can be renewed upon expiration (Santa Fe Civic Housing Authority, (505)
this can be an over-burdensome cost for small landholders and may only be
988-2859; www.hud.gov/offices/hsg/mfh/progdesc/disab811.cfm).
appropriate in areas dominated by large landholders and property speculators.
o Programs typically require that tenants document the cost of relocation to qualify
Legal Strategies for assistance. The amount of assistance a tenant can receive is usually capped.
Local laws and city ordinances can help slow the pace of change in gentrifying
neighborhoods and minimize resident displacement. However, legal strategies are also the • Limited Condominium Conversions
least accessible tool in a neighborhood effort to manage gentrification. Community groups
o When rental housing is converted into condominiums, tenants are displaced and
can lobby city councilors for new city ordinances, but have few (if any) other options for
higher income residents are introduced to the neighborhood.
seeking changes in local law.
o There are a number of ways a city ordinance can limit condominium conversion,
• Local "one-for-one replacement" Ordinance from preventing it outright to mandating that some of the profits of condominium
o A local one-for-one replacement ordinance mandates that any developer who sale are reinvested in the neighborhood.
buys land in the community and redevelops it for higher end use must fund the o Some examples of existing laws that limit condominium conversion can be found
creation of an equal amount of low-income housing in the same neighborhood. in San Francisco and New York City. For brevity, only the more strict San Francisco
o Local one-for-one replacement strategies help to suppress real estate speculation law will be examined here (below). Information on the New York City laws can be
in the community, dampen the prospects of widespread, rapid redevelopment obtained at www.oag.state.ny.us/realestate/conversion.html.
of neighborhood properties, and ensure that the area maintains a mixed income o In San Francisco, where there is a very high rate of condo conversion, building
population. owners must enter an annual lottery that limits the number of buildings that can
o Local one-for-one replacement strategies are in place in parts of Manhattan and in be converted into condominiums each year. The lottery is biased so that buildings
the Coastal Zone of California. from which an elderly, disabled, or terminally ill tenant has been evicted within the
last two years have a much lower chance of winning. Furthermore, buildings that
• Right of First Refusal are selected in the lottery must adhere to legal standards of tenants rights which
reguire that: 1) all renters must have an opportunity to buy their unit, 2) all non-
o Through these policies, property owners who plan to sell their property must first purchasing renters get a one-year rent-controlled lease, and 3) all senior or disabled
offer to sell it to tenants or community development corporations. renters get life-time rent-controlled leases.
o Right of first refusal policies are usually applied only to specific types of buildings in
an area (such as multi-family housing).
o Most right of first refusal policies have restrictions that exempt certain types of
property sales. For example, the city of Baltimore has a policy in which property
owners must first offer to sell to tenants unless they are selling to a relative or to a
government agency.
Inner Strengths of the Community o Local organizations can make alliances with related organizations at a local, city,
Several case studies have linked the ability of communities to successfully manage regional, and national level.
gentrification with the degree of trust and cooperation within those communities. A o One purpose of the ‘local examples’ and ‘funding and assistance’ components of
NeighborWorks America© study of five neighborhoods undergoing gentrification in 3 the handbook’s toolboxes is to provide a database of information that can be used
different American cities (“Managing Neighborhood Change: Best Practices for Communities by residents and local organizations to identify potential partners for collaboration.
Undergoing Gentrification”) identified “four key determinants that affect a community’s
ability to manage change: 1) community cohesiveness, 2) community collaborations, 3) community • Community Organizing
building and organizing and 4) an articulated response to gentrification.” (68)
o Community organizing involves mobilizing local residents to address a particular
issue that is broadly affecting the neighborhood (such as poverty, drug use, or
• Community Cohesiveness/Community Building
undesirable development).
o Community cohesiveness suggests a degree of trust and respect between
o Organizing not only helps build community cohesiveness, it can also help educate
neighbors. Cohesiveness does not mean ‘sameness,’ but a willingness to listen to
residents about changes occurring in the neighborhood and empower them by
others opinions and work together to address issues affecting the neighborhood.
providing a venue in which they can use and develop their leadership and political
Cohesiveness can in a sense be defined as a level of care for one’s neighbors and
skills.
community.
o A well organized community can help shift the power dynamics of local politics
o Interaction between residents is fundamental for this level of care to develop and,
– making the community a cohesive entity that politicians and developers are
although it may arise naturally over time, community building activities can help
forced to acknowledge and negotiate with.
people interact more often and develop a cohesive community.
o Community building brings residents together for a specific activity or event. • An Articulated Response to Gentrification
o Some mechanisms for community building are outlined in the Social Toolbox o An articulated response to gentrification not only suggests that neighborhood
section of the planning handbook and include: general guidelines for community residents are knowledgeable about change in the community, but also implies
events, community gardens, neighborhood beautification projects, and collective that neighborhood organizations and non-profits work together to develop and
purchasing. The process of community planning itself is also a community implement specific strategies to manage gentrification.
building activity.
o The foundation for a community’s response to gentrification is widespread
o Community building can take many forms and can be creatively implemented. For community knowledge of how the process is affecting local neighborhoods.
example, neighbors in the Martin Luther King Historic District of Atlanta have tried Educational work can be integrated into community building, collaboration, and
to create a more cohesive community by meeting in a local park every Saturday for organizing initiatives.
coffee and pastries.
o Sequencing strategies to minimize displacement is an important part of
implementing gentrification strategies. Communities often prioritize strategies
• Community Collaborations
that help the groups most vulnerable to displacement: the elderly (or others on a
o Collaborative community relationships can occur: 1) when residents work fixed income), low-income households, and tenants.
together within an institution or organization, 2) when organizations work with
o Implementing strategies to manage gentrification may require community
local residents who are not members of the organization, or 3) when different
members to develop new community organizations or non-profits. Community
organizations in the area work together toward a common goal.
development corporations, community land trusts, and community development
o Community collaborations aid in community cohesiveness by bringing people financial institutions (found in the Economic Toolbox) are often developed as a
together to address issues. Collaborations also help people/organizations response to gentrification.
combine resources and coordinate strategies for maximum effectiveness.
o The idea that collaboration is an end in itself suggests that community
organizations should try and reach out to as many local residents as possible
– regardless of their income level, length of residence, political affiliation, sexual
orientation, ethnicity, or any other characteristic.
o Some common types of organizations that function only as a result of resident
collaborations are included in the Economic Toolbox and Social Toolbox sections
of the planning handbook.
Social Toolbox
Social Toolbox a unified organization capable of interacting with other local associations,
The Social Toolbox is concerned with community activities that fundamentally require foundations, and government.
people to get together face-to-face, self-organize, collectively make decisions, and act o Examples of typical neighborhood association goals: neighborhood crime watch,
on them. These activities, then, are seen as social because the important (as opposed traffic calming, lobbying for zoning changes, neighborhood beautification, etc.
to administrative) decisions are made through interaction and discussion with other
o Well established neighborhood associations are able to provide services to local
community members rather than through deferment to position or to experts. Some of
residents (Brighton Beach Neighborhood Association, NY) and may spawn new
the tools from the Economic Toolbox (community development institutions, community
types of resident focused institutions in the community (Marquette Neighborhood
development financial institutions, and cooperatives) and from the Planning Toolbox
Association, WI)
(community gardens) could be placed into this section – and we did include carsharing
here, which is often done through a cooperative model – but these tools are primarily
• Tenant Association
economic or planning related, despite the social element. Many of the tools in the
Gentrification Toolbox could also be placed in the Social Toolbox, especially those in the o Allow tenants a venue for community building, collective lobbying, and a voice
section titled Inner-Strengths of the Community (which includes tools such as community to advocate renter’s rights and take action against negligent or irresponsible
organizing and community building), but – because of their quintessential role in landlords.
gentrification management – we felt it important to place these tools in the context of o Helps ensure that tenant’s rights are respected and presents a way for renters to
gentrification. participate in neighborhood planning on equal grounds with homeowners (who
are likely to dominate a neighborhood association) and businesses (who are able
Community Associations to organize in a merchant’s association).
Community associations allow a group of community members to find a collective vision
• Merchants Association
of the neighborhood, address grievances they have with development trends, and work
together to move in positive directions. Neighborhood, tenant, merchant and independent o Enables business collaboration in common initiatives and political lobbying.
business associations all share a common organizational form with two characteristics: o Gives area businesses a formal structure capable of interacting with foundations,
1) A democratic model with elected officers and an elected president serving on a other local associations, and government.
‘Steering Committee’ or ‘Board of Directors.’ o Merchants associations are based on an alliance of many different business types
2) Written by-laws outline the policies by which the association can make decisions. located in the same area whereas business associations (such as the Santa Fe
Generally, they include the name, address and purpose of the group; membership Association of Realtors) are based on an alliance of businesses that provide the
qualifications; a list of officers of the association, their powers, responsibilities same types of goods and services.
and length of time to be in office; a list of the standing (regular) committees; o Examples of typical merchants association goals: rezoning, traffic calming, street
how committee chairs will be elected; the criteria for establishing ad hoc and sidewalk improvements, common marketing, community events, local
committees; whether or not committee chairs as well as association officers will business networking, etc.
serve on an “executive committee,” whether or not meeting will be conducted
by parliamentary procedure; how frequently membership meetings will be held; o Merchants associations can also offer services to local businesses (business
who can call meetings; how and when notification of meetings to the general counseling, workshops, etc.), acquire and manage businesses, set up co-operatives
membership will take place; definition of a quorum; how voting will take place, and (typically advertising cooperatives), assist local workers in finding employment
how the by-laws can be amended. in member businesses, and create (or lobby for the creation of ) institutions and
programs that aid local businesses (business incubators, special tax breaks, etc.).
• Neighborhood Association o A merchants association in the Triangle will be aided by the business networking
o Allows residents a venue for community building and enhances the political power and common marketing initiatives of the 2nd Street Experience.
of local residents through collective lobbying.
• Independent Business Alliance (IBA)
o Helps ensure that local development is ‘community friendly’ because: (1) the city
is obligated to notify a neighborhood association of any upcoming development o An association open to all members of the community. Enables business and
initiatives in the area; giving residents a chance to be proactive in opposing resident collaboration in common initiatives and political lobbying.
undesirable projects; (2) neighborhood associations are able to lobby for special o Engage primarily in common marketing, promoting a culture of local
criteria for business development in their area; sending businesses a clear message consumption, and lobbying local government.
of what types of firms are acceptable to the community and what types will
be fought against and protested; and (3) a neighborhood association presents
o Although they include local residents, IBAs are primarily focused on strengthening o A Noise Permit is required for loud events (music, protest, etc.). This permit can be
the business community. While an IBA is a reasonable alternative to a merchants obtained by contacting Barbara Lopez at the Community Services Department
association, the model does not address resident and tenant concerns well (955-4601).
enough to serve as an alternative to a neighborhood or tenant association.
o A Picnic License is required if alcoholic beverages are going to be served at
your event. This permit can be applied for by contacting Barbara Lopez at the
• Local Community Associations:
Community Services Department (955-4061).
o 103 neighborhood associations are registered with the City of Santa Fe Planning
o A Street Closure Permit is required if your event is going to require closing down a
Division.
public street. This permit includes the permit for noise and can be applied for by
o There are 5 neighborhood associations in the Triangle: Hopewell/Mann St. Housing, writing a letter of intent to Barbara Lopez at the Community Services Department.
La Canada Neighborhood, Casa Linda NA, Pacheco Street Neighborhood Alliance,
o A Group Use Permit is required if private businesses (vendors) will be selling goods
and Young Park Neighborhood Association.
at your event. This permit must be applied for through the City Manager’s Office
o There are many active business associations in Santa Fe, but only one merchants nine months in advance of the event.
association: De Vargas Center Merchants Association.
o Outreach/promotion is extremely important to a successful community event.
o The Santa Fe Alliance, a local IBA, has grown tremendously in the last few years and An event, fundamentally, needs attendants. Some methods for event promotion
is a registered member of the American Independent Business Alliance. include: creating flyers or posters and distributing them at public places, putting
up flyers in local businesses, door-to-door promotion, advertising in local
• Funding and Assistance: newspapers, contacting local newspapers so that you appear in the community
o Neighborhood associations can register with the City of Santa Fe Planning events section, and putting up signs on consenting resident’s properties.
Division to receive official recognition. The division is required to notify registered o Sponsorship/fundraising can be a highly important component of a community
associations of any new development projects in the neighborhood. (www. event (depending on its size and cost). For small events, fundraising may simply
santafenm.gov/planning-land-use/index.asp) consist of collecting a small fee from everyone involved or holding a bake sale or
o The Community Associations Institute (CAI) offers books, seminars, workshops, and a collective yard sale. Larger and more expensive events may require soliciting
research to members of its national network of associations. (703-548-8600; www. sponsorships from local businesses and even creating and selling event related
caionline.org) items (coffee mugs, t-shirts, posters, etc.). In some cases it may be productive for
event organizers to find a non-profit agency to act as their fiscal agent so that they
o The National Civil League provides technical assistance and leadership training to can acquire funding from the city and/or from grant foundations.
community associations. (303-571-4343; www.ncl.org)
o Some examples of community events include: parades, street fairs, barbecues or
o The American Independent Business Alliance (AMIBA) manages a national network picnics, sporting events, public art, music, poetry, or movies, pancake breakfasts,
of IBAs and provides information resources, counseling, and how-to guides to coffee in a park or other public space on weekends, neighborhood clean-up
members. (406-582-1255; www.amiba.net projects, community gardens, discussion groups, and kids jacket swaps.
Community Events Carsharing

Community events, as a category, encompasses a great number of activities – from Carsharing gives people the freedom to drive without the full cost-burden of owning a car.
parades to neighborhood cleanups to kids jacket swaps – and is one of the most basic, While private carsharing companies have done quite well in cities like Portland and Boston,
yet important social tools. Whether it is intended by the organizers and participants of a carshares can also be organized as non-profits or cooperatives.
community event or not, such an event is also usually a community building activity (see
Gentrification Toolbox, Inner-Strengths of the Community). • Carshare
o Organizing a community event regularly requires: permits, outreach/promotion, o The Victoria Transportation Institute defines carsharing as “an automobile rental
and sponsorship/fundraising. service intended to substitute for private vehicle ownership…Vehicles are rented
o There are several different types of permits you may need – a brief description of by the hour, located near residences, and require minimal effort to check in and
each is in the following four bullets. With the exception of the Group Use Permit out…Carsharing gives consumers a practical alternative to owning a personal
(see below) all permits should be applied for at least one month before the event. vehicle that is driven less that about 6,000 miles per year.”
o May be organized as non-profits, for-profits, or cooperatives.
o Programs vary widely in size: the smallest program in America (Ann Arbor, MI) has
6 people sharing one vehicle while the largest (Boston, MA) has 10,000 members
sharing 250 vehicles.
o A carshare program in the Triangle could save residents thousands of dollars in
transportation costs and serve as a model for a citywide carshare.
o Partnering with the City of Santa Fe to develop a carsharing program would
make the program eligible for a greater number of grants from the Environmental
Protection Agency and the Department of Transportation.
• Local Carshare Programs:

o There are no existing carshare programs in New Mexico.
• Funding and Assistance

o The Carsharing Network provides information resources and how-to guides on
starting and managing a carshare (www.carsharing.net)
o The Surdna Foundation awards grants for transportation and urban/suburban land
use projects that reduce vehicle miles traveled (www.surdna.org)
o The Transportation Air Quality Center hosts a Transportation-Related Grants
Database (yosemite.epa.gov/aa/grants.nsf ).
o The Max and Anna Levinson Foundation awards grants to ecologically progressive
501(c)(3) programs (www.levinsonfoundation.org)
o The PNM Resources Foundation awards grants to 501(c)(3)s focusing on education,
environment, or economic vitality (http://www.pnm.com/foundation/home.htm).
The Local Economy Model
Economic Modeling quality of life. This, however, simply changes the question to: ‘What makes up quality of life?’
This section introduces our economic model. An economic model, in its most basic sense, The two most obvious answers are time and money – which almost everyone wants more
has three parts: an analysis of the current state of the economy, a theoretical version of of. More time and money are only valuable, of course, as a means to other things, and are
how the economy could best function (the model), and a program or set of actions that perhaps best seen as helping to expand the scope of individual choice and capability. More
will transform the current economy into the model. Our model – the Local Economic often than not, people value more free time because it allows them to strengthen their
Development model – is concerned with increasing the value of the economy to the connection to friends, family, and community, and this kind of social involvement can be
community in the long-term. Our model stands apart because of its holistic, place-based seen as an end in itself. Most people value their families and care about their communities,
approach to economic development. It differs from more standard economic prescriptions and opportunities to be more active and involved are an important part of quality of life.
because it: This is not to downplay the role of money and the related concern of access to credit
– as these directly affect an individual’s access to good and services and opportunities for
• Maintains a focus on healthy households as well as successful businesses education, homeownership, or business ownership – but income is best seen as simply
• Recognizes the economic significance of non-cash activities one aspect of overall quality of life. In addition to time, money, and family and community
invlovement, personal safety and security, self-respect, and physical environment all
• Is concerned with the effects of economic activities on the livelihoods of others
contribute to the overall state of someone’s quality of life or prosperity.
(externalities)
While prosperity focuses on quality of life, stability is concerned with how changes in the
• Views the displacement of residents and businesses as a sign of economic failure
economy and community affect people’s lives. Maintaining stability in a local economy
rather than development (real economic development benefits the people living
means preparing for change and finding ways to manage economic changes so that their
in the community)
negative effects are minimized while their positive effects are maximized. For example,
• Focuses on harnessing local capital and capabilities as key elements in economic maintaining stability in a community where jobs are lost because of a declining business
development as opposed to focusing on attracting capital investment from large or industry may mean either offering the recently unemployed training for available jobs
firms or creating new jobs through business development. Stability in a local economy does
• Balances efficiency with concerns for fairness and community involvement in the not mean that things do not change – change is inevitable in all communities – but that
economy processes of change do not occur suddenly and drastically and are managed to minimize
the potential harm they can cause.
• Is concerned with mutuality and inclusive decision-making as opposed to
opportunism
Economic History
The Local Economic Development model draws on the work of many economic thinkers,
With prosperity and stability in mind, we can begin to examine the history of the Triangle’s
both new and old. A few of the most influential include Aristotle, Pope Leo XIII, J.M. Keynes,
economy as a first step toward understanding the present. The broad ‘periods’ of economic
Herman Daly, Wendell Berry, Michael Shuman, and Amartya Sen. We have also been
history outlined below are general patterns and there will be some degree of overlap
influenced by the work of organizations such as the New Economics Foundation and
between the trends in each period.
Civic Economics. The common threads linking this diverse array of thinkers are a focus
on the importance of community and a concern with making markets (the economy) In the period before World War II, the Triangle was a sparsely populated collection of
better serve human values and needs. Following in these footsteps, we believe that a neighborhoods. Many families engaged in agriculture, both for home use and for sale.
community should actively manage the local economy in order to minimize the harm of There were few businesses serving the area during this time, and people had to travel into
economic change and maximize the value of the local economy to the community. This town to acquire goods and services.
is not an advocation of 'the community as dictator,' but a call for heightened community Following the second World War, the population of the Triangle increased and
participation and choice in the directions of economic change. We believe our model neighborhoods began to become more dense. Throughout the 1950s and ‘60s and into the
can serve two purposes: (1) to influence individual spending habits and (2) to initiate early ‘70s neighborhood businesses like grocery stores and corner stores sprang up to serve
community actions that alter the structural conditions confronting local economic agents the growing community. In addition, industry and manufacturing operations located along
(individuals). Different spending habits and new community actions are ultimately aimed at the rail line, taking advantage of the still abundant open land and of the area’s connectivity
increasing the prosperity and stability of local households and businesses – a process that to markets. Agriculture diminished during this time period, but was still a common practice
can be defined as Local Economic Development. for local families.
During the late 1970s, ‘80s, and early ‘90s the population continued to grow and
Prosperity and Stability neighborhoods became more defined and dense. However, many small businesses
If the goal of the Local Economic Development model is to bring greater prosperity and providing essential goods in the Triangle began to close down as they lost customers to
stability to the residents and entrepreneurs of the community, then these concepts need larger operations. In addition, industry and manufacturing operations also closed down
to be defined and specified. The easiest way to define prosperity is to identify it with a high or relocated to take advantage of areas with lower costs for doing business. Agriculture
also became less prominent during this period as land became more scarce and families that circulates within a community is multiplied as it is exchanged from person to person
gradually became more reliant on wages to provide for subsistence. in successive rounds of spending. This tendency of money to multiply spending as it
circulates is called the multiplier effect.
From the late 1990s to the present, the population of the Triangle has continued to grow
along with the population of Santa Fe. As a result of high costs of living in other parts The multiplier effect occurs most rapidly and most effectively in small scale economies. The
of the city, the Triangle has maintained its traditional character as an area for working economy of the Triangle can be by no means purely self-enclosed, but it can benefit from
and middle class families. In addition, low costs have attracted many small and start-up localizing to the greatest practical degree. Localizing means directing consumer spending
businesses, which located alongside the few businesses that have maintained a presence in to local businesses and business spending to local suppliers, business service providers, and
the Triangle for decades. Industry and manufacturing still exist to some degree, but have a workers – thereby increasing the local circulation of money and enhancing the multiplier.
greatly diminished presence. The same can be said for agriculture, which has been phased From the perspective of practical degrees or levels of localization, it makes the most sense
out during the gradual ‘urbanization’ of the Triangle neighborhoods. This paints the basic to prioritize the neighborhood or community scale and then to look to the city and then to
picture of the Triangle today as a mixed use neighborhood where working and middle class the state as economic scales that should be prioritized to get the maximum benefit from
households coexist alongside mostly small businesses. the circulation of wealth. From a trade perspective, the goal is to maximize the amount of
money entering the economy from larger scales and minimize spending that leaves the
economy by channeling it into circulation within the community. We will return to this
Circulation of Wealth
topic to explore ways of 'plugging the spending leaks' that funnel money out of the local
The history of the economy gives us a basic understanding of the current situation. economy.
However, an analysis requires that we also examine the flow or cycle of wealth. Money does
not just enter into or leave an economy, but circulates within it – passing from person to
person in a cycle of exchange. A basic cycle of wealth operates something like this: Factors of Production
While the cycle of wealth gives us some idea of how money moves through the economy,
• Local businesses receive revenue from consumer spending. Revenue is used to
an analysis of the local ‘factors of production’ (in other words, the elements needed for
pay wages, replenish stock, pay overhead costs (such as rent/mortgage payments
business development) helps us understand the economic constraints and prospects
and utility bills), and reinvest in the business. The remaining money is taken in by
facing local households and businesses. The three traditional structural conditions (factors
the business owner as profit.
of production) affecting or constraining business development and individual choice and
• Business revenue that is used to replenish stock and acquire business services oppotunity are land, labor, and capital (credit). The characteristics of these three factors
(such as custodial work or consulting) is paid to other businesses that produce at the neighborhood scale are highy influenced by market dynamics that operate on a
goods for retail and to services that cater to business needs. In turn, these city-wide scale. Land, labor, and capital – and how their characteristics in the Triangle are
'secondary' businesses have expenses of their own: wages, raw material or stock, affected by the larger city-wide context – are discussed below.
overhead costs, and reinvestment.
• The availability and price of land and facilities is a crucial factor in determining what
• The profits of business owners and the wages of employees are translated into types of businesses and households thrive in a local economy. In the Triangle, the
family incomes. Household spending covers essential goods and services (like relatively low price of property (compared with other parts of Santa Fe) and the
food, rent/mortgage payments, and healthcare) and non-essential goods and small size of lots and buildings has made the area particularly suitable for small
services (like entertainment). Spending feeds back into businesses that provide start-up businesses and working/middle class families. The strong real estate
these goods and services, becoming revenue. market of Santa Fe, however, has shown a consistent trend of raising property
• Income is typically not simply used for consumer spending, but is used to values in historically working class neighborhoods in the city, thereby displacing
contribute to household savings as well. Savings enter financial institutions (like the original residents and replacing them with higher income households (a
banks or credit unions) and add to the pool of locally available capital (money). process known as gentrification). Another set of factors that affect the price
Financial institutions then channel some of this capital back into the community of land and the types of uses it is appropriate for is location and transportation
by providing businesses and residents with loans. connections. The proximity of the Triangle to downtown Santa Fe and its
connection to many main roads leading into and out of town facilitates business
The cycle of wealth described above occurs at many different scales: neighborhood, city, to market delivery, gives downtown and south side shoppers (and workers) access
state, region, nation, and globe. The concern here is the neighborhood or community to Triangle businesses, and grants Triangle residents access to businesses in other
scale – the scale appropriate to the Triangle. At such a local level, of course, the circulation parts of town. This proximity and connectivity to downtowm also makes the
of wealth is not self-contained. Instead, a large amount of money enters and leaves the Triangle a likely site of rising property values.
neighborhood economy because locals necessarily transact with people in other parts of
the city, state, nation, and world to get the goods and services they need. After recognizing • The skills, availability, and wages of employees (labor) has a large effect on the
the necessity of trade, however, it is also valuable to recognize that increasing the degree to prospects of doing business in a place. From an employer standpoint, a labor
which money circulates at a more local scale brings benefits to the community. Spending market is most reasonably concieved at a city or county-wide level because it
is typical for employees to commute to work from other neighborhoods. The
neighborhood scale can be important, however, because people living in the Leaks can occur at any place in the circulation of wealth through a local economy and may
same area often have similar opportunities for pursuing education and training be the result of either consumer or business spending. Plugging the leaks (a term borrowed
programs. Moreover, because governments, private schools and universities, and from the New Economics Foundation) refers then to identifying places where money leaves
large citizen groups are typically the principle source of initiating, administrating, the local economy and finding ways to change patterns of spending so that it remains in
and funding education and training, decisions regarding how accessible education circulation and enhances the local multiplier effect. In markets where very little money is
facilities are in relation to a specific neighborhood usually take place at a scale of retained locally due to resources that can only be obtained from distant places, such as
politics much larger than neighborhood politics. Access to education is important transportation, it may be desirable simply to reduce consumer spending so that people
not only as an end in itself, but also as a route to more choice in employment and have more money to spend on other things.
higher wages.
It is important to stress here that a local economy at the scale of the Triangle cannot be
• Capital (or credit) is another element that is important to business development purely self-contained. The idea behind plugging the leaks is not to attempt to cut the
and growth (and for opportunities for homeownership). Access to credit is economy off from the rest of the world (let alone the rest of the city). Rather, spending leaks
important because very few people can afford the costs of starting or expanding a should be thought of as practical opportunities to increase the benefits of the economy
business or buying a home with their personal funds. Finance, however, is another to the community. The model of a self-contained economy where money perpetually
element of the economy that is not self-contained at a neighborhood scale. The circulates is simply used to call attention to these opportunities (spending leaks) – and
financial market, and the rates and terms of local lenders, is largely affected by to show that changing spending habits so that more money circulates within the local
trends in the region, state, and nation. Moreover, individual financial institutions economy directly benefits area businesses and residents. Economist Michael Shuman
(like banks or credit unions) rarely operate at a neighborhood scale. Rather banks addresses this issue quite well in his book Going Local:
accumulate savings from many branches and make loans to businesses and
residents in many different locations. It’s easy to dismiss the principle of self-reliance by pointing to many complex products
that communities cannot manufacture on their own. The goal of a self-reliant community,
Although the economy of the Triangle is constrained by the larger context of the real estate however, is not to create a Robinson Crusoe economy in which no resources, people, or
market, location and connectivity, educational opportunities, politics, and finance, local goods enter or leave. A self-reliant community simply should seek to increase control over its own
efforts can transfrom the conditions of land, labor, and capital in the community: economy as far as is practicable. It should try to encourage local investment in community
corporations, and local consumption of goods made or services delivered by them. These
• The real estate market can be affected through the emergence of community community corporations, in turn, should be encouraged to hire local workers and use local
development institutions that can buy and manage land, such as community inputs for production. This strategy maximizes the number of dollars that circulate within the
development corporations or community land trusts. community, which in turn pumps up its levels of employment, business, income, and wealth.
(original emphasis, page 49)
• Location and connectivity (as well as the types of activities land can be used for)
can be influenced by neighborhood planning. While plugging the spending leaks of the economy is certainly aided by (and requires)
• Educational opportunities can be enhanced by educational outreach programs . individuals to change their spending habits, active community associations and institutions
are also essential. Individuals are limited in their possible choices by the structural
• Political descion-making can be influenced at a municipal scale by active conditions of land, labor, and capital – conditions that community institutions can
community associations such as neighborhood associations, merchant alter. Indeed, the main role of community institutions is to alter the structural conditions of the
associations, and business alliances. Because political decisions can potentially local economy so as to expand the range of feasible choices available to individuals. Reframing
impact many of the other elements of the economy discussed here, influence this statement in the language of Nobel Laureate economist Amartya Sen: community
on political decision-making is particuarly important to neighborhood efforts to institutions represent a social commitment to individual freedom. As a simple example,
manage the economy. the emergence of a community development bank alters the structural conditions under
• Capital or credit can be made more widely available to local entrepreneurs and which people have access to capital (often by reducing risk through offering lower interest
residents through the formation of community development financial institutions, rates), allowing a greater number of people the opportunity to purchase a home or start
such as community development banks and microenterprise development loan a business. The following section examines some of the biggest spending leaks in the
funds. Triangle’s economy and suggests some actions that could help to plug them. This section
maintains the dual focus of this model on changing individual spending habits as well as
initiating community actions.
Plugging Leaks
One of the most evident leaks in our economy is transportation. A large amount of
‘Leaks’ in an economy occur when spending results in money leaving the community. In an
consumer spending goes into motor vehicles and very little of it is retained locally.
economy with no leaks, money would circulate perpetually – consumer spending would be
Reducing the amount of driving time area residents regularly engage in would result in
translated into business revenue, which would flow back to consumers through payment of
savings on fuel, prolong the ‘life-span’ of vehicles, and may even reduce the number of
wages, which is translated back into business revenue through consumer spending, and so
vehicles a household requires – effectively putting more money into residents’ pockets. It
on. The main benefit of circuation, as was noted earlier, is the multiplier effect.
is clear here that changes in individual spending habits are important: people can choose Modeling and Community Action
to spend less on transportation by choosing to walk or bicycle more often. However, The Local Economic Development model presented here consists of preliminary
the structural constraints that make such a choice feasible or practical are equally clear: if considerations, and much more work needs to be done before a complete model is
streets are unpleasant or dangerous or if the businesses where people work or shop are assembled. Economic modeling can be seen largely as a challenge – a call to action. By
distant, then walking has little appeal. Community initiatives and institutions, however, can analyzing the current state of the economy and the risks and opportunities contained
alter these structural conditions. Community planning can make streets more pedestrian in likely paths of change, an economic model presents a forecast of possible futures for
friendly; neighborhood and merchants associations can work to make streets more safe; an economy. Moreover, a model suggests paths of action that can manage change and
and community development institutions (CDIs) and their financial counterparts (CDFIs) shape the future. This is an ambitious project, and it requires the active participation of
can work to develop more local businesses to serve area neighborhoods. By reducing community members to be realized.
transportation costs and by creating a greater number of local businesses, this set of
strategies helps to prevent money from leaving the local economy and channels it back into An economic model does not dictate what people should or should not do, but attempts
circulation in the community. to provide them with a set of possible actions and their likely consequences. And, because
many ‘programs of action’ can only be effective through a concerted effort, the actions that
Another leak in our economy is energy spending. Heating and cooling costs for homes and people are able to choose and pursue are quite often limited by the preferences of others.
businesses draw a large amount of money out of the community. Changes in individual What is vital then, in choosing a given action, is discussion among community members
spending habits in this context mean that people should invest more money in the energy – an open discussion in which people try to figure out where their values or interests line up
efficiency of their homes so that they are able to save more on energy bills in the long-term. (as well as where they differ). Engaging in this type of discussion in the first place, however,
Community institutions and associations can aid in this process by developing programs requires a good deal of both respect and optimism. Respect acknowledges that we will
that make home weatherization or the acquisition of alternative energy technologies less not agree on everything, but must work together. Without this basic level of respect a
costly and more accessible. CDIs and CDFIs can go even further by enabling more renters discussion quickly turns into a stubborn shouting match when people come into conflict.
to become homeowners – making a long-term investment in a home more practical. It is Optimism is required because people must believe (1) that discussion can result in finding
even possible for these types of institutions to lead an initiative for developing community some common ground and (2) that such common ground can be the basis for practical,
based power generation (such as a biomass generator). positive courses of action. An economic model can serve as a guide or a tool in these
Food spending can also be seen as a leak in the local economy. Because much of the discussions (and, in a best case scenerio, can inspire optimism and activism). But the real
business spending of the supermarkets themselves goes to distant agribusinesses, worth is to manage the present with an eye on the consequences this has for the future.
consumer spending on groceries has a somewhat limited effect on the local economy. That task must be left to the people most directly involved in and affected by community
Moreover, because there are few independent grocers, a percentage of supermarket profits life and economy – the people of the community themselves.
are also expatriated from the local economy to corporate headquarters. Optimism, community vision, planning, and community action all contribute to a
Changing individual spending habits in relation to food is particularly difficult. Independent community’s ability to manage neighborhood change and the local economy. Optimism
grocery stores and food products from New Mexico farms are often substantially more is perhaps the most critical factor – for if people do not believe that any good can come
expensive than chain stores and out of state products – although they do lead to greater of community efforts, then no one will step up to the plate to try and manage the forces
economic impact and a healthier local economy. In the long run, we believe that the of neighborhood change in the first place. The term ‘community vision’ often seems
economic benefits of localizing food production outweigh the costs of more expensive to suggest that peole in a given community all see things the same. The meaning of
locally produced food, but we recognize the difficulty that making this transition entails for community vision employed here is rather that people in a given community come
the present. together to discuss how processes of change are affecting them and to develop ways
to manage change. Because it poses questions about the character and the future of
Plugging the leaks in food spending, although difficult, is not an insurmountable problem.
a neighborhood, planning can be seen as a step toward developing community vision.
One possible solution is offered by reducing spending in other areas (like transportation and
A plan can put a community’s vision into words, but community visioning must be an
energy) – freeing up more money for localized food spending. More household gardens
ongoing process. Finally, visioning should culminate in community action – action that
offer another possible solution because growing food reduces the amount of money
helps realize the vision. The very idea of community mangement of the economy implies
people must spend on food. Going beyond individual choices, community associations
an active community and cannot be realized without it.
and institutions can also work to localize food spending. Community gardens require less
time per person than home gardens and have the same positive effects. CDIs and CDFIs The toolboxes of this handbook contain information on different types of programs
can promote the development of independent grocers that carry a mix of locally produced and institutions that can be used for Local Economic Development. While the Business
and out of state food products. Finally, associations and institutions can promote food Toolbox and the Household Toolbox are aimed at existing programs that can be used by
cooperatives – which reduce the cost of food products to members by allowing them to individuals, the Economic Toolbox and the Social Toolbox contain information more focused
collectively purchase food in bulk. on possible programs and institutions that could be developed through community
action. The Gentrification Management Toolbox contains a mix of theses two types of
programs and institutions. By seizing on the tools that are collected in this handbook, the
communities of the Triangle can actively manage the local economy – building a more
prosperous and stable future.
How Triangle District Project Initiatives Help to Implement City
Economic Development Objectives
City Objectives: Workforce Entrepreneurship Sites and infrastructure Community Development Marketing
Education: Business incubator Water conservation and clean Business friendly City Hall Roles for organizations
energy capital
Parents; Support schools Training Goal setting Economic development ‘brand’
Infrastructure for creative
Workforce: Motivate new business Support City staff Study target audiences
activities
Training programs Support existing businesses Arts and culture in economic Local media
Work with county
development
One-stops Internal marketing
Convention center
Young creatives
Community college External campaigns
Other colleges
Project Initiatives:
Community Public Housing initiatives bring Asset Mapping inventories Asset Mapping identifies Outreach initiatives bring forward The Newsletter is a new local
Organizing forward agents and build groups neighborhood skills, needs and environmental resources and community priorities to city staff media, with a very close focus.
from underserved populations opportunities. needs. and facilitate implementation of
Public Housing Newsletter supports internal
City initiatives.
Asset Mapping inventories Newsletter promotes local Newsletter raises awareness of marketing.
Asset Mapping neighborhood skills, needs and businesses water and energy issues and Asset mapping identifies arts and
Neighborhood opportunities. solutions. culture businesses, facilities and
Associations organizations
Neighborhood Associations and
Newsletter newsletter help publicize and Newsletter promotes local culture
refine workforce programs. and emerging artists and other
creatives
Business Area Merchants Associations Merchant Associations host Merchant Associations can help Identity campaign emphasizes Merchant Associations build
Community involve entrepreneurs in education, training and technical identify sites and infrastructure the several arts and culture capacity to define and promote
Workforce Development, assistance programs; interface needs. clusters present in the district, local commercial districts.
Merchants Associations including identifying needs, with government and non-profits. and the supportive environment
Identity campaign spotlights Identity campaign contributes
Identity Campaign mentorships, and sponsoring for creative start-ups.
Identity campaign brings cluster water and energy firms in the pieces of Santa Fe’s identity,
local one-stops.
concept to local marketing and area. supports internal marketing and
Identity campaign is an outreach business incubation. promotes a “buy local” consumer
partnership with College of Santa culture.
Fe
Local Economic Local colleges participate in Modeling and Analysis identifies Modeling supports feasibility Econ. Modeling and Econ. Modeling and analysis helps to
Development Modeling and Analysis needs and opportunities; builds of start-up water and energy Toolbox are designed to further balance internal and external
clusters. enterprises. the organic growth of small marketing priorities.
Modeling and Analysis Modeling and Analysis identifies
independent businesses from
needs and opportunities Economic Toolbox serves as an Toolbox includes community
Toolbox within the community.
educational resource for potential supported strategies for
Economic Toolbox serves as
and existing Entrepreneurial Econ. Modeling emphasizes sustainable economic growth.
an educational resource for
Development resources. smart growth strategies in target
potential and existing Workforce
industries identified by SFEDI and
Development resources.
the Econ. Dev. Plan.
Neighborhood Community process increases Neighborhood plan strengthens Neighborhood plan integrates Neighborhood Plan brings Neighborhood Plan promotes
Planning communication among potential commercial and retail water and energy initiatives forward community priorities to the community’s own vision of its
workforce partners. environments. into commercial districts and the City. future; claiming part of the city’s
Community process residential neighborhoods. image and success as its own.
Neighborhood planning finds Zoning overlays can support local Neighborhood plan is a needed
Overlay zoning appropriate locations for needed business preferences, such as Creates vibrant mixed use interface between community
Toolbox programs. parking and signage. environments that support needs, the City, and developers.
creative enterprises.
Supports affordable space for Neighborhood plan promotes
businesses. Toolbox includes water and local arts and culture initiatives
energy strategies for businesses and the businesses that support
and residents. them.
Triangle Demographic Data
Appendix A – Triangle Census Data Triangle: Triangle: Santa Fe:
% % %
The below appendix contains data on the Triangle taken from the Census. Statistics for 1990 2000 2000
the Triangle from 2000 are compared with data from the 1990 Census. To contextualize Tenure
statistics from the Triangle, they are compared to 2000 statistics for Santa Fe as a whole. Occupied housing units 1283 1377 27519
At the end of the appendix are a list of topics for which we could not find Triangle specific -Owner-occupied housing
384 29.9 405 29.4 16012 58.2
data. This data is more generalized and is taken from a number of sources (which are listed units
-Renter-occupied housing
in each entry). 899 70 972 70.5 11507 41.8
units
Ethnic\Racial Diversity Mortgage status and selected monthly owner costs

Triangle: Triangle: Santa Fe: Specified owner-occupied
323 347 13583
Ethnicity 1990 % 2000 % 2000 % housing units
Total Population 3,454 100 3,541 100 62,203 100 -With a mortgage 134 41.4 151 43.5 8929 65.7
Hispanic or Latino 2,357 68.2 2,460 69.5 29,744 47.8 --Less than $300 0 0 9 5.9 53 0.4
White (non-Hispanic) 906 26.2 824 23.3 29,300 47.1 --$300 to $499 18 13.4 0 0 278 2
American Indian 124 3.6 87 2.5 1,019 1.6 --$500 to $699 71 52.9 28 18.5 797 5.9
Asian or Pacific Islander 38 1.1 74 2.1 797 1.3 --$700 to $999 41 30.5 29 19.2 2077 15.3
Some other race 15 0.4 23 0.6 98 0.2 --$1000 to $1499 4 2.9 78 51.6 2930 21.6
African American 14 0.4 16 0.5 341 0.5 --$1500 to $1999 0 0 7 4.6 1555 11.4
--$2000 or more 0 0 0 0 1239 9.1
Median (dollars) 646 1054 1177
• According to the 2000 Census, the Triangle’s population is: 69.5% Hispanic or
Latino, 23.3% White (non-Hispanic or Latino), 0.5% Black or African American, 2.5%
American Indian, 2.1% Asian or Pacific Islander, and 0.6% “some other race.” -Not mortgaged 189 58.5 196 56.4 4654 34.2
• Hispanics, American Indians, and Asian or Pacific Islanders make up a greater
percentage of the Triangle’s population than of Santa Fe’s. Santa Fe is 47.8%
Hispanic, 1.6% American Indian, and 1.3% Asian or Pacific Islander (see above Selected monthly owner
information for the Triangle). costs as a percentage of 1989 1999 1999
household income in:
• Non-Hispanic Whites make up less of a percentage of the Triangle’s population Less than 20 percent 214 66.2 212 61 7100 52.3
than of Santa Fe’s. The city as a whole is 47.1% white (see above information for the 20 to 24 percent 16 4.9 34 9.7 1681 11.6
Triangle). 25 to 29 percent 11 3.4 28 8 1254 9.2
• Blacks or African Americans make up an equal percentage of the Triangle and 30 to 34 percent 21 6.5 0 0 853 6.3
Santa Fe’s population: 0.5%. 35 percent or more 61 18.8 73 21 2675 19.7
Not computed 0 0 0 0 120 0.9
Gentrification
Gross Rent
This section contains statistics on housing, homeownership, and rent.
Specified renter-occupied
885 974 11454
housing units
--Less than $200 182 20.5 89 9.1 636 5.6
--$200 to $299 41 4.6 42 4.3 284 2.5
--$300 to $499 394 44.5 264 27.1 1455 12.7
--$500 to $749 239 27 341 35 3908 34.1
--$750 tp $999 15 1.6 157 16.1 2911 25.4
--$1000 or more 0 0 37 3.7 1788 15.6
No cash rent 14 1.5 44 4.5 472 4.1
• Only 30% of Triangle residents are homeowners (70% renters). In Santa Fe, 60% of all o The number of rents between $200 and $299 was relatively stable.
residents are homeowners (40% renters). o The increase in the number of rents above $500 was astronomical. Rents between
$500 and $749 increased by 43% (from 264 to 341); between $750 and $999 by
• The ratio of homeowners to renters in the Triangle was stable between 1990 and 2000. 1,047% (from 15 to 157); between $1,000 and $1,499 from 0 to 37 (no percent
There was a 0.5% decrease in homeownership and a corresponding increase in renters. change); and those above $1,500 by 315% (from 14 to 44).
• According to the UNM Bureau of Business and Economic Research (Mitchell, Jeffrey and o Between 1990 and 2000 the median rent in the Triangle has increased by 27.3%
Lee A. Reynis. “The Economic Importance of Arts and Cultural Industries in Santa Fe (from $436 to $555).
County.” November, 2004.):
• Median rent in Santa Fe ($707) is 21.5% higher than median rent in the Triangle ($555).
o The real cost of housing in Santa Fe is increasing at almost 3 times the national rate. There is a $152 difference between the two.
o Wages in Santa Fe are 20% below the U.S. average but the cost of housing is 53%
higher than the national average.
• 18.3% of all householders (homeowners and renters combined) in the Triangle moved
into their home before 1969, 3% moved in between 1970 and 1979, 9% moved in
between 1980 and 1989, 14.8% moved in between 1990 and 1994, 30.6% moved in
between 1995 and 1998, and 24.3% moved in between 1990 and March 2000.
Homeownership
• Between 1990 and 2000, the cost of monthly mortgage payments in the Triangle
increased substantially.
o The percentage of owner-occupied homes with monthly owner costs below
$500, as well as the percentage of homes with a cost between $500 and $1000,
decreased by over 50%.
o Homes with monthly costs below $500 fell from 13.4% of all mortgaged owner-
occupied homes in 1990 to 6 percent in 2000.
o Homes with a monthly cost between $500 and $1000 went from constituting 84%
of all mortgaged homes in 1990 to 38% in 2000.
o Homes with a monthly owner cost of over $1000 increased dramatically. While
only four homes had a mortgage of over $1000 in 1990 (a mere 3% of all homes
with a mortgage), the number had increased to 85 by 2000 (56.4% of the total).
o The median monthly owner cost of a mortgaged home increased by 61.3%
between 1990 and 2000 (from $646 to $1054).
• Median monthly homeowner cost in Santa Fe ($1177) is 10.5% higher than median
monthly homeowner cost in the Triangle ($1054). There is a $123 difference between
the two.
Rent
• Rents became significantly more expensive in the Triangle between 1990 and 2000.
o The number of rents under $200 declined by 48.9% (from 182 to 89) and those
between $300 and $499 by 67% (from 394 to 164).
Employment, Income, and Poverty
Triangle: Triangle: Santa Fe:
% % %
1990 2000 2000
Poverty Status in: 1989 1999 1999
Employment status
Persons for whom
Persons 16 years and
2431 2661 50924 poverty status is 3471 3481 61805
over
determined
In labor force 1810 74.4 1731 65 34033 66.8
--Below povery level 1,077 31 1,114 32 7439 12.3
Employed 1674 68.8 1578 59.3 32461 95.38095
Unemployed 136 5.5 153 5.7 1542 4.530896 Persons 18 years and
Not in labor force 621 25.5 930 34.9 16891 33.2 2,356 2,565 49,395
over
--Below poverty level 557 23.6 635 24.7 5267 10.9
Class of Worker
Employed persons 16 Persons 65 and over 301 363 8741
1674 1578 32461
years and over --Below poverty level 71 23.5 48 13.2 774 9.2
Private wage and salary
1101 65.7 1266 80.2 21125 65.1
workers
Related children under
Government workers 426 25.4 144 9.1 7101 21.9 1,115 901 Not Available
18 years
Self-employed workers 122 7.2 168 10.6 4084 12.6
Unpaid family workers 25 1.4 0 0 151 0.5
Related children 5 to
765 626 Not Available
Income in: 1989 1999 1999 17 years
Households 1289 1374 27493 --Below poverty level 289 37.7 305 48.7 1401 15.7
--Less than $10000 259 20.1 275 20 2606 9.5
--$10000 to $14,999 218 16.9 112 8.1 1615 5.9 Unrelated individuals 629 819 Not Available
--$15,000 to $24,999 360 27.9 258 18.7 3672 13.4 --Below poverty level 168 26.7 222 27.1 2805 16.9
--$25,000 to $34,999 178 13.8 230 16.7 3793 13.8
--$35,000 to $49,999 173 13.4 241 17.5 4615 16.8 Families 837 825 15009
--$50,000 to $74,999 87 6.7 174 12.6 5123 18.6 --Below poverty level 235 28 245 29.6 1425 9.5
--$75,000 to $99,999 6 0.4 52 3.7 2839 10.3
--$100,000 to $149,999 8 0.6 23 1.6 1787 6.5 With related children
--$150,000 to $199,999 0 0 4 0.3 708 2.6 under 18 years
--$200,000 or more 0 0 5 0.3 735 2.7 --Below poverty level 210 38.2 220 43.8 1098 14.9
--Median household
19496 26522 40392
income (dollars) With related children
under 5 years
Family households 837 825 15009 --Below poverty level 166 54.9 159 64.3 630 24
--Less than $10,000 161 19.2 164 19.8 933 6.2
Female householder,
--$10,000 to $14,999 142 16.9 71 8.6 692 4.6 236 276 3252
no husband present
--$15,000 to $24,999 158 18.8 132 16 1681 11.2
--$25,000 to $34,999 130 15.5 131 15.8 1818 12.1
--$35,000 to $49,999 158 18.8 167 20.2 2416 16.1 With related children
--$50,000 to $74,999 74 8.8 120 14.5 3163 21.1 209 167 Not Available
under 18 years
--$75,000 to $99,999 6 0.7 25 3 1922 12.8 --Below poverty level 102 48.8 97 58 654 30.3
--$100,000 to $149,999 8 0.9 10 1.2 1344 9
--$150,000 to $199,999 0 0 0 0 511 3.4 With related children
--$200,000 or more 0 0 5 0.6 529 3.5 under 5 years
--Median household --Below poverty level 87 85.2 66 77.6 317 51.5
21444 32063 49705
income (dollars)
Employment, Income, and Poverty Transportation
• The unemployment rate for the Triangle in 2000 was 8.8% - nearly double the 4.5% • Of the Triangle residents that commute to work: 90% drive, 3.6% use public
unemployment rate for Santa Fe as a whole. transportation, 3.9% walk, and about 2.2% used other means.
• A household in the Triangle is nearly 2 times more likely than the average Santa Fe • Gasoline prices have increased locally by $0.97 over the past year. Mark Sardella of Local
household to earn an income under $15,000 and is 1 1/3 times more likely to earn an Energy estimates that the total annual fuel bill for Santa Fe drivers will increase by $75
income between $15,000 and $35,000. million this year. ( Sardella, Mark. “Community-Based Energy; A Return is Long Overdue.”
Sun Monthly. Permanent Press Inc. pg 30, Issue 266, Nov. 5th 2005.)
• An equivalent percentage of the Triangle’s and Santa Fe’s populations earn between
$35,000 and $50,000. • The total annual fuel bill for residents in the Triangle will increase by an estimated
$3,450,000 and individual households with vehicles will pay an additional $2,906 a piece
• An average Santa Fe resident is 1 ½ times more likely to earn $50,000 to $75,000 a year in annual fuel costs.
than a resident of the Triangle, 2 ½ times more likely to earn $75,000 to $100,000, 4 times
more likely to earn $100,000 to $150,000 a year, and 9 times more likely to earn more
than $150,000.
Water
• Average household water use in Santa Fe is 1000 gallons per person per month (12,000
• The Triangle features a particularly high level of poverty – nearly three times the Santa gallons per person per year).
Fe average.
o 12.3% the total population of Santa Fe lives below the federal poverty level
Energy
compared to 32% in the Triangle.
• Fossil fuel energies have experienced substantial prices increases over the past year:
Local Business/Local Economy 31% for crude oil, 50% for heating oil, 52% for gasoline, and 108% for natural gas.
(Sardella, pg 30)
• According to the Angelou Economics’ report “Cultivating Santa Fe’s Future Economy”
(which has been adopted by the city as Santa Fe’s official Economic Development Plan): • Natural gas price increases will add $14 million to the annual heating bill of Santa Fe
residents. Businesses that use natural gas will pay 60% more for fuel this year. (Sardella,
o 85% of Santa Fe businesses employ fewer than 20 people and 90% of these small
pg 31)
businesses are locally-owned
o 3,900 Santa Fe businesses employ fewer than 20 people, almost 5 times the • The estimated annual heating bill for residents in the Triangle using natural gas will
number of all other companies in the city combined. increase by approximately $546,000.
• 78% of Santa Fe’s workforce is employed by small businesses (Santa Fe Economic • Each of the 906 households in the Triangle that uses natural gas will pay an estimated
Development Inc.) additional $602 a year in heating costs.
• A study conducted by Civic Economics in Chicago in 2004 (“The Andersonville Study of

Retail Economics”) found that:
o For every $100 spent with a chain firm, only $43 stayed in the Chicago economy.
For every $100 in consumer spending with a local firm, $68 stayed in the Chicago
economy. Nearly 60% more money stayed in the city economy when consumers
spent at local businesses instead of chains.
o For every square foot occupied by a local firm, local economic impact is $179. For
every square foot occupied by a chain firm, local economic impact is $105. Local
businesses create 70% more local economic impact than chain firms.

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Neighborhood Handbook

for Second Street and the Triangle District Neighborhoods

Version 2.0 November 1, 2006

Presented by the Triangle District Project Group:

Partners and Funders:

Seeing Brazilian capoeira dancers at 2nd Street Experience.

Walking along the rail tracks.

Schools are nearby.

Having the College of Santa Fe nearby is good.

Walking the dog along the tracks still feels rural.

Going out on the track to get a view of the mountains.

Neighbors pick up trash as they walk.

A lot of people here grew up here.

Going to 2nd Street Experience and Azulito’s fashion show.

People from all over the world have settled here.

The more we know about our neighbors,

Empire Building Supply and Cerrillos Road restaurants are a

Ethnicity Median household income (dollars) 26,522 (x)

Hispanic or Latino 2,460 69.5

Households 1,374 100 $50,000 to $74,999 120 14.5

Family households (families) 825 60 $75,000 to $99,999 25 3

Nonfamily households 549 40 $150,000 to $199,999 0 0

Householder living alone 434 31.6 $200,000 or more 5 0.6

What is a Neighborhood Plan?

What Types of Assets Are There?

Built Environment Assets:

Why Asset Mapping?

Other Major Retail

- balconies Landscaping with large amounts of trees and

HOUSE ELEMENTS HOUSING ELEMENTS TRANSPORTATION ELEMENTS CIVIC BUILDINGS

Ponds, Cisterns, and Wetlands Wastewater treatment: constructed

a. How it works b. The big idea

Quotations and statistics

Questions Santa Fe Chapter

a. How it works b. The big idea

Links and Local contacts

a. How it works b. The big idea

A place to work in the home is becoming a Home occupation adds to neighborhood

Quotations, statistics and questions.

How many sole proprietors are thre in the Triangle?

a. How it works b. The big idea

Quotations, statistics and questions.

Less than half of American households are traditional nuclear families.

a. How it works b. The big idea

c. How to make it happen d. Related concepts

Links, local contacts, more research

Santa Fe Growth Management Project

New Mexico Chapter, American Planning Association: http://www.nmapa.org/

c. How to make it happen d. Related concepts

Quotations, statistics and questions. Links, local contacts, more research

a. How it works b. The big idea

Quotations, statistics and questions. Links, local contacts, more research

a. How it works b. The big idea

c. How to make it happen d. Related concepts

Links, local contacts, more research

Urban Land Institute – ULI.org

a. How it works b. The big idea

Links, local contacts, more research

a. How it works b. The big idea

Quotations, statistics and questions. Links, Local Contacts, More Research:

Bike and Pedestrian Network

a. How it works b. The big idea

c. How to make it happen d. Related concepts