The Albuquerque Report

Listening. Learning. Leveraging.

Compiled and Documented for Living Cities

By Regionerate | The JDL Group

THE ALBUQUERQUE REPORT

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Front cover: A view of the courtyard fountain through a vine covered wooden doorway at Hotel Albuquerque

Inside front cover: A coral vine covered pergola walkway bedecked with afternoon shadows at Hotel Albuquerque

Purpose

The purpose of our trip to Albuquerque was to serve as a learning opportunity, to document as many findings as possible within a 3-day span (Dec. 7 – Dec. 9), and to also serve as a basis for understanding how to prepare for a deeper level of technical support needed in years 2-3, for the rollout of Albuquerque’s CTG Workplan.

A key point of reference for this trip can be traced back to one of the first “All Consultants” meeting we had back in the Spring of 2022. During the meeting, Michelle Melendez boldly asked the question “Can the Homeownership and Business Starts and Growth initiatives be part of the same workplan strategy?” This question was the spark for a round of similar questions that were asked as we began the process of diving deeper into each of the cohort city’s needs, during our ensuing meetings.

From this premise, we began to work towards the goal of creating a connected approach to HO/BSG when asked by a cohort city. This approach proved to be extremely popular, and for Albuquerque, it was very simple and straightforward. Michele believed then, and still believes today, that a BIPOC led development in Albuquerque, featuring a predominately populated constituency of the same ethnic makeup, is not only possible but very doable. The caveat being, that they (Team Albuquerque) have the needed experiential and technical support to pull off what they believe is possible.

After consummating our 3-day fact finding mission, we believe there is ample proof to show that there is a strong will of the people, suitable resources from key stakeholders, and a desire to collaborate with the 19 Pueblo Nations and the City of Albuquerque. The goal being to leverage collective assets, e.g., land, incentives, zoning variances, infrastructure cost mitigation, financing, and more, to ensure the greatest amount of long-term strength and stability for the venture.

Thank you for entrusting us with the opportunity to serve in this capacity on behalf of Living Cities. We look forward to receiving your feedback and will be ready to discuss any further details at your request

Kindly J.D. Lee Chief Executive Principal Regionerate The JDL Group

Day 1 | Wednesday Dec. 7

The trip to Albuquerque was a productive undertaking. Overall, it proved to be very informative, educational and fact filled. We were offered a look behind the veil, to explore how the politics work, for both the city of Albuquerque, as well as the Pueblo Nation. The following summary is a day-by-day analysis of our experiences:

4:30 PM - Upon arrival to ABQ Sunset Airport, and eventually driving to Hotel Albuquerque, where we lodged, we soon connected with Michelle to make plans for a casual dinner and discussion. She recommended we meet at a nearby place called the Sawmill Market.

6:30 PM - We arrived at the venue and noticed a very festive atmosphere, people mingling, food and beverage establishments and eateries all housed within a historic lumberyard building transformed into a 34,000-square-foot food hall, outdoor gathering place, and community gathering hall showcasing New Mexico food, diversity, and art.

Michelle invited Dawn Begay to join us. Once they arrived, we ordered food and drinks, grabbed a table, and talked for the rest of the evening about the city, its rich history, resources, and all the challenges they face with creating equity and inclusion for BIPOC communities.

A Christmas tree in the main lobby at Hotel Albuquerque, and a local eatery inside the main entrance at Sawmill Market

The Sawmill Market is reminiscent of food hall marketplaces that are springing up throughout the U.S. It was an interesting parallel however, to a venue in Saint Paul that is the site of the former Shmidt’s Brewery, now called Schmidt Artist Lofts. The Lofts reside in the old converted brewery where the last kegs rolled out back in 2002. Now after renovation, it is the home of 247 live/work artist rental lofts. Next to the brewery is a food hall much like the Sawmill Market called Keg and Case Market, a 33,000 sf, co-op managed venue featuring local food/beverage brands.

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The front marquis of the Sawmill Market, the front marquis of Hotel Albuquerqe, and the rooftop view at Hotel Chaco

Day 2 | Thursday Dec. 8

8:00 AM - The morning was a bit chilly, and proper cup of coffee was the first thing on everyone’s mind. So, we all head out to meet up at the Starbucks at Avanyu Plaza, a thriving destination hub in the heart of Albuquerque. This particular Starbucks is of great cultural and historic importance because it is the largest Starbucks in New Mexico, that happens to be located within the historic 19 Pueblos District. It is also the only freestanding Starbucks Coffee licensed to a Native American-owned company in the United States It features Pueblo-inspired architecture, a spacious outdoor patio, two kiva fireplaces, and a community meeting room. The handmade Pueblo pottery and art commissioned specifically for our location makes this Starbucks unlike any other.

8:30 AM - We did not stay long, and had a quick huddle regarding the rest of the day’s agenda. From there we hopped in the same SUV and headed over to the Indian Pueblo Cultural Center (IPCC), where we were to have breakfast at their signature “Indian Pueblo

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Exterior and interior images of the Starbucks at Avanyu Plaza, located within the 19 Pueblos District Kitchen” restaurant. Front entrance of the Indian Pueblo Cultural Center

Once there, we were met with a warm greeting by one of IPCC hosts and seated along with Michael Canfield / CEO, Monique Fragua / COO, the IPCC Grants Director, and others representing their organization. We were also joined by 2 people from MASS Design.

The Indian Pueblo Cultural Center is the Gateway to the 19 Pueblos of New Mexico and serves as a gathering place where Pueblo Culture is celebrated through creative and cultural experiences, while providing economic opportunities to Pueblo and local communities.

The IPCC is located at the heart of nearly 80 acres of land owned by the 19 Pueblos and governed by the 19 Pueblos District at the former location of the Albuquerque Indian School (1881-1982). The IPCC is comprised of a museum, gallery space, collections of murals and other Native arts and artifacts, a library, archives, an education department, a teaching kitchen / restaurant, and cultural programming and events, celebrating Pueblo culture

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Inside the lobby of the IPCC, and attendees seated inside the Indian Pueblo Kitchen, while ABQ team makes intros Signage at the marquis of the Indian Pueblo Kitchen, a teaching kitchen / restaurant at the IPCC Portraits of the Governors of The 19 Pueblos of New Mexico, hanging on the walls at the IPCC

9:45 AM - After a wonderful breakfast with leaders from IPCC sharing a discography of projects, initiatives, and ventures they have self-funded and developed over the past several decades, we went to one of their sites, which is currently the backdrop for another round of ground up developments on their native lands

After a tour of their new development site and discussing “other possibilities.” It was encouraging to learn that the Pueblo leadership would be very interested in not only doing a new housing development on their native land (or land in which they acquire), but they are also open to the possibility of a joint venture that would include the City of Albuquerque, ABQ Economic Development, the 19 Pueblo Tribes, and other partners. The approach discussed would involve taking a shared approach to certain infrastructure items, as well as the 19 Pueblo Tribes doing a deal outside of their native land. This would be a game-changing approach, if done correctly.

11:00 AM - The next part of the day was spent preparing for our meeting with the mayor and other departmental leaders from his staff. Once we arrived at City Hall, we were taken to the Office of Equity and Inclusions, where we met more staff from that team and toured their offices.

11:15 AM - From there we were ushered to the main conference room where we were joined by the honorable Mayor Tom Keller and several key directors from various departments including: 1) Allen Varela, Director of ABQ Planning Department, 2) Terry Brunner, Director of ABQ Economic Development, and 3) Lisa Huval, Deputy Director of ABQ Housing Authority. Michelle Melendez, Director of OEI and her team of Dawn Begay and Nichole Rogers were there as hosts of the meeting Elena Baranes and Shawn Evens of MASS Design were present to speak on their Albuquerque Needs Assessment report and the Planning / Analysis report regarding the sites

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Michael Canfield, CEO of IPCC, showcasing one of the many 19 Pueblos of New Mexico commercial developments The Albuquerque CTG Workplan and Planning / Analysis Report by MASS, Linda Fowler L and Michelle Melendez R

Michelle opened the floor for the attendees to introduce themselves to the mayor. After brief introductions and welcome, MASS Design presented the high-level findings of their Needs Assessment and distributed hard copies of their Site Planning and Analysis Report. There were three sites of interest being considered for the development and MASS did a good job of presenting their perspectives on unit counts, housing options, etc.

After MASS presented, the conversation shifted to the Living Cities Albuquerque Workplan, where we discussed the deliverables, timelines, financing, leveraged opportunities, and more. Additionally, there was discussion centered around a possible transfer agreement for Site #1 to the Sawmill Community Land Trust, and development rights that would ensue if a deal was consummated. The mayor also requested the team consider all sites, within a contingency framework. We were able to speak to their impressions of the Site #1, with the understanding that the other sites were yet to be fully assessed.

Mayor Keller stated he would be traveling to Washington D.C. the following day and would have the opportunity to meet with leaders from US Department of Transportation and US Housing and Urban Development The mayor also specifically asked about Justice40 Initiative, and we were able to speak to that opportunity, while also highlighting current and future federal funding opportunities for Albuquerque at the federal, state and local levels.

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From left to right, Elena Baranes (MASS), Dawn Begay, Allen Varela, Nichole Rogers, and Mayor Tom Keller (Albuquerque) Itineray for the meeting with Mayor Keller and staff

12:00 PM – After our meeting with the mayor, department directors, and other staff was over, it was time for lunch. The venue of choice was another establishment in the Pueblo development called 12th Street Tavern. It was great to see all the new development, restaurants, hotels, and businesses, newly built by the 19 Pueblos. The project was a partnership of Pueblo / Albuquerque planning departments, that highlighted a shared infrastructure investment approach

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The team taking a break and having lunch at a Pueblo owned and operated establishment Michael Canfield, CEO of IPCC, showing the location of a new 19 Pueblos Nation 120, 000 sf commercial development

1:30 PM – Lunch was followed by a trip to Site #2, in the San Mateo District, an area where Michelle Melendez grew up. There was a noticeable difference between Site #1 v Site #2. The former being adjacent to new commercial and hospitality developments built with market rate clients in mind, while the latter has not seen new investment on par with the Sawmill District.

One of the most interesting things we learned about Site #2 is that the city is going to build a HQ for the Community Safety Department there. It would make a perfect scenario to have them as an anchor as part of a larger development that includes, residential, retail, and recreational amenities, with unit price points that are in line with the existing AMI

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Market rate commercial development near the Sawmill, adjacent to Site #1 Site #1 being shown by Michelle and Nichole explaining some of the surrounding multi-family housing Site #2 with storage containers parked temporarily to hold supplies for the new public safety facility A closed fire station and other existing commercial buildings that surround Site #2

Day 3 | Friday Dec. 9

8:30 AM - The third day of our trip the Albuquerque began on a more casual note. We were not up against any hard agenda timelines, so we took our time to immerse ourselves into the culture and fabric of the Pueblo community. Additionally, we did a very thorough walkthrough of Hotel Albuquerque, as it represented a convergence of old-world Spanish, Mexican and Pueblo architecture and design. Why is this important? Because when we engage in designing versions of how communities should be designed, it is important to learn the historical origins. This backdrop allows us to gain valued insights of the artistic, ethnic, and cultural influences of the native people groups. With this knowledge, we can extrapolate the natural evolution process, to better inform how we design communities that reflect true history, rather than white-washed versions. This exercise is also required to understand historic black cultural influences in Albuquerque. Respecting all cultural contributions of the past, helps form a more inclusive and equitable Albuquerque today.

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The main lobby of Hotel Albuquerque, showing the architectural influence of the Spanish, Mexican and Pueblo styles A pergola, band of some chili peppers, courtyard fountain, inset accent chairs, and chandelier at Hotel Albuquerque

12:00 PM - After spending the morning at the hotel, we went back to the IPCC facility where we spent a great deal of time exploring the museum, art galleries, collections of murals, and library It was a very educational moment and hearing from some of the staff who work there, made an impression on us that will last for quite some time.

One gentleman, who one would automatically think of as a manager, spoke with us, and shared this very interesting nugget of how he views his staff and vice versa. When asked “Are you the manager here?” He looked, paused for a moment, and then said “Well, we don’t really have managers around here. No one is better or higher on the ladder than another. So really, I just help my team understand the collective responsibilities, and then we all gravitate towards helping one another to accomplish the tasks. They all know who the leader is… it doesn’t need to be spoken or worn on a badge.” As stated earlier, this was a profound way of learning how a group of native people view leadership, as well as group success.

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Native artifacts at the Pueblo Museum featuring pottery, musical instruments, and art Native architectural miniatures at the Pueblo Museum showcasing the old building methodologies Tony Chavarria (Santa Clara Pueblo), Curator of Ethnology at the Pueblo Museum, discussing Pueblo history with guests

Discoveries

Fact 1 - One of the more interesting learned is that the current U.S. Secretary of the Interior, Deb Haaland is a citizen of the Pueblo of Laguna and has Jeminez heritage. Secretary Haaland served as chair of the New Mexico Democratic Party from 2015 to 2017 and as the U.S. representative for New Mexico's 1st congressional district from 2019 to 2021. She is the first Indigenous U.S. cabinet member in the history of the United States.

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U.S. Secretary of the Interior Deb Haaland wore this traditional Pueblo dress during her swearing-in ceremony for the House of Representatives in 2019. Photograph courtesy of U.S. Secretary of the Interior Deb Haaland's Office

Fact 2 – A significant moment was hearing directly from two of the women who are a part of the OEI team. Nichole and Dawn were very open about the issue of homelessness and affordable housing the city is facing. Hearing the heart of these issues, by two people who have their own compelling personal stories, was very captivating

On day 2 while at Site #1, we walked the grounds and then stopped for a moment to have a side bar. Both ladies work for the city, have their own unique experiences, and by being transparent, made their stories even more captivating.

Nichole stated “When I bought a house four years ago, rent was ridiculous! I don’t know if I would be able to purchase a home today, if I hadn’t done it when I did… and it completely changed my financial trajectory, like 100 percent!”

Dawn weighed in and shared “Because I did it (purchase a home v. rent) when I did… the income that would have gone towards housing and rent, I can now help with my family’s cost.”

Fact 3 - At one point while at Site #1, we walked on Old Mill Pond, which is an old drainage pathway that will need to be repurposed if any development happens there. Shawn from MASS pointed out one of the ways the old Spanish colonies engineered the moving of water from one place to another, was by using man-made drainage canals called an “Acequia.” In simple terms, it is a community-operated waterway used for irrigation and snow runoff of river water to distant fields. A system like this could potentially be incorporated into a new development.

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From left to right, Nichole Rodgers, Dawn Begay (OEI), Linda Fowler (Regionerate), Elana Baranes (MASS), and Michelle Melendez (Director, OEI) Michelle Melendez walking along the Old Mill Pond, part of an old acequia waterway

Fact 4 – Near the north side of Site #1, there is a stretch of the historic Albuquerque Rail Yards, which leads to the heart of Downtown, the Sawmill District, and Old Town. Recently it was thought that a new proposed Albuquerque Rail Trail was DOA, but recently, a pair of new investments means there is enough funding to complete phase one of the trail. The new investments include $10 million from a $100 million infrastructure bond package the City Council approved in June of 2022, and a $10 million state contribution that Gov. Michelle Lujan Grisham announced in July of 2022. Including money, the city already had for the redevelopment project, officials say they now have $25 million in total available funding.

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A section of the historic Albuquerque Rail Yards, leading to the heart of Downtown, the Sawmill District, and Old Town Albuquerque Mayor Tim Keller, left is joined by Governor Michelle Lujan Grisham and former Mayor Martin Chavez in announcing the state’s $10 million investment in the planned Albuquerque Rail Trail. (Adolphe Pierre-Louis/Albuquerque Journal) | CLICK HERE

Fact 5 – While at Site #2 in the San Mateo District, it was shared with us that Mayor Keller and the city, are creating a new public safety department that would send trained professionals to respond to certain non-violent calls for help in place of armed officers. In essence, this would be a third arm of the Public Safety Department, complimenting police and fire.

Once formed, the Albuquerque Community Safety Department would have social workers, housing and homelessness specialists and violence prevention and diversion program experts who would be dispatched to homelessness and “down-and-out” calls as well as behavioral health crises. There is talk that the office for this division of public safety would be built on a portion of Site #2, which presents an interesting scenario for a potential planned development incorporating affordable residential units and retail space, as well as commercial office space. The public safety branch could be housed as one of the commercial office anchors if a deal can be struck with a suitable developer and the city.

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The south portion of Site #2 in the San Mateo District, where the Community Safety Dept. could be located In November of 2022, over 12,000 calls were diverted from the Police Dept. to the Community Safety Dept | CLICK HERE

Fact 6 – During our meeting with Mayor Keller and staff, he brought up a question regarding the Justice40 Initiative, which seemed to be a real point of interest for him. There is a definite interest there, so let’s look a deeper look. At the 2022 SOTU address, President Biden said “We’ll create good jobs for millions of Americans…and we’ll do it all to withstand the devastating effects of climate change and promote environmental justice.” Here are some facts about Justice40.

What is the Justice40 Initiative? For the first time in our nation’s history, the Federal Government has made it a goal that 40 percent of the overall benefits of certain Federal investments flow to disadvantaged communities that are marginalized, underserved, and overburdened by pollution. President Biden made this historic commitment when he signed Executive Order 14008 within days of taking office.

What kinds of investments fall within the Justice40 Initiative? The categories of investment are: 1) climate change, 2) clean energy and energy efficiency, 3) clean transit, 4) affordable and sustainable housing, 5) training and workforce development, 6) remediation and reduction of legacy pollution, and 7) the development of critical clean water and wastewater infrastructure.

For the full list of Justice40 covered programs, CLICK HERE For the Climate and Economic Justice Screening Tool, CLICK HERE

Fact 7 – There is a strong desire on the part of the 19 Pueblos of New Mexico, to engage in a deal structure that goes beyond the boundaries of what they have engaged in, to this point. Specifically, Michael Canfield, CEO of IPCC stated there is another non-Pueblo track of land approximately 13 acres, privately owned by a local Albuquerque resident, that could be a possible acquisition / development opportunity.

We also viewed the property, which was not far from Site #1. Although it was fenced in, we were able to have a good look at it from the street. It has potential but would require better access for a more thorough analysis. It sits right on a major thoroughfare and highway.

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A privately owned, 13-acre tract of land, next to a major thoroughfare and highway corridor in Albuquerque

Site #1 being shown by Michelle Melendez explaining some of the surrounding residential elements | 8 mins, 07 seconds [WATCH]

A driving tour through the Wells Park District, showing the aging single family housing types that are near the Sawmill Market | 1 min, 24 secs [WATCH]

A driving tour through the Wells Park District, showing multi-family and commercial properties adjacent to the Sawmill Market | 5 mins, 0 secs [WATCH]

A privately owned, 13-acre tract of land, next to a major thoroughfare and highway corridor in Albuquerque | 18 secs [WATCH]

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Videos

Michael Canfield, CEO of IPCC, showcasing one of the many 19 Pueblos of New Mexico commercial developments | 9 mins, 24 seconds [WATCH] Nichole Rodgers L and Dawn Begay R sharing personal about their personal housing journey, and scenarios in Albuquerque | 2 mins, 17 secs [WATCH]

| 2 mins, 22 secs [WATCH]

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Tony Chavarria (Santa Clara Pueblo), Curator of Ethnology at the Pueblo Museum, having a deep historical discussion with guests on the topics of history, education, culture, language, and the continued impact of the attempt to acculturate the identity of the Pueblo people by colonizers | 31 mins, 56 secs [WATCH] A rooftop view at night, from Hotel Chaco, a AAA 4 diamond boutique hotel, which sits right across the street from the Sawmill Market