Follow-up: Action held off for workshop on live/work permits for downtown businesses

by Kathleen Sloan | September 27, 2019
3 min read
​The Truth or Consequences City Commission will hold a public workshop on special-use permits allowing downtown business owners to also live in their place of business. 

Live/work special-use permits was on the Sept. 25 regular-meeting agenda as an action item, but the board only directed City Manager Morris Madrid to arrange a workshop, notifying all business owners downtown and the public in general. 

Mayor Pro-Tem Cathy Clark has tried to get a community discussion going on living and working downtown over the last year and finally succeeded. 

Live/work special-use permits have been given over the last 10 years or so, although there is no such law on the books, only generic guidelines for issuing special-use permits. A special-use permit allows a land use not on the books, but benefits must outweigh negatives to the community’s welfare. 

The goal was to encourage business owners to locate downtown by allowing them to save money on housing. In exchange, the city hoped for an enlivened business district, especially at night, increasing tourism and tax revenue. More eyes on the street would also make downtown safer. 

Alas, empty storefronts are still a concern, and the live/work special-use permit may be contributing to the problem. 

Clark said two live/work special-use permits were given to businesses recently with one opening a business and the other not, the commercial building being used as a residence. 

City Clerk Renee Cantin said she thinks about five live/work special-use permits are in effect now. 

Clark particularly wants to know if the public would support requiring businesses to keep certain hours of operation downtown. 

She also wants to know how the public feels about a zone change to achieve mixed use versus by special-use permit. “Do we want to redistrict the commercial district,” she asked, suggesting the current law restricting downtown to commercial use be followed or changed. 

“It’s a courtesy we’re giving, allowing people to live in the commercial district,” Clark said. 

Commissioner George Szigeti agreed, saying the privilege should come with conditions. Live/work special-use permits should include the stipulation certain hours be kept, especially on Friday, Saturday and Sunday, he said, with the permit revoked for noncompliance. 

“I constantly hear complaints from visitors, ‘When are these places open?’” Szigeti said. 

The empty-store owners, Szigeti said, “are not even trying to find renters,” which also needs to be addressed. “We should be reaching out to landlords.” 

Commissioner Rolf Hechler said some cities have had success in changing downtown commercial zones to multi-use live-work zones. He suggested looking at incentives for rehabilitating a building as well as a zone change. 

“What we have allowed is a detriment to economic development and tourism,” City Manager Morris Madrid said, calling downtown “a gem.” 

The live/work special-use permit is a piece that needs to be fitted into an “overall plan of downtown renovation,” Madrid said. 

Different groups are working on making downtown better, Madrid said, “but they are not focused. I will get them focused,” noting it’s critical the city stop losing population and increase business “just to maintain what we have.” 

Mayor Sandra Whitehead said any stricter ordinance passed on living and working downtown is not retroactive. “We can’t impose it backwards if they are already there. You would think these people would fix up their buildings.” 

Clark and Madrid noted larger renovation expenses must be borne if there is a building-use change, from hardware store to restaurant for example. The older downtown building would have to be brought up to current building code and fire code. 

Near the end of the discussion, City Attorney Jay Rubin said the current special-use permit law already allows the city to revoke live/work permits. He also said the current code allows them to impose permit conditions “on a case-by-case basis,” and no new law is necessary for stricter conditions.

Clark suggested imposing a moratorium on granting live/work special-use permits, but Rubin said that too was unnecessary given the Commission’s power under the current law. Clark said no moratorium will be passed, but no permits will be given “until we reach consensus.”

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Kathleen Sloan is the Sun’s founder and chief reporter. She can be reached at kathleen.sloan@gmail.com or 575-297-4146.
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Understanding New Mexico's proposed new social studies standards for K-12 students

“The primary purpose of social studies is to help young people develop the ability to make informed and reasoned decisions for the public good as citizens of a culturally diverse, democratic society in an interdependent world.”
—National Council for the Social Studies 

Reader Michael L. Hayes of Las Cruces commented: What impresses me is that both the proposed standards and some of the criticisms of them are equally grotesque. I make this bold statement on the basis of my experience as a peripatetic high school and college English teacher for 45 years in many states with many students differing in race, religion, gender and socioeconomic background, and as a civic activist (PTA) in public education (My career, however, was as an independent consultant mainly in defense, energy and the environment.)

The proposed social studies standards are conceptually and instructionally flawed. For starters, a “performance standard” is not a standard at all; it is a task. Asking someone to explain something is not unlike asking someone to water the lawn. Nothing measures the performance, but without a measure, there is no standard. The teacher’s subjective judgment will be all that matters, and almost anything will count as satisfying a “performance standard,” even just trying. Students will be left to wonder “what is on the teacher’s mind?” or “have I sucked up enough.”

Four other quick criticisms of the performance standards. One, they are nearly unintelligible because they are written in jargon. PED’s use of jargon in a document intended for the public is worrisome. Bureaucrats often use jargon to confuse or conceal something uninformed, wrong or unworthy. As a result, most parents, some school board members and more than a few teachers do not understand them.

Two, the performance standards are so vague that they fail to define the education which teachers are supposed to teach, students are supposed to learn, and parents are supposed to understand. PED does not define words like “explain” or “describe” so that teachers can apply “standards” consistently and fairly. The standards do not indicate what teachers are supposed to know in order to teach or specify what students are supposed to learn. Supervisors cannot know whether teachers are teaching social studies well or poorly. The standards are so vague that the public, especially parents or guardians, cannot know the content of public education.

Three, many performance standards are simply unrealistic, especially at grade level. Under “Ethnic, Cultural and Identity Performance Standards”; then under “Diversity and Identity”; then under “Kindergarten,” one such standard is: “Identify how their family does things both the same as and different from how other people do things.” Do six-year-olds know how other people do things? Do they know whether these things are relevant to diversity and identity? Or another standard: “Describe their family history, culture, and past to current contributions of people in their main identity groups.” (A proficient writer would have hyphenated the compound adjective to avoid confusing the reader.) Do six-year-olds know so much about these things in relation to their “identity group”? Since teachers obviously do not teach them about these other people and have not taught them about these groups, why are these and similar items in the curriculum; or do teachers assign them to go home and collect this information?

Point four follows from “three”; some information relevant to some performance measures requires a disclosure of personal or family matters. The younger the students, the easier it is for teachers to invade their privacy and not only their privacy, but also the privacy of their parents or guardians, or neighbors, who may never be aware of these disclosures or not become aware of them until afterward. PED has no right to design a curriculum which requires teachers to ask students for information about themselves, parents or guardians, or neighbors, or puts teachers on the spot if the disclosures reveal criminal conduct. (Bill says Jeff’s father plays games in bed with his daughter. Lila says Angelo’s mother gives herself shots in the arm.) Since teacher-student communications have no legal protection to ensure privacy, those disclosures may become public accidentally or deliberately. The effect of these proposal standards is to turn New Mexico schools and teachers into investigative agents of the state and students into little informants or spies.

This PED proposal for social studies standards is a travesty of education despite its appeals to purportedly enlightened principles. It constitutes a clear and present danger to individual liberty and civil liberties. It should be repudiated; its development, investigated; its PED perpetrators, dismissed. No state curriculum should encourage or require the disclosure of private personal information.

I am equally outraged by the comments of some of T or C’s school board members: Christine LaFont and Julianne Stroup, two white Christian women, who belong to one of the larger minorities in America and assume white and Christian privileges. In different terms but for essentially the same reason, both oppose an education which includes lessons about historical events and trends, and social movements and developments, of other minorities. They object to the proposal for the new social studies standards because of its emphasis on individual and group identities not white or Christian. I am not going to reply with specific objections; they are too numerous and too pointed.

Ms. LaFont urges: “It’s better to address what’s similar with all Americans. It’s not good to differentiate.” Ms. Stroup adds: “Our country is not a racist country. We have to teach to respect each other. We have civil rights laws that protect everyone from discrimination. We need to teach civics, love and respect. We need to teach how to be color blind.”

Their desires for unity and homogeneity, and for mutual respect, are a contradiction and an impossibility. Aside from a shared citizenship, which implies acceptance of the Constitution, the rule of law and equality under the law, little else defines Americans. We are additionally defined by our race, religion, national origin, etc. So mutual respect requires individuals to respect others different from themselves. Disrespect desires blacks, Jews or Palestinians to assimilate or to suppress or conceal racial, religious or national origin aspects of their identity. The only people who want erasure of nonwhite, non-Christian, non-American origin aspects of identity are bigots. Ms. LaFont and Ms. Stroud want standards which, by stressing similarities and eliding differences, desire the erasure of such aspects. What they want will result in a social studies curriculum that enables white, Christian, native-born children to grow up to be bigots and all others to be their victims. This would be the academic equivalent of ethnic cleansing.

H.E.L.P.

This postmortem of a case involving a 75-year-old women who went missing from her home in Hillsboro last September sheds light on the bounds of law enforcement’s capacity to respond, especially in large rural jurisdictions such as Sierra County, and underscores the critical role the public, as well as concerned family and friends, can play in assisting a missing person’s search.

Reader Jane Debrott of Hillsboro commented: Thank you for your article on the tragic loss of Betsey. I am a resident of Hillsboro, a friend of Rick and Betsey, and a member of H.E.L.P. The thing that most distresses me now, is the emphasis on Rick’s mis-naming of the color of their car. I fear that this fact will cause Rick to feel that if he had only gotten the facts right, Betsey may have been rescued before it was too late. The incident was a series of unavoidable events, out of everyone’s control, and we will never know what place the correct color of her car may have had in the outcome. It breaks my heart to think that Rick has had one more thing added to his “what ifs” concerning this incident.

Diana Tittle responded: Dear Jane, the Sun undertook this investigation at the request of a Hillsboro resident concerned about the town’s inability to mount a prompt, coordinated response to the disappearance of a neighbor. From the beginning, I shared your concern about how our findings might affect Betsy’s family and friends. After I completed my research and began writing, I weighed each detail I eventually chose to include against my desire to cause no pain and the public’s right to know about the strengths and limitations of law enforcement’s response and the public’s need to know about how to be of meaningful assistance.

There was information I withheld about the state police investigation and the recovery. But I decided to include the issue of the car’s color because the individuals who spotted Betsy’s car emphasized how its color had been key to their identification of it as the vehicle described in Betsy’s Silver Alert. Because the misinformation was corrected within a couple of hours, I also included in this story the following editorial comment meant to put the error in perspective: “The fact that law enforcement throughout the state was on the lookout in the crucial early hours after Betsy’s disappearance for an elderly woman driving a “light blue” instead of a “silver” Accord would, in retrospect, likely not have changed the outcome of the search” [emphasis added].

I would also point to the story’s overarching conclusion about the inadvisability of assigning blame for what happened: “In this case, a perfect storm of unfortunate circumstances, many of them beyond human control, hindered the search that it would fall to Hamilton’s department to lead.”

It is my hope that any pain caused by my reporting will eventually be outweighed by its contribution to a better community understanding of what it will take in the future to mount a successful missing person’s search in rural Sierra County.

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