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Bad Credit Credit Creditres Against the backdrop of the snowcapped Sangre de Cristo Mountains, the building lots stand ready, platforms for more new homes on the way to this steadily growing mecca in New Mexico's high desert. But before a single nail is pounded, builders like Mike Gibbs now face an additional, unusual hurdle. For every new home they build in Santa Fe, they must first install, free of charge, 8 to 12 new high-efficiency toilets in existing homes, hotels and shops.

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Bad Consolidation Credit Debt The purpose is to save water in a community with no more room for waste. Overtapped by drought and development, Santa Fe's current water supply can barely keep up with demand. The margins are so narrow that a bitterly divided City Council ruled in September that new construction could proceed only if its effects were offset by builders' swapping out old water-wasting toilets. The bigger the new home, the more new toilets must go in somewhere else.

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Bad Company Credit Repair Builders like Mr. Gibbs, a thickly built man of 41, are grudgingly going along with the new rules, since the alternative could be more severe: some Council members have sought a moratorium on construction.

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Bad Card Credit Credit But that does not make the builders any happier about what they see as a growing tendency to use water as a cudgel against growth.

In 1821, Mexico opened Santa Fe, one of the oldest European settlements in North America, to U.S. trade. In just a short time, wagon trains carrying American goods were making the long trek from Independence, Missouri, to Santa Fe, along what became known as the Santa Fe Trail. While fewer settlers went to New Mexico than to Texas, the commercial ties were profitable, and more important, the establishment of the trail demonstrated that the Great Plains was not a barrier to westward expansion.

Bad Car Credit Loan "I got into this business to build new homes," Mr. Gibbs said. "In order to keep building, I'm in the toilet business."

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Bad Credit Loan Mortgage In one sense, the new rules are just the latest tactic by Santa Fe's leaders to protect a city whose distinctive style, dictated by strict building codes, has attracted a growing influx of people. But more broadly, the rules speak to the kinds of hard choices and questions surfacing in communities across the West, where water supplies are being stretched to the limit by population growth and years of drought.

Auto Bad Credit Loan Among the questions is whether there can be more growth without more water, how to acquire new water supplies, and what to do if such efforts fail.

Bad Credit Mortgage Refinance "Obviously you can't do anything about the drought, and until you start issuing passports out of City Hall, you're not going to stop people from moving here," said Karl H. Sommer, who represents the Santa Fe Area Homebuilders Association, a fierce opponent of any building moratorium. "So it's time that someone began talking about supply."

Bad Credit Refinance Karen Heldmeyer, a city councilwoman who favors an all-out building moratorium, said the realistic approach would be for Santa Fe to begin to live within its limits.

Bad Credit Mortgage Second "I'm not in favor of slowing down growth just to slow down growth," she said. "But I think everyone in town understands that there's a relationship between growth and water use. And I don't want people who already live here to be in a perpetual stage of water shortage."

Bad Credit Loan Student Toilets are second only to outdoor sprinklers and garden hoses in consumption of domestic water supplies in the United States. Since 1994, federal law has required that all toilets in new homes be low-flow models, which use about 1.6 gallons per flush.

Bad Card Credit But that law does not affect existing homes' many millions of older toilets, which tend to use more than twice that amount. Only now are communities trying to find ways to speed their replacement. Some, like Los Angeles, have used subsidies to encourage homeowners to make the switch. But other than Santa Fe, only one American city, San Luis Obispo, Calif., has experimented with a mandatory swap-out.

Bad Credit Financing Santa Fe's replacement program has the potential to be the largest yet, with permit-hungry builders installing about 4,000 toilets a year, at a cost of $250 to $300 each, in the homes and businesses of civic-minded residents and merchants.

Bad Credit Home Loan Mortgage Santa Fe's population, now about 66,000, is increasing about 1.5 percent a year; Santa Fe County, of which it is the seat, is growing at 3.5 percent. For decades, almost nothing has been done to ensure that water supplies keep pace with that growth. Santa Fe's main water sources the Santa Fe River and city-owned wells have been depleted in recent years by overuse and periodic drought, including the current one, among the worst on record.

Bad Credit Loan People To cope, Santa Fe has already cut domestic water consumption. Its average total water use 145 gallons per person per day for homes and businesses has fallen 20 percent since 1995 and is one of the lowest in the West.

Bad Card Credit Credit People Even so, by this summer the level at its main reservoir had fallen to just 22 percent of capacity, with only a tiny faction of that considered usable. Since April, the city has enforced its strictest water-use limitations in years, including a ban on filling residential swimming pools and a rule that hotels change sheets and towels only every four days.

Bad Credit Guaranteed Loan Still, there were days this summer, said Dale Marie Doremus, environmental projects coordinator for Santa Fe's water department, when "we were teetering on the brink," with water supplies barely keeping up with demand.

Bad Credit Refinancing At the same time, the demand for building permits had surged. By mid-July, the city had issued 473 permits this year for new single-family homes more in seven months than in any full year since 1990. At one point, the City Council did pass a building moratorium, only to rescind it later under pressure from the home builders and their supporters. The builders argued that such a move would amount to a closing of Santa Fe's borders and could have a severe economic effect.

Bad Credit Equity Home Loan On average, city officials say, the toilet rules that were adopted last month are expected to add $3,000 to $4,000 to the cost of a new home, in a market where the median price is now about $265,000. But that additional cost does not include what builders like Mr. Gibbs say is considerable time spent contacting hotels, businesses and homeowners, looking for places to put new toilets.

Bad Credit Loan Payday The toilet rules are to be reviewed in March, when studies aimed at clarifying Santa Fe's water picture are to be completed. At that time, the City Council is supposed to come up with a formal water budget specifying how much water, if any, can be spared for new development, and whether savings are needed elsewhere.

Bad Credit Repair The builders and their allies, including City Councilman Matthew Ortiz, say a long-term solution must include new water supplies for Santa Fe, partly entailing the spending of millions of dollars on infrastructure to take advantage of the city's rights to divert large quantities from the Colorado portion of the San Juan River.

Bad Credit Home Loan Uk But experts like Ms. Doremus, the city water official, say that even in the long term, increasing competition for water in the state and across the West will make it hard for Santa Fe to acquire substantial new sources.

2nd Bad Credit Mortgage "There's a finite amount of water," she said. "There are no hidden reserves. And what we're saying is that we don't have a lot of water to set aside for growth."

Bad Credit Loan Unsecured By Douglas Jehl
New York Times - 11/3/2002

Topic: Water

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