Attachment_A_Planning Commission Packet

Extracted text

Case #2025-10766 & 2025-107067 2780 S. Meadows Rezoning
Planning Commission May 7, 2026, Meeting Page 1 of 25
Planning and Land Use Department
Planning Commission Staff Report
Case No’s: 2025-10766 & 2025-10767
Hearing Date: May 7, 2026
Agent: Sommer Karnes & Associates LLP.
Owner: Montoya y Garcia LLC
Request: General Plan Amendment & Rezoning
Location: 2780 S. Meadows Rd parcel #’s
910008728, 99312180, 99312181
Case Mgr.: Joel Cruz-Haber
Current Zoning: R-3
Current Future
Land Use: Very Low Density
Overlay: Rivers and Trails Archeological District
Master Plan: None
Pre-app Mtg: May 23, 2024
ENN Mtg: April 24, 2025
Proposal: The applicant requests approval for General
Plan Amendment to the Future Land Use
Map, change ≈0.70 acres of land from “Very
Low Density” to “Low Density” and Rezoning
from R-3 (three dwelling units per acre) to R-6
(six dwelling units per acre) for three
contiguous parcels totaling ≈7 acres.
Site Map

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Case #2025 – 107066 General Plan Amendment. Sommer Karnes and Associates, LLP, Agent, for
Montoya y Garcia LLC, Owner, requests approval for a General Plan Amendment to the future land use
map for two contiguous lots consisting of a portion of land approx. 0.70-acres located at 2780 S Meadows
Rd. from “Very Low Density” to “Low Density” (Joel Cruz-Haber, Case Manager,
jacruzhaber@santafenm.gov, (505) 955-6684).
Case #2025 - 107067 Rezoning. Sommer Karnes and Associates, LLP, Agent, for Montoya Y Garcia
LLC, Owner, requests approval for a rezoning of three contiguous lots consisting of approx. 7.01-acres
located at 2780 S Meadows Rd from R-3 (residential, three dwelling units per acre) to R-6 (residential,
six dwelling units per acre) (Joel Cruz-Haber, Case Manager, jacruzhaber@santafenm.gov, (505) 955-
6684).
I. RECOMMENDATION:
City Planning and Land Use Department staff (“Staff”) recommends the Planning Commission
recommend the Governing Body approve Case #2025 – 10766, General Plan Amendment and Case
#2025 – 10767, Rezoning.
Two motions will be required for this case:
1. Recommend the Governing Body approve or deny Case #2025-10766, General Plan Amendment.
2. Recommend the Governing Body approve or deny Case #2025-10767, Rezoning.
II. EXECUTIVE SUMMARY:
This application was submitted on May 12, 2025, and is being reviewed under the Land Development
Code (“Code”) that was in effect prior to January 1, 2026. The property consists of three contiguous
parcels (910008728, 99312180, 99312181) totaling approximately 7-acres, located at 2780 S. Meadows
Road, directly Southwest from the South Meadows and Veterans Memorial Highway interchange, and
bisected by South Meadows Road (the “Property”) (Figure 1).
A pre-application meeting was held on May 23, 2024 with the City’s “Development Review Team” (“DRT”)
to discuss the scope of the request and actionable steps to proceed with their proposal. To initiate the
Early Neighborhood Notification (“ENN”) process, the applicant (“Applicant”) sent letters to neighbors
within 300’ of the Property, posted signs on the Property, and sent certified mail to neighbors within 100’
on April 9, 2025. The ENN meeting was hosted by the Applicant over Zoom on April 24, 2025, with staff
attendance and zero attendees from the public. The Applicant requests that the Planning Commission
recommend that the Governing Body approve a General Plan Amendment changing the future land use
designation on a portion of the Property approximately 0.70 acres in size, from “Very Low Density
Residential” to “Low Density Residential”, (“Amendment”), and a rezoning from R-3 (residential, three
dwelling units per acre) to R-6 (residential, six dwelling units per acre) (“Rezoning”) on the entirety of the
Property. If the Amendment and Rezoning are approved, future development may require a
Development Plan and/or Subdivision review subject to the requirements of the code in place at the time

Case #2025-10766 & 2025-107067 2780 S. Meadows Rezoning
Planning Commission May 7, 2026, Meeting Page 3 of 25
of application1.
III. PROJECT ANALYSIS
A. Property Information
The City of Santa Fe’s Future Land Use Map, (“FLUM”) designates a range of possible residential uses
for the Property, from Very Low, Low, to Medium (see Table 1 and Figure 2) and designates a small
portion of the Property immediately adjacent to the Santa Fe River as Open Space. The existing
residential FLUM designations accommodate a range of densities from 1 dwelling unit per acre up to 12
dwelling units per acre. The Amendment request from Very Low to Low covers a small portion (approx.
0.70 acres) of parcels 99312180 and 99312181, closest to the Santa Fe River (see Figure 2). The City’s
zoning map (“Zoning Map”) demonstrated in Figure 3 show the Property zoned as 3 Residential units per
acre (R-3).
1 The provisions now appear at SFCC 1987, 14-2.1D.3 effective January 1, 2026, following recodification.

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TABLE 1: Existing Future Land Use Map Evaluation
Parcel
Number
Future Land Use Designation (FLUD)
Densities
Total Acreage of FLUD
Densities
Parcel
Acreage
910008728 7-12 DU per acre (RMED),
3-7 DU per acre (RLOW)
≈0.01
≈1.70 ≈1.71
99312180 7-12 DU per acre (RMED),
3-7 DU per acre (RLOW),
1-3 DU per acre,
(RVLO),
Open Space
(POSP)
≈0.28
≈1.0
≈0.27
≈0.11
≈1.66
99312181 7-12 DU per acre (RMED),
3-7 DU per acre (RLOW),
1-3 DU per acre,
(RVLO),
Open Space
(POSOP)
≈1.27
≈1.98
≈0.46
≈0.22
≈3.93
The Code requires that the official zoning map provided for in Section 14-4.1(C) must conform to the
1999 General Plan (the “General Plan”), including the FLUM. The FLUM designates a portion of parcels
993122180 and 99312181 as Very Low Density, which allows one to three dwelling units per acre. The
underlying zoning district for the Property is R-3. The applicant is proposing to change the portion of the
Property designated as Very Low Density to Low Density, which is compatible with a range of residential
densities from three to seven dwelling units per acre. The Applicant is also requesting to rezone the
Property from R-3 to R-6 to be consistent with the General Plan and requested change to the FLUM.
If the requested Amendment and Rezoning are approved, the Property would be consistent with the

Case #2025-10766 & 2025-107067 2780 S. Meadows Rezoning
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Future Land Use Map; therefore, no changes to the future land use map or underlying zoning district
would be required for future development consistent with Chapter 14. In addition, the Amendment and
Rezone change from Very Low Density to Low Density and R-3 to R-6 reduces the density restrictions
established by Low Density and the R-3 District and therefore is more consistent with General Plan
policies encouraging infill development2 and concentrating the population at greater densities to expand
potential for central transit nodes.3 Furthermore, the proposed medium-density development will be
comparable to and compatible with nearby development. The character of the area is changing with the
growth of the southwestern portion of the city.
Figure 1: Site (boundary for illustrative purposes only)
2 See General Plan Policy 3-G-3: “There shall be infill development at densities that support the construction of
affordable housing, and a designated mix of land uses that provide an adequate balance of service retail and
employment opportunities to address residential growth throughout the Urban Area, including the Railyard
property.”
2 See General Plan Policy 4-1-G-2: “Concentrate population at greater densities in developing areas with centrally
located neighborhood centers to encourage pedestrian scale development, reduce auto dependence, and provide
central transit nodes.”
South Meadows Rd
Veteran
Memorial Hwy
SITE

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Figure 2: Future Land Use Map
B. Zoning and Land Use
Zoning designations for the surrounding properties include R-1 (residential, one dwelling-unit per acre),
R-3 (residential, three dwelling-units per acre), C-2 (General Commercial), and R-21 (residential, 21
dwelling-units per acre). The City Zoning Map is shown in Figure 3: “Existing Zoning.” The abutting land
uses include Veterans Memorial highway and South Meadows interchange to the north, vacant land to
the East, West, and South. Surrounding land uses include single family homes within the Village of
Agua Fria, Cottonwood Mobile Home Park, Madera and South Meadows Apartments providing 355 and
240 dwelling units, and El Camio Real Public School (preK-8th) (Table 2). Although the applicant is
requesting a change in zoning, the zoning dimensional standards will remain the same for the original
and prevailing rezone as set forth in the table of dimensional standards for residential districts per §14-
7.2-1 (Table 3).
Table 2: Surrounding Zoning and Use
Abutting
Property
FLUM Designation Current Zoning Existing Uses
North 1-DU R-1 Veterans Memorial Highway
South N/A Village of Agua Fria (County) Santa Fe River/ Vacant
East 3-7DU / 7-12 DU R-3 Vacant
West 3-7 DU / 7-12 DU / 12-29 DU C-2 / R-21 Vacant/ Madera Apartments
1 DU
3-7 DU
3-7 DU
7-12 DU
7-12 DU
12-29 DU
12-29 DUPublic/
Institutional
1 DU
Community Commercial

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Figure 3: Existing Zoning
Table 3. Zoning Dimensional Standards
Requirement R-3 (Current Zoning) R-6 (Proposed Rezone)
Height 24’ (Residential) / 35’ (Nonresidential) 24’ (Residential) / 35’ (Nonresidential)
Setbacks Street: 7’ (20’ for carport /garage)
Rear: 15’
Side: 5’
Street: 7’ (20’ for carport /garage)
Rear: 15’
Side: 5’
Open Space None / Multifamily is 250 sq ft per DU None / Multifamily is 250 sq ft per DU
Lot Coverage 40% or 50% with private open space 40% or 50% with private open space
Density 3 Dwelling Units Per Acre 6 Dwelling Units Per Acre
C. Legal Lot of Record
The Applicant has provided survey of subdivisions created by the United Stated Department of the Interior
Bureau of Land Management December 2, 1995. Based on staff’s determination, the survey provided
established legal lot of record (see Attachment E).
D. Fire Prevention and Emergency Access
Infrastructure and onsite development are not being proposed with the requested Amendment and
Rezoning. At the time of development, at least one through street that traverses the entire developed
C-2
C-2
R-1
R-3
R-21
R-21
Village of
Agua Fria
SITE

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area shall be provided for every 10-acres of development per §14-9.2(D)(3) and at least two connections
to the existing road network points shall be provided for every 500’ where feasible per §14-9.2(D)(4). It
is likely that one road work connection will be off South Meadows Rd, located south of the Property and
the second connection will be off Alameda Frontage Rd, located north of the Property.
E. Terrain Management
Infrastructure and onsite development are not being proposed with the requested Amendment and
Rezoning. At the time of development, a drainage and terrain management plan shall be submitted to
address drainage report, slope analysis, significant tree count, and lighting plan with the associated
Development Plan. Staff’s analysis of the site has determined the Property does not have slopes that
exceed 30%. The northern portion of the Property has an elevation of 6,550 feet and gradually decreases
to an elevation of 6,520 feet, a slope totaling approximately 2% traversing the Property (Figure 4).
Although the Santa Fe River is located south of the Property, the Property is not located within the FEMA
100-year floodplain (Figure 4).
Figure 4: Topography and Floodplain
SITE
100-Yr Floodplain

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F. City Utilities
Infrastructure and onsite development are not being proposed with the requested Amendment and
Rezoning. At the time of development, a water plan, water budget, and wastewater plan shall be provided
to the City of Santa Fe Water and Wastewater for division for review. The Property is located within 200
feet of a water and sewer line (Figure 5), therefore, at the time of development, connections to city utility
services shall be made.
Figure 5: Utilities
G. Archaeology
The Property is in the River and Trails Archaeological District and has not received archeological
clearance. The Applicant shall submit an archaeology survey whether or when a development plan
application is submitted. Archaeological clearance is not required at this time but shall be required prior
to approval of any final development plan or plat for this project per SFCC 1987, §14-3.13(B)(2).
SITE
Legend:
Water Connection = BLUE
Sewer Connection = GREEN

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IV. GENERAL PLAN AMENDMENT APPROVAL CRITERIA
SFCC Section 14-3.2(E) and (E)(2) sets forth approval criteria for a General Plan Amendment
as follows:
(1) The planning commission and the governing body shall review all general plan amendment
proposals on the basis of the following criteria, and shall make complete findings of fact
sufficient to show that these criteria have been met before recommending or approving any
amendment to the general plan:
Table 1: General Plan Amendment Approval Criteria
Criterion a (14-3.2(E)(1)(a)): consistency with growth projections for Santa Fe,
economic development goals as set forth in a comprehensive economic
development plan for Santa Fe and existing land use conditions such as
access and availability of infrastructure;
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
The population of the City of Santa Fe is projected to grow at the rate of approximately 10% over the
next ten years. The current population of the City of Santa Fe is approximately 91,000. (United States
Cenus Bureau v2024 Estimate) According to population projections, the city will require 1,702
ownership units and 1,045 rental units to accommodate household growth by 2030. (City of Santa Fe
City of Santa Fe Five Year Affordable Housing Strategic Plan, Sec. II, p. 31) The general plan
amendment proposes to increase the range of allowable housing to between 3 and 7 dwelling units per
acre. It is consistent with the current needs of the City with respect to housing.
Likewise, the City of Santa Fe Economic Development Plan envisions the ability of the City to attract
job creating businesses. The availability of housing is imperative for the implementation of the City’s
economic development goals. The application is consistent with those goals as well.
In recent years, the City Council has acted to zone the vacant annexed area between the South
Meadows interchange and Agua Fria Village for intensive urban development. The applications are
consistent with the Council's designation of the Madera Apartment property west of the Property as R-
21. If rezoned to R-6, this residential development will provide residential density for up to
approximately 42 market rate homes and 8 affordable homes, together with accessory uses. Adding
50 homes to the existing housing stock will enhance the Council’s desire to provide badly needed
housing. Approval of the applications will also increase efficient use of infrastructure that will be
developed as part of the approved projects in the immediate vicinity of the Property and will provide for
the highest and best use of the Property in light of the City's planning decisions for the area.
The Property is within the Southwest Santa Fe Community Area Master Plan (SWCAMP)
"River Corridor Plan Area – Residential Low Density (Transitional)” Map 2.6.5 (Attachment E).
The proposal is completely consistent with the Plan’s future land use designation.
The Plan states that new corridor developments are intended to be community focused rather than
regional and should integrate with existing and future neighborhoods. (Plan, p. 60) U.S. Census date

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for 2020 identified that the County of Santa Fe's population was over 150,000; exceeding the Urban
Area population increase of 17,000-25,000 residents projected for 2020. This population growth
elevated the importance for updated growth management strategies established in the General Plan.
Consistent with the approval criteria that development have "access and availability of infrastructure"
the proposed designation and planned community commercial land uses are supported by existing
infrastructure including utilities and transportation infrastructure. Making most effective use of areas
already planned for community commercial neighborhood-serving development is consistent with the
growing need for commercial services in this area.
Staff Response:
The Property is located within the Southwest Santa Fe Community Area Master Plan, a general plan
amendment adopted by Governing Body in 2005 to review the characteristics, challenges, and
development to propose neighborhood patterns in 7 neighborhoods that harmonious with the area.
The subject Property is located in the River Corridor Plan area. Proposed development patterns include
creating public easements to allow community access to the river, an increase in density ranging from
2.5 to 10 dwelling units per acre and maintaining long-lots between the River and Agua Fria to be
harmonious with the Greater Agua Fria Area.
The 1994 county housing plan study projected an addition of 800-1,100 housing units in the greater
Agua Fria area by 2020. Since the adoption of the 1999 General Plan, the Traditional Agua Fria Historic
Community has increased its boundary, reducing the size of the Greater Agua Fria Area; and therefore,
the acreage of land available for development has decreased and altered consistency with growth
projections for Santa Fe and Santa Fe County.
Since the adoption of the 1999 General Plan which includes growth projections and economic
development goals for the Greater Agua Fria Area, the boundary for the Greater Agua Fria has
decreased in size to increase the boundary for the Traditional Village of Agua Fria (Attachment B). The
change in boundaries has altered the growth and economic projections contained within the General
Plan, making them erroneous. Although growth projections have not been met by the General Plan,
aspects of the General Plan such as availability and access to infrastructure is consistent with the
General Plan as there are city water and sewer services able to accommodate medium to high density
development (Figure 5).
4-4-I-3: “Ensure that all residential development within the future growth areas is built at minimum gross
density of three units per acre, and an average of five units per acre, where topography allows.
4-4-I-5: “Support rezonings requests for those specifically identified infill sites at densities consistent
with those established in this Plan.”
4-4-I-6: “The target density for new infill residential development, in order to address affordable housing
goals, is a minimum of 5 units per acre (net) with seven units per acre (net) preferred. The actual net
density proposed for an infill site should be keeping the density range shown for the property in Future
Land Use (Figure 2) and should propose a reasonable increase in density over the surrounding
neighborhood. The design of the infill project must reflect the character of the surrounding

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neighborhoods, while maintaining a balance between land use and the traffic carrying capacity of
existing streets.”
Staff finds the Applicant has addressed this criterion.
Criterion b (14-3.2(E)(b)): consistency with other parts of the general plan ; Criterion Met:
(Yes/No)
YES
Applicant’s Response:
By approving the “3-7 Dwelling Units” per acre land use designation on the Northern Lots, the City
provided policy direction for the residential uses at the scale proposed, namely to provide housing at
the R-7 level within the discrete planning area east of the South Meadows/NM 599 interchange. The
Application furthers this policy by expanding the amount of land available for residential uses.
Given the City's focus and previous decisions that this area is appropriate for intensive urban
development, approval of the applications will enhance the efficient use of existing roadway, water,
sewer and other utilities serving this planning area while furthering a compact urban form and efficient
development pattern as addressed by Growth Management section of the General Plan. (Chapter 4.1)
The City's selection of this area for intensive urban use makes effective use of the substantial
investment in the South Meadows Drive/NM 599 interchange. The intensification of residential uses
will provide housing opportunities. Proximity of the interchange and NM 599 provides for more efficient
access compared to other areas reliant on the existing city street network for vehicular circulation.
The location of the Property and its residential community uses will further the implementing
transportation policies of Chapter 6 including decreasing reliance on the automobile by allowing
residents to access the commercial uses developing in the area within walking distances to the
Property. (Chapter 6)
Southwest Santa Fe Community Area Master Plan (the "Master Plan"). The Property is located within
the Master Plan, which is part of the General Plan. The Property is within the River Corridor
Neighborhood Plan area. The following addresses consistency of the GPA application with relevant
Master Plan provisions.
The Master Plan recognizes that the neighborhood is and remains the basic building block of the
community and that complimentary to the neighborhoods are mixed-use commercial areas located
within a reasonable walking distance. (p.5) The Master Plan further states "new neighborhoods should
be connected to adjacent commercial areas (or within easy walking or driving distance." (P. 57) As
addressed above, the City has recently approved over 400 dwellings east of the NM 599/Veterans
Memorial Highway located immediately north, south and west of the Property.
Staff Response:
Staff agrees with the applicants findings regarding how the project is consistent with the General Plan
and Southwest Santa Fe Community Area Master Plan’s intensification of density and transportation

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goals that are accomplished through existing infrastructure that had not existed over a decade ago.
The proposed amendment also meets the following General Plan policy and goals:
General Plan Policy 3-G-3: “There shall be infill development at densities that support the construction
of affordable housing, and a designated mix of land uses that provide an adequate balance of service
retail and employment opportunities to address residential growth throughout the Urban Area, including
the Railyard property” And;
General Plan Policy 4-1-G-2: “Concentrate population at greater densities in developing areas with
centrally located neighborhood centers to encourage pedestrian scale development, reduce auto
dependence, and provide central transit nodes” And;
“This classification mainly applies to detached single-family dwellings but attached single-family units
or multifamily units may be permitted, provided each unit has ground-floor living area and private
outdoor open space”, per General Plan Policy 3.5.
Criterion c (14-3.2(E)(1)(c)): the amendment does not:
(i)allow uses or a change that is significantly different from or inconsistent with
the prevailing use and character in the area; or
(ii)affect an area of less than two acres, except when adjusting boundaries
between districts; or
(iii)benefit one or a few landowners at the expense of the surrounding
landowners or the general public;
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
(i) The City's adoption of the Community Commercial future land use designation for the adjacent to
the Property on the west demonstrates that designation of an additional 7.01 acres of residential uses
will be consistent with the prevailing planned use and character in the area. Additionally, the approved
and developed land uses adjoining the property and less than a quarter mile away are all residential
uses and are therefore consistent with the prevailing character of the area.
(ii) The Application is consistent with this requirement, as the Property is 7.01 acres.
(iii) As addressed above, approval of the amendment will enhance the provision of residential
opportunities in close proximity to Community Commercial center, thereby furthering multiple General
Plan policies. The requested amendment will enhance the viability of the adjacent residentially
designated property. The amendment will not benefit the owner of the property at the expense of the
surrounding landowner because it will enhance the surrounding landowners’ use available on their
properties, and the added housing will benefit the general public.
Staff Response:

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(i) The requested Amendment does not allow uses or a change that is significantly different from or
inconsistent with the prevailing use and character in area: the use is residential and staying residential.
Recent residential development within the SWCAMP and particularly the River Corridor Plan Area has
surpassed density targets due to the demand for additional housing. The uses surrounding the Property
consists of high-density multifamily developments, vacant land zoned C-2, which allows for multi-family
with no density restrictions, a K-8th grade school a nonresidential use and the Veteran’s Memorial
Highway (transportation). The area consists of high-density neighborhood style development making
the proposed Amendment from Very Low Density to Low Density in alignment with prevailing uses and
character of the area.
(ii) Although the portion of land being Amended from Very Low Density to Low Density only affects an
area totaling ≈.73 acres, when adjusting boundaries between districts, a 2-acre minimum is not
required to be met.
(iii) Although there is no proposed development currently, the cost of developing a property is at the
responsibility of the property owner. Financial and surety agreements shall be arranged prior to
recording a development plan or issuing a building permit.
The Applicant has addressed this criterion.
Criterion d (14-3.2(E)(d)): an amendment is not required to conform with
Subsection 14-3.2(E)(1)(c) if it promotes the general welfare or has other
adequate public advantage or justification;
Criterion Met:
(Yes/No)
YES
Applicant Response:
As indicated by the City's adoption of the Community Commercial future land use designation for the
property to the west, the amendment will enhance promotion of the general welfare by increasing the
provision of residential uses that will support the Community Commercial uses at an appropriate
location within an area of approved Low density residential development.
As addressed above, over a decade ago, the City designated the Property residential. Approval of the
amendment will enhance the provision of the already approved uses allowed by these designations
within a planning.
Staff Response:
The proposed amendment conforms with §14-3.2(E)(1)(c). It will provide additional housing options,
including affordable housing, for the community.
Staff finds the applicant as addressed this criterion.

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Criterion e (14-3.2(E)(1)(e)): compliance with extraterritorial zoning ordinances
and extraterritorial plans;
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
Not applicable
Staff Response: Not Applicable.
Criterion f (14-3.2(E)(1)(f)): contribution to a coordinated, adjusted and
harmonious development of Santa Fe that in accordance with existing and
future needs best promotes health, safety, morals, order, convenience,
prosperity or the general welfare, as well as efficiency and economy in the
process of development ; and
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
The proposed general plan amendment and rezoning provide an avenue to contribute to a coordinated,
adjusted and harmonious development of Santa Fe that benefits an area on the west side of Santa Fe
suffering from a lack of services. The proposal and planned uses contribute to the future needs that
promote convenience and prosperity of the area contributing to the general welfare, efficiency and
economy of an area that the governing body has already planned for community commercial uses.
Staff Response:
The Applicant’s response does not clearly tie the request to coordinated, adjusted and harmonious
development, nor does it clearly address how the requested change fits into the Southwest Santa Fe
Community Area Master Plan or River corridor framework. The Applicant’s response refers to a “lack
of services,” and that the Governing Body has already planned for community commercial uses but
does not support or clearly address Criterion 14-3.2(E)(1)(f).
The Applicant partially addresses the criterion, but Staff’s Analyses is needed to establish that the
amendment supports coordinated and harmonious development, is generally consistent with the
SWCAMP Master plan, and promotes the general welfare, efficiency and economy of an area. It is
clear that changes to the area have expanded opportunities for residential development in the area
with existing and planned infrastructure, increases the City’s housing stock, and supports development
patterns that can help attract needed services to the area all of which promotes the “contribution to a
coordinated, adjusted and harmonious development of Santa Fe that in accordance with existing and
future needs best promotes health, safety, morals, order, convenience, prosperity or the general
welfare, as well as efficiency and economy in the process of development.”
Staff finds that the proposed amendment supports coordinated and harmonious development, is

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generally consistent with the Southwest Santa Fe Area Master Plan, and with compliance with Chapter
14 and other applicable requirements, satisfies criterion 14-3.2(E)(1)(f).
Criterion g (14-3.2(E)(1)(g)): consideration of conformity with other city
policies, including land use policies, ordinances, regulations and plans.
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
As addressed in sections A and B 1, above, the Property is located within the SWCAMP. The SWCAMP
includes the Property as part of the neighborhood pattern designation and identifies a residential uses
for both the Northern and Southern Lots. (Map 2.6.5) Approval of the application would include the
Property within the Residential Low Density – Transition Community Commercial future land use
designation. Sections A and Bl address conformity of the proposed General Plan amendment with
applicable provisions of the SWCAMP.
Staff Response:
The Property is in the Archeological River and Trails Review District and shall receive Archeological
clearance prior to receiving approval for a development plan or building permit for any proposed future
development on site. Additionally, the Property is located within the River Corridor Plan Area
established in Southwest Santa Fe Community Master Plan (SWCAMP) (Attachment B, Pg. 41-47) in
the Summer of 2005.”Through collaboration with constituents and local stakeholders, the SWCAMP
determined there was a shift towards a de-emphasis of uses related to the Santa Fe River and an
emphasis on urban and suburban development because of City utilities extending north of the Santa
Fe River.” (Attachment A-2, Pg. 42) Moreover, the report calls for the creation of easements along the
Santa Fe River for the purpose of public access and protection of the river as a valued natural resource.
As a result, the southern portion where the Property abuts the Santa Fe River has a future land use
designation as Open Space (Figure 2). The proposed amendment does not include changing the Open
Space designation in the FLUM; therefore, it is in conformance and consideration with that portion of
the SWCAMP.
Furthermore, SWCAMP mentions “The remaining areas designated as rural protection areas have
been recommended as a “Residential Very Low Density” future land use designation since these areas
are predominately vacant. In literal translation, the densities typically would not fall within the 1-3 du/ac,
but rather somewhere within the 2.5 to 10 acres per dwelling unit range. The City’s General Plan
provides no corresponding future land use category, which would accommodate this range of density,
therefore, the most function classification was the designation suggested,” (Attachment A, SWCAMP
pg.45).
The proposed Amendment is in conformance with the desired density in the area and continuation of
the character of the Traditional Agua Fria Village. Future development shall ensure public access to

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Planning Commission May 7, 2026, Meeting Page 17 of 25
the Santa Fe River and maintain long-lot form.
Staff finds the Applicant has addressed this criterion.
Table 4: SFCC §14-3.2 (E)(2): Additional Criteria for Amendments to Land Use Policies
(2) In addition to complying with the general criteria set forth in Subsection 14-3.2(E)(1), amendments
to the land use policies section of the general plan shall be made only if evidence shows that the effect
of the proposed change in land use shown on the future land use map of the general plan will not have
a negative impact on the surrounding properties . The proposed change in land use must be related to
the character of the surrounding area or a provision must be made to separate the proposed change in
use from adjacent properties by a setback, landscaping or other means, and a finding must be made
that:
Criterion a (14-3.2(E)(2)(a)): the growth and economic projections contained
within the general plan are erroneous or have changed;
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
As to subsection a, as addressed in section 1. A, above, residential development subject to the
SWCAMP has surpassed its additional density targets. City information indicates that while the
SWCAMP projected 2.5 to 10 units per acre, actual development densities range from 5 to 20 units per
acre. The proposed general plan amendment reflects a growing community need for residential uses
in the previous growth projections.
Staff Response:
The subject Property is located within the River Corridor Plan Area, an area adjacent the Traditional
Village of Agua Fria . The 1994 county housing plan study projected an addition of 800-1,100 housing
units in the greater Agua Fria area by 2020. Since the adoption of the 1999 General Plan, the
Traditional Agua Fria Historic Community has increased its boundary, reducing the size of the Greater
Agua Fria Area and therefore, the acreage of land available for development has decreased and
altered consistency with growth projections for Santa Fe and Santa Fe County.
Since the adoption of the 1999 General Plan which includes growth projections and economic
development goals for the Greater Agua Fria Area, the boundary for the Greater Agua Fria has
decreased in size to increase the boundary for the Traditional Village of Agua Fria (Attachment B). The
change in boundaries has altered the growth and economic projections contained within the general
plan, making them erroneous. Although growth projections have not been met by the General Plan,
aspects of the General Plan such as availability and access to infrastructure is consistent with the
General Plan as there are city water and sewer services able to accommodate medium to high density

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Planning Commission May 7, 2026, Meeting Page 18 of 25
development (Figure 5).
In 2007, the Governing Body adopted the Southwest Area Comprehensive Master Plan (SWACMP)
by resolution and formally incorporated it into the General Plan. As such, the SWACMP amended the
1999 General Plan by adding the SWACMP master plan as part of the governing policy framework.
Because the SWACMP was incorporated into the General Plan by official action of the Governing
Body, both the General Plan and the SWACMP must be reviewed and addressed in connection with
any General Plan Amendment. While I understand the SWACMP may be cumbersome to apply, it is
nevertheless part of the General Plan and, in many instances, controls over the more general
provisions of the 1999 Plan. Therefore, all proposed General Plan changes and rezonings are required
to address the SWACMP where relevant.
Staff finds the Applicant has addressed this criterion.
Criterion b (14-3.2(E)(2)(b): no reasonable locations have been provided for
certain land uses for which there is a demonstrated need; or
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
As to subsection b, the Governing Body has already designated the adjacent 16.3 acres for community
commercial development. There is a very limited amount of existing and planned community
commercial uses in the area and approval of the general plan amendment will increase the viability
and effectiveness of the planning already undertaken by the Governing Body and will serve the 400+
residential dwellings planned and approved in the immediate vicinity.
Staff Response:
The Future Land Use designation for the subject Properties is Very Low Density residential. The
applicant is requesting an amendment to Low Density residential, not a change in land use, therefore,
the request is to allow for an incremental increase in the density of the site is in compliance with the
General Plan.
Criterion c (14-3.2(E)(2)(c): conditions affecting the location or land area
requirements of the proposed land use have changed, for example, the cost of
land space requirements, consumer acceptance, market or building
technology.
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
As to subsection c, as addressed in this letter, there is an increased demand for residential uses on
the west side of Santa Fe and the Governing Body has already planned for those uses.
Staff Response:
The conditions affecting the location and area include high-density multifamily development,
construction of the S Meadows corridor, and critical utility infrastructure has been provided to the area

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because of development within the past 5 to 10 years. The market and Santa Feans demand more
housing at infill development sites throughout the City, therefore, the proposed Amendment to increase
density in step with the conditions affecting site location and land area.
The Applicant has addressed this criterion.
V. REZONING APPROVAL CRITERIA
Section 14-3.5(A) and (C) SFCC 2001 sets forth approval criteria for rezoning as follows:
(1) The Planning Commission and the Governing Body shall review all rezoning proposals on the
basis of the criteria provided in this section, and the reviewing entities must make complete
findings of fact sufficient to show that these criteria have been met before recommending or
approving any rezoning:
Table 3: Rezoning Approval Criteria
Criterion 1 (14-3.5(C)(1)(a)): one or more of the following conditions exist:
(i) There was a mistake in the original zoning;
(ii) There has been a change in the surrounding area, altering the character
of the neighborhood to such an extent as to justify changing the zoning;
or
(iii) A different use category is more advantageous to the community, as
articulated in the general plan or other adopted city plans;
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
(i) There was a mistake in the original zoning;
(ii) There has been a change in the surrounding area, altering the character of the
neighborhood to such an extent as to justify changing the zoning; The 2008 settlement
agreement between the City and County of Santa Fe memorialized a mutual policy
effort to minimize urban sprawl and direct future urban development within the City of
Santa Fe. The South Meadows interchange was built as part of the NM 599 Bypass
project in the late 1990's, which created vehicular access to the area east of NM 599
including the Property. The increased residential density (both actual and planned) of
surrounding properties for both residential and commercial uses, the City made the
policy decision that this area is appropriate for the proposed level of residential uses.
(iii) As addressed above, rezoning the Property from R-1 to R-6 will build on the City's
policy decision in designating the area for Low Density Residential uses as part of
annexation of the area to the City when the City made the decision to provide for
residential uses within an area planned for Low Density Residential use. Approval of
the Application will maximize returns on the investments made to enact the City-County
settlement agreement and to build NM 599 including the South Meadows interchange,

Case #2025-10766 & 2025-107067 2780 S. Meadows Rezoning
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providing residential uses within approved neighborhoods and enhancing Santa Fe's
compact urban form.
Staff Response:
(i) There was no mistake in the original zoning.
(ii) The surrounding area has gone through a considerable land use change that has altered the
character of the surrounding neighborhood to such an extent to justify an increase in density. Since
2000, the surrounding area has been developed with high-density multifamily apartments, the South
Meadows Interchange being completed in 2011, and rezones from lower densities to accommodate
higher density residential development and infill commercial development.
(iii) The Property is in the infill development area which promotes single family home and multi-family
development on vacant land within the Santa Fe City limits. The request will not change the residential
use of the Property, only increase the density from R3 to R6. Additionally, the SWCAMP designates
the area the Property is located in as “transitional” from l low to medium residential density. This
transitional area provides a buffer between higher density land-use designations and developments to
the East. The higher density adds additional needed housing to the area which provides for greater
opportunity and variety of benefits for the community than the current R-1 zoning. The change to R-6
is advantageous to the community to develop much needed services to the area. It is likely with the
update of the Land Development Code the R-1 district will be eliminated to help promote additional
housing development.
Staff finds the Applicant has addressed this criterion.
Criterion 2 (14-3.5(C)(b)): all the rezoning requirements of Chapter 14 have
been met;
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
We assert that all the rezoning requirements of Chapter 14 have been med. Evidence for this is
provided in the other responses provided within this application.
Staff Response:
Staff finds that the rezoning requirements of Chapter 14 have been met: specifically, §14-3.1
“Applicable General Provisions” (the authority to file; form of the application; fees paid; pre-application
conference and ENN requirements, sign posting and public notice) and the provisions, procedures,
and additional requirements of §14-3.5 “Rezonings.” Additionally, the rezoning application has been
transmitted and reviewed by the Development Review Team (DRT) of whom review and ensure the
requirements in Chapter 14 have been met.
Criterion 3 (14-3.5(C)(1)(c)): the rezoning is consistent with the applicable
policies of the general plan, including the future land use map;
Criterion Met:
(Yes/No)
YES

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Applicant’s Response:
In conjunction with and prior to consideration of the rezoning request, the Applicant has requested that
the Governing Body the General Plan's Future Land Use Map (FLUM) to change its designation from
Very Low Density Residential (1-3 dwellings per acre) to Low Density Residential. Approval of the
General Plan amendment would provide for consistency with this requirement prior to the Governing
Body's consideration of the request that the FLUM be amended.
Staff Response:
SWCAMP mentions “The remaining areas designated as rural protection areas have been
recommended as a “Residential Very Low Density” future land use designation since these areas are
predominately vacant. In literal translation, the densities typically would not fall within the 1-3 du/ac,
but rather somewhere within the 2.5 to 10 acres per dwelling unit range. The City’s General Plan
provides no corresponding future land use category, which would accommodate this range of density,
therefore, the most function classification was the designation suggested,” (Attachment A, SWCAMP
pg.45).
If the proposed Amendment to increase the future land use designation of land from very low density
to low density, is approved, the proposed Rezoning from 3 dwelling units per acre to 6 will be consistent
with the policies of the Southwest Santa Fe Community Area Master Plan, and general plan, including
future land use map.
The Applicant has addressed this criterion.
Criterion 4 (14-3.5(C)(d)): the amount of land proposed for rezoning and the
proposed use for the land is consistent with city policies regarding the
provision of urban land sufficient to meet the amount, rate and geographic
location of the growth of the city;
Criterion Met:
(Yes/No)
YES
Applicant Response:
The city has not quantified the rate and growth over time. As addressed in the response to the first
General Plan amendment criteria, above, residential development in the vicinity has surpassed density
targets. The proposed rezoning and planned land uses reflect a growing community need for residential
uses. The Property exceeds the two-acre threshold set forth in 14-3.5(C)(2)(b).

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Planning Commission May 7, 2026, Meeting Page 22 of 25
Staff Response:
SFCC 1987, Section 14-3.5(C)(2)(b) prohibits a rezoning if the rezoning will “affect an area of less
than two acres.” The Property is ≈7-acres and therefore exceeds the required two acres. The Rezoning
and proposed use is sufficient and meets city policies regarding the provision of urban land sufficient
to meet the amount, rate, and geographic location of the growth of the city. The project is located within
the “Infill Area” identified in the Growth Management Chapter of the General Plan figure 4-4 Urban
Sub-Areas and proposes a development that meets the needs of the community while being served
by sufficient infrastructure including roads, utilities and transit. Furthermore, the infill development area
represents the highest priorities for public investment for infrastructure and city services. The “Urban
Area” has the potential to absorb 1,000 new housing units within the designated “Infill area,” which
includes vacant infill sites per the growth management section 4.4.1 of the General Plan. Therefore,
the subject parcel is geographically located that sufficiently meets the projected growth rate goals for
the city of 30,000 additional residents by 2020 (General Plan 4.3.1). Staff finds the applicant as
addressed this criterion.
Criterion 5 (14-3.5(C)(1)(e)): the existing and proposed infrastructure, such as
the streets system, sewer and water lines, and public facilities, such as fire
stations and parks, will be able to accommodate the impacts of the proposed
development.
Criterion Met:
(Yes/No)
YES
Applicant’s Response:
The Property is served by the Highway 599/South Meadows interchange and is in an area of ongoing
development. In conjunction with those development activities, streets, sewer and water lines have
been and are being extended into the area east of the interchange.
Development of the Property is planned to occur in conjunction with development of the adjacent 16.3
acre parcel to the west and such development will be required to ensure provision of streets and
services to the project in compliance with Chapter 14. Substantial existing park land exists just to eh
east of the Property within Romero Park. The closest fire station is Fire Station 8 located at 6796
Jaguar about 2.5 miles from the Property. As the west side of Santa Fe continues to develop, additional
fire services in the area will be needed and development of the Property and adjacent 16.3 acre
property will generate funds that can be used to maintain adequate levels of fire service.
Staff Response:
Although the requested Rezoning does not include a Master Plan or Development Plan to determine
how infrastructure would service the Properties, the existing infrastructure abutting and surrounding
the Property will be able to accommodate impacts future residential development. The rezoning
request was sent to City of Santa Fe agencies for review and determined future development will trigger
a Traffic Impact Analysis, water budget, utility plan for connections to City water and sewer services
to ensure compliance with Chapter 14. Today, the Property is bisected by South Meadows road, a high
transit corridor with available infrastructure for surrounding and abutting uses include high density
multifamily projects.

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Planning Commission May 7, 2026, Meeting Page 23 of 25
This existing infrastructure supports higher density uses, therefore the existing infrastructure will be
able to accommodate the impacts for the proposed increase from low to medium density.
Staff finds the applicant as addressed this criterion.
Criterion 6 (14-3.5(C)(2)): Unless the proposed change is consistent with
applicable general plan policies, the planning commission and the governing
body shall not recommend or approve any rezoning, the practical effect of
which is to:
(a) allow uses or a change in character significantly different from or
inconsistent with the prevailing use and character in the area;
(b) affect an area of less than two acres, unless adjusting boundaries
between districts; or
(c) benefit one or a few landowners at the expense of the surrounding
landowners or general public.
Criterion Met:
(Yes/No)
YES
Applicants’ Response:
(a) Recognizing that the vicinity of the Property has been planned and some residential projects have
been approved, the zoning districts and approved projects show that the area on the east side of the
South Meadows interchange is planned for a mix of residential and neighborhood-serving commercial
uses. The SWCAMP provides a finer level of detail regarding the desired uses. The Plan includes the
Property within an area planned for Low Density Residential designation. Amendment of the General
Plan Future Land Use designation for the Property from Very Low Density Residential to Low Density
Residential is part of the Application and the Governing Body will consider that request prior to the
rezoning application. Should that request be approved, then the proposed rezoning will be consistent
both with the Future Land Use Designation as well as applicable General Plan policies as addressed
herein.
(b) The 7.01-acre Property is more than 2 acres and therefore meets the requirements of subsection
b.
(c) As addressed herein, development of the Property for Low Density Residential uses will
benefit the planned residential development in the immediate vicinity of the Property by
providing needed housing.
Staff Response:
(a) The proposed Rezoning will allow for an increase the maximum density from 3 dwelling units per
acre to 6. This proposed increase in density is consistent with the infill development goals established
in the General Plan and with the character of the area made up of high-density multifamily apartments,
21 and 3 dwelling units per acre districts abutting the Property (Figure 3). Although the proposed
Rezoning does not propose a high-density designation, the increase in density is consistent with the

Case #2025-10766 & 2025-107067 2780 S. Meadows Rezoning
Planning Commission May 7, 2026, Meeting Page 24 of 25
medium to high density uses and not significantly different with the prevailing use and character of the
area. SWCAMP mentions “The remaining areas designated as rural protection areas have been
recommended as a “Residential Very Low Density” future land use designation since these areas are
predominately vacant. In literal translation, the densities typically would not fall within the 1-3 du/ac,
but rather somewhere within the 2.5 to 10 acres per dwelling unit range. The City’s General Plan
provides no corresponding future land use category, which would accommodate this range of density,
therefore, the most function classification was the designation suggested.” (Attachment A, SWCAMP
pg.45)
(b) The proposed Rezoning will affect an area totaling ≈ 7 acres and is adjusting the boundaries
between districts.
(c) There is no proposed development with Rezone. At the time of development, the property owner
shall develop the property at their expense and obtain the necessary surety agreements and bonds to
ensure the cost of development is not at the expense of surrounding landowners or general public.
Staff finds the Applicant has addressed this criterion
VI. ATTACHMENTS
ATTACHMENT A: Development Review Team
1. Initial Review Letter 2780 S Meadows Rd
2.Southwest Area Santa Fe Master Plan
ATTACHMENT B: Maps and Photos
1. Future Land Use
2. Current Zoning
3. Aerial Photos
4. Topography
5. Utility Connections
6. Vicinity Map
ATTACHMENT C: Applicant Materials
1. A 2780 South Meadows Rd MyG PLUD-04_General_Plan_Amendment
2. B 2780 South Meadows Rd PLUD-07_Rezoning
3. C 2780 Montoya Y Garcia REVISED Ap Letter
4. C2 2780 South Meadows Rd ENN Meeting Notes
5. D 2780 South Meadows Rd County Parcel.300 FT BUFFER
6. D1 2780 South Meadows Rd County Parcel Info
7. D1 2780 South Meadows Rd Mailing Owners
8. D2 2780 South Meadows Rd Mailing Tenants 1 of 2
9. D3 2780 South Meadows Rd Mailing Tenants 2 of 2
10. D4 2780 South Meadows Road Map 300' Buffer

Case #2025-10766 & 2025-107067 2780 S. Meadows Rezoning
Planning Commission May 7, 2026, Meeting Page 25 of 25
11. E 2780 South Meadows Road Boundary Survey
12. F1 2780 South Meadows Road LOR Package
13. F2 2780 South Meadows Rd Lot of Record
14. G 2780 South Meadows Road MAP Future Land Use
15. H 2780 South Meadows Road MAP Zoning
16. I1 2780 South Meadows Rd south meadows-row-plats
17. I2 2780 South Meadows Rd SM Road Project1
18. I3 2780 South Meadows Rd south meadows-row-plats-24
19. I4 2780 South Meadows Rd south meadows-row-plats-25
20. I5 2780 South Meadows south meadows-row-plats-23
21. J Letter Application REVISED 1/23/26
VII. APPROVED AS TO FORM BY THE PLANNING AND LAND USE DEPARTMENT:
Title Name Initials
Department Director Heather Lamboy, AICP
HLL
Assistant Department Director Maggie Moore
MRM
Planning Division Manager Dan Esquibel DAE
Planner Senior Joel Cruz-Haber JCH

Attachment A
Development Review Team
1. Initial Review Letter 2780 S Meadows Rd
2. Southwest Area Santa Fe Master Plan

Page 1 of 2
City of Santa Fe, New Mexico
200 Lincoln Avenue, P.O. Box 909, Santa Fe, N.M. 87504-0909
www.santafenm.gov
Alan Webber, Mayor Councilors:
Signe I. Lindell, Mayor Pro Tem, District 1
Alma G. Castro, District 1
Michael J. Garcia, District 2
Carol Romero-Wirth, District 2
Lee Garcia, District 3
Pilar F.H. Faulkner, District 3
Jamie Cassutt, District 4
Amanda Chavez, District 4
September 8, 2025
Karl Sommer
P.O. Box 2476
Santa Fe, NM 87504
Re: Initial Review Letter for Case #2025-10766 & 10767 – Application request to amend the General Plan
Amendment future land use designation from “Very Low Density” to “Low Density” and Rezone from R-
3 to R-6 at parcel #’s 910008782. 99312180, 99312181.
Dear Mr. Sommer,
Your revised application was received on August 12, 2025, and has been reviewed by Planning Division
staff (Staff) and the City’s Development Review Team (DRT). Attached are the initial DRT review
comments including conditions of approval and technical corrections. I would like to highlight and
summarize the following key items:
A. Initial Planning Division Review Summary
1. Your response to general plan approval criteria §14.3.2(E)(1)(a), references the Southwest Santa Fe
Community Area Master Plan (“SWCAMP”) instead of referencing the Santa Fe economic development
plan and general plan. Analysis of SWCAMP should be mentioned in general plan approval criteria (G).
Additionally, provide a deeper analysis pertaining to existing land use conditions such as access and
availability of infrastructure. The U.S. census population provided in your letter is for Santa Fe County,
what about the City of Santa Fe?
2. Your response to general plan approval criteria §14.3.2(E)(1)(b) includes a reference to SWCAMP.
Your response should only demonstrate the proposal’s consistency with the other parts of the General
Plan.
3. Your response to general plan approval criteria§14.3.2(E)(1)(c)(i) is specific to a future land use district
abutting the site to demonstrate how the proposed amendment does not allow uses or change that is
significantly different from the prevailing use and character of the area. Please revise your response to
elaborate how the proposed amendment is consistent with existing and prevailing land uses in the area.
4. Your response to general plan approval criteria §14.3.2(E)(1)(C)(iii) does not elaborate how expenses
will not affect surrounding property owners.

September 8, 2025
Initial Review Memo for 2025-10766 & 10767 2780 S Meadows Rd
Page 2 of 2
5. Remove general plan approval criteria §14.3.2(E)(1)(e) – “Compliance with extraterritorial zoning
ordinances and extraterritorial plans;” from your approval letter. This is no longer an approval criteria
staff reviews to determine compliance. Your answer can be transitioned to your response to general
plan approval criteria §14.3.2(E)(1)(f).
6. Please revise the formatting of your response to§14.3.2(E)(2), “Additional Criteria for Amendments to
Land Use Policies” so answers are divided by sections a, b, and c, rather than one paragraph for a net
response. Additionally, your response to criteria (a) should be in reference to growth and economic
projections contained within the general plan rather than the SWCAMP.
7. The first paragraph of your letter states “requests that the existing future land use designation for a
portion of the property of Very Low Density Residential be changed to Low Density Residential…”
However, the term “Medium Density Residential” is used in general plan amendment criteria responses
in the letter to describe a change to “Low Density.” Please revise the letter to be consistent with what is
being amended to the general plan.
8. Please revise the formatting of your response to Rezoning approval criteria number 6, so answers are
divided by sections a, b, and c, rather than one paragraph for a net response.
B. Initial DRT Review Summary
Your general plan amendment and rezoning applications has been reviewed by the DRT and the
following necessary revisions have been identified:
1. Leroy Pacheo, MPO, has requested a Initial Traffic Analysis “ITA” be submitted at the time of
development if the proposed rezoning is approved.
2. Alan Hook, Water Division, has requested a water budget be submitted at the time of development, if
the proposed rezoning is approved.
Please review all Staff and DRT secondary comments, revise your submittals as needed and resubmit for
review and final approval. Once revised submittals are accepted, a public hearing date may be
scheduled. Please let me know if you have any questions or concerns or if you would like to request a
Review Coordination Meeting.
Thank you,
Joel Cruz-Haber
Senior Planner, Planning and Land Use Department
CC: Heather Lamboy, Planning and Land Use Director
Maggie Moore, Assistant Director
Dan Esquibel, Planning Manager

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CCOOMMMMUUNNIITTYY AARREEAA MMAASSTTEERR
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Southwest Santa Fe
Community Area Master Plan Acknowledgements
Acknowledgements
City and County planning staff would like to express their deep appreciation for
those persons who have contributed their personal time, thoughts and energy to
the development of the Southwest Santa Fe City County Master Planning
Initiative Final Report and the Southwest Santa Fe Community Area Master Plan.
It has only been through their efforts that these projects have become a reality.
Thank you for sharing your thoughts and beliefs.
Southwest Area Steering Group Members and Participants
Jeff Branch
Don Brayfield
Theresa Campos
Laurie Chapman
Miguel Chavez
Paul Duran
Fred & Linda Flatt
Ben "Gaby" Gabaldon
Fred Garcia
Joanna Garcia
Josefina Herrera
Jennifer Jenkins
Andy Joseph
Marie Longserre
Fred Lopez
Louis R. Mares
Connie Martinez
Rene Martinez
Sarah Melton
Harold Moya
Robert Padilla
Paul F. Peppard
Greg Reid
Ramon & Hazel Romero
Helga Schimkat
William G. Shrecengost
Gil Tercero
Lorn Tryk
Karen Wening
Don Wiviott
Olivia Tsosie
Tamara Lichtenstein
Master Planning Participants or Contributors
Delores Darnell
Cris Tercero
Marie Tercero
Tamara Lichtenstein
William Mee
Giacomo Zafrano
Lucy Chavez
Hazel Romero
Ramon Romero
Gil Tercero
Jesse Catanach
Mark Gonzales
Margret Ann Brunk
L. Puente
P. Nuanes
L. S. Boles
M/M Carlos Tapia
Robert McAllester
Tom Dominquez
Glen Bogue
Carl Lea
Helen Rodriquez
Jerry Gausson
Carlos Rapio
Sara Melton
Laurie Knight
Nava Ade HA
Town & Country HA
Cheri Dotson
Paige Grant
Nichoe Lichen
Juan Lopez
Antonio Lopez
Alexandra Crocker
Jose J Verela Lopez
Isabel Tafoya
Delores Pacheco
Karyn Stockdale
Brian Drypolcher
Hal Knox
Tony R Garcia
June 14, 2005 i
PRELIMINARY DRAFT v. 1

Southwest Santa Fe
Community Area Master Plan Acknowledgements
Luisa L Garcia
Eusebio Lopez
Linda MacIntyre
David Coss
Henrietta Tapia
Silvia Ketterman
Larry Warhimer
Lucille Warhimer
Morris Montoya
Ricarda Montoya
Jeff Branch
Don Heimbecker
Giano Zafarano
Joanna M. Garcia
Paul Martinez
Susan Stokes
Jennifer Jenkins
Robert Griego
Joe Dean
William Herrera
Thomas Nino
Karen Fisher
Walt Chapman
Mark Jensen
Pamina Haddock
Dianna Ruth Jones
Joan Shankin
Larry Hudgins
Ed Vasquez
Connie Salazar
Wayne Cox
Hazel Romero
Lino E. Garcia
Lorene Mills
Ted Berridge
Cayse Osterlund
Tom Bond
Laurie Chapman
Patrick Miller
Connie Martinez
Ernest M. T. Trujillo
Mary DiLorenzo
Bill Niblack
Gena Torecelli
Joanna Garcia
Ervin K. Hale
Joy Traxler
Adam Werber
Helen Wunnicke
Harold Moya
L.R. Cortez
Frances Miller
Israel Munoz
Ruben Munoz
Wayne Coe
J.C. Laul
Debra McElroy
Kathy Pitre
Greg Reid
Paul Rose
Connie R. Trujillo
Jack Watson
Theresa Zuments
Richard Galaz
Bill Herrera
Robert Patterson
Rita Uranga
Joe Hernandez
Dave Thomas
Gibo Baca
Hector Gonzales
Miles Martin
Shirley Martin
Tim Sloan
Tom Dominquez
Kathryn Lithgow
Rene Holaday
Jack Kolkmeyer
Richard Meltz
Meg Meltz
Jim Hannan
Margret Ann Brunk
L. Puente
L. S. Boles
Helen Rodriquez
Vista del Prada NA.
Jemez Road South MHP
Dell Weston
William Fields
Walter Gould
Wendy Montoya
Mark Gonzales
Bill Chapman
June 14, 2005 ii
PRELIMINARY DRAFT v. 1

Southwest Santa Fe
Community Area Master Plan Table of Contents
Table of Contents
Chapter 1 Guiding Principles and Community Vision
Section 1. Preface 1
2. Introduction to the Southwest Santa Fe 2
Community Area Master Plan
3. Community Vision and Development Principles 4
Chapter 2 Neighborhood Planning Areas 7
Section 1. Central Neighborhood Plan Area 8
2. Southcentral Neighborhood Plan Area 14
3. Western Neighborhood Plan Area 20
4. Southeastern Neighborhood Plan Area 26
5. Cerrillos Road Corridor Area 32
6. River Corridor Plan Area 41
7. Agua Fria Traditional Historic Community 48
Chapter 3 Framework for Future Neighborhood Development Patterns 55
Section 1. Future Residential Development Areas 56
• Existing Residential Development Patterns
• New Neighborhood Unit Areas
• Agua Fria Development Models
2. Corridor Development Areas 60
3. Transitional Development Areas 64
4. Rural Protection Areas 69
Chapter 4 Southwest Area Master Plans 71
Section 1. Future Land Use Plan 72
2. Future Demographics and Resource Allocation 75
3. Connections and Circulation Plan 79
March 13, 2007 iii
PRELIMINARY DRAFT v. 1

CChhaapptteerr 11
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CCoommmmuunniittyy VViissiioonn

Southwest Santa Fe Guiding Principles and Community Vision
Community Area Master Plan Preface
Preface
Neighborhood Identity and Local Solutions
“It’s really just about people,” was the response of one workshop participant during
an early discussion on neighborhood issues and concerns. It is simply about their
views, their concerns, their opinions—it is about their quality of life, as they would
define it. For the planners who have participated in this process, it has been about
listening and trying as best to understand those perspectives…
As the initial public visioning process neared completion, City and County planning
staff began grappling with how to proceed with the next phase of the larger planning
initiative. There was always one basic question in mind, “How do we begin to
translate the principles and future development framework of the Final Report into
something tangible to the people who live and are vested in the Southwest Area?
How do we also encourage future development to create a stronger sense of
neighborhood and community identity?” The answer lay in the maps themselves—
the map of existing neighborhoods. The Southwest Planning Area is
neighborhoods…neighborhoods of many styles, patterns, people, but all with a
common vision; a vision of a diverse and unique place that has become the inclusive
community that it is.
The planning process that was developed, and its results, is about local solutions.
The Southwest Planning Area possesses many unique planning challenges and
issues. The neighborhood plans that have been developed by the people who live
there, work there, who own land there, have collaborated together to create their own
unique solutions to those issues facing their neighborhoods. They worked to form a
clear understanding of what exactly is their neighborhood, what makes it special or in
some cases, not so special, and what could that neighborhood become in the future
utilizing the tools described in the Southwest Santa Fe City/County Master Planning
Initiative Final Report. The greatest single element of the master plan is not
necessarily the outputs; it is the public process itself.
The Southwest Santa Fe Community Area Master Plan is a collection of those
neighborhood solutions and an expression of their realized and future identity.
June 14, 2005 Chapter 1, Section 1 1
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Guiding Principles and Community Vision
Community Area Master Plan Introduction
2
Introduction to the Southwest Santa Fe Community Area Master Plan
The Master Planning Process through Neighborhood Planning
Once City and County planning staff agreed that the approach for developing the
master plan would be through neighborhood plans, neighborhood areas needed to
be created out of the greater whole. Working with the original members of the
Southwest Planning Area Steering Group, City and County staff divided the entire
planning area into seven distinct neighborhood-planning areas. These groupings of
neighborhoods were derived according to some unifying character, natural feature or
relating theme. The areas had to remain geographically small enough to function as
a neighborhood unit, but large enough to keep the number of neighborhood areas
manageable.
Each neighborhood plan was to be developed within four planning worksessions
totaling 28-neighborhood workshops. The process began in June of 2001 and was
completed in December of that year.1 All together, over 50 public participation
forums, including meetings, workshops, presentations and public hearings have
been conducted since June of 2000, the date the Southwest Area Master Planning
Initiative public participation process began. There are also more public forums to
follow before the work is complete.
Participation in the neighborhood planning workshops included property owners,
neighborhood associations, business interests, and other concerned parties. Over
6,000 notices/agendas were mailed in accordance with County property owner
appraisal records in addition to neighborhood associations, steering group
members/interested parties and apartment/mobile home park management
companies. Participation ranged anywhere from 5 to 40+ people at any given
workshop, but the average attendance was usually between 8 and 15 people per
meeting. It is estimated that over 140 people participated in the plan development
process over the course of seven months.
The workshops2 were conducted using scenario-building techniques. Workshop #1
focused on defining and understanding what made up their neighborhood; what were
the concerns, issues and strengths. Staff also asked the participants what was it that
furthered their own quality of life, where did people interact, where were the activity
centers or neighborhood cores. The first workshop also served as an opportunity to
familiarize the group with the principles and development design elements contained
within the Final Report.
The second workshop verified the existing land uses. It was important to clearly
understand how the land was being used so that a corresponding land use
designation was appropriately assigned. Several of the land uses in the Southwest
Area were new and unique, so the planning groups worked to define new categories
1 One final workshop has yet to be completed—the final Agua Fria THC worksession.
2 The Agua Fria THC did not follow the workshop schedule since their process was unique. See that
Chapter 2, Section 7 for more details on their tailored process.
June 14, 2005 Chapter 1, Section 2
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Guiding Principles and Community Vision
Community Area Master Plan Introduction
3
that would accurately describe their properties. The groups also worked to identify
development patterns. Areas of differing urban and rural patterns were delineating,
including vacant lands.
The third session began the scenario construction process. The focus was to
identify areas of potential future development and/or areas that might be considered
for rural protection. Participants looked at a variety of choices for neighborhood
development pattern areas3 and selected a series of alternatives that they
considered the best future patterns. In several cases, the planning groups actually
suggested modified or “interactive” land use control systems that they felt better
satisfied the desired goals of the neighborhood.
The last workshop reconstructed the future neighborhood pattern selections from the
previous session and then applied future land uses to those areas. In addition,
future land uses were either applied to 1) undesignated areas or to 2) reevaluated
future designations of the City’s General Plan, based on the existing land use
patterns and densities derived in Worksession #2. After examining a series of land
use scenarios, the group, by consensus, selected the patterns and uses that they felt
most accurately expressed their ideals of what their neighborhood should look like in
the future.
Once the future land uses were complete, they were then reassembled into a single-
composite, future land use plan (see Chapter 3, Section 1). In addition, each
neighborhood process has been translated into individual neighborhood plans,
making up the most important component of this master plan. Finally, the completed
future land use plan allowed the planning and transportation/traffic engineering staff
to derive conceptual transportation4 and pedestrian connections and circulation
patterns that would allow future neighborhoods to be connected within and among
themselves. Future population, housing units and water demand estimates were
also derived based on the future land uses.
To complete the planning process, a draft master plan will be distributed to the
neighborhood planning groups at a final workshop (of all the groups together).
Suggested modifications will be considered by group consensus and incorporated.
The final draft of the master plan will then be circulated for public comment and
review. When that process is complete, it is anticipated that formal public
consideration will then be conducted5.
3 “Future neighborhood pattern models or areas” are the equivalent of “typology areas” as described within
the SW Area Final Report.
4 This process does not alter or amend the adopted ARTF Future Roads Plan. Suggested transportation
connections are at the collector to local street levels only.
5 The noted exception to this process is the Cerrillos Road Corridor Plan Area. Because of pending
development, the City Council considered and adopted the Cerrillos Road Corridor Plan and corresponding
City General Plan amendments in November of 2001. That section has been reincorporated into the larger
master plan.
June 14, 2005 Chapter 1, Section 2
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Southwest Santa Fe Guiding Principles and Community Vision
Community Area Master Plan Community Vision and Development Principles
The Community Vision and the Guiding Development Principles
The Southwest Santa Fe City/County Master Planning Initiative Final Report
The Southwest Santa Fe City/County Master Planning Initiative Final Report (May
20011), referred throughout this master plan as the Final Report, represents the first
of three phases under the Southwest Area Master Planning Initiative2. City staff was
directed to initiate a public participation process in order to develop a master plan for
the Cerrillos and Airport Road area located in the southwest sector of the city. This
directive was later expanded to include County participation in developing that
process. The original area was also expanded to include a larger section of the
extraterritorial zone that would ultimately constitute over 5,100 acres.
The result of the City/County collaboration was development of a public visioning
process. The professional services of ACP Visioning, Inc. were employed to design,
conduct and communicate a community area vision for Southwest Santa Fe, and
then to create a series of corresponding development guidelines that would realize
that vision. A detailed public participation process was included as part of that
contract, including a series of focus groups, citizen surveys, public workshops and
most importantly, creation of an oversight committee referred to as the Southwest
Area Steering Group. Under the direction of ACP Visioning, Inc. and the dedication
and commitment of the steering group members, the Final Report was completed
within a seven-month period.
The Final Report provides three critical elements on which this master plan is based;
the vision, the guiding development principles and building blocks, and the policy
framework for future development. Throughout the master planning process, these
elements were referenced, emphasized and translated. Their role and importance in
development of this plan cannot be understated.
The following sections are highlights (only) taken from key sections of the Final
Report. Greater detail on each of these sections can be found in Appendix III, the
Final Report.
The Community Vision
The vision that was developed is a simple one—a vision of “place” that is both
beautiful and balanced, that bears strong relation to historic Santa Fe, yet possesses
its own distinct style and character. It is a place were streets are safe and
comfortable for walking, where public parks become the social nuclei of each
neighborhood and where affordability and good quality of life can be offered and
enjoyed by all.
There are four basic premises that accompany that vision:
1 Appendix III. The Final Report was adopted by the Santa Fe City Council on November 28, 2001.
2 See Appendix II, Resolution 1991-91.
June 14, 2005 Chapter 1, Section 3 4
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Southwest Santa Fe Guiding Principles and Community Vision
Community Area Master Plan Community Vision and Development Principles
x The neighborhood is and remains the basic building block of the community.
x Complementary to the neighborhoods are mixed-use commercial areas, located
within a reasonable walking distance thereof, that provide job opportunities,
services and certain amenities to the people who live there.
x Civic spaces are part of each neighborhood and where schools are introduced
within these structures whenever possible.
x Great care and consideration are given to the natural features of the area. These
features should be integrated and respected in any planning process.
The overall vision reflects a predominance of residential land uses for the area, but
where a full accouterment of goods and services compliment the community.
The Development Principles and Building Blocks
Ten development principles were also developed as part of the public participation
process. Each represents a basic core value by which the policy framework for future
development was constructed. The principles and the building blocks were intended to
become the foundation by which future-planning tools would be developed in order to
implement the plan. The master planning process has, in fact, been constructed on
these basic core values. Because their importance in the process cannot be overstated,
they are provided here as a matter of reference. These principles are also cited
throughout the document.
x
x
x
x
x
x
x
x
x
Principle 1: Neighborhoods in Southwest Santa Fe should be walkable.
Principle 2: Neighborhoods in Southwest Santa Fe should be connected within
and among themselves.
Principle 3: Neighborhoods in Southwest Santa Fe should include institutional
buildings such as schools and churches in their core.
Principle 4: Neighborhoods in Southwest Santa Fe should have a neighborhood
center at their core.
Principle 5: Neighborhoods in Southwest Santa Fe should have a variety of lot
sizes and building styles to allow for economic diversity, affordability and an
inclusive community.
Principle 6: Commercial areas in Southwest Santa Fe should be connected to the
surrounding neighborhoods (within an easy walking or driving distance).
Principle 7: Commercial areas in Southwest Santa Fe should be linked to nearby
neighborhoods through intermediate scale buildings such as live/work units.
Principle 8: Residents of Southwest Santa Fe should be able to safely cross
Airport Road at key intersections.
Principle 9: Areas of Southwest Santa Fe contiguous to the Santa Fe River
should be developed with a pattern similar to that of Agua Fria Village.
June 14, 2005 Chapter 1, Section 3 5
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Guiding Principles and Community Vision
Community Area Master Plan Community Vision and Development Principles
x Principle 10: The Santa Fe River is an important landmark in Southwest Santa
Fe. It should be protected and easements should be created to provide residents
with access to the river.
The respective building blocks described under each principle are specific guidelines
or action statements necessary to carry out a principle’s stated intent. They describe
detailed design or planning elements that can be universally applied within the
Southwest Area. As with the principles, they have provided the foundation on which
many of the land use applications have been built.
The Final Report concludes with the policy framework for future development. Three
“typology” area frameworks, derived from the principles and building blocks
described earlier, are presented as the future development models that have been
designed specifically for the Southwest Planning Area. Chapter 3 of this master plan
has translated and applied those future development models contained within the
Final Report as future neighborhood pattern areas. These future neighborhood
areas are referenced throughout the neighborhood plans. Chapter 4 then provides a
detailed description of how each of the these neighborhood pattern models are
intended to function.
June 14, 2005 Chapter 1, Section 3 6
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CChhaapptteerr 22
NNeeiigghhbboorrhhoooodd PPllaannnniinngg AArreeaass

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan
Neighborhood Planning Areas
The seven neighborhood plans contained in Chapter 2 are the “backbone” of the
overall master plan. They offer the details and insight into how each
neighborhood area views themselves and their potential future identity.
Each plan provides a detailed description of the existing land use conditions and
pending development activity. It also describes each planning process and their
outcomes, including the application of neighborhood development patterns to
vacant lands and the application of future land uses that were intended to create
community.
Each planning process was similar, yet each neighborhood plan is unique. All
the neighborhood plans complement one another and work within the common
thread of the Final Report.
June 14, 2005 PRELIMINARY DRAFT v. 1 7

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Central Neighborhood Plan Area
Central Neighborhood Plan Area
Unit Area Description
Santa Fe
W MH Park
Sierra
Vista MHP
Las
Acequias
Subd.
Town &
Country Subd.
Vista del
Prado Subd.
Las Americas
Subd.
Cedar
South MHP
Nueva Vista
MH Sub.
Cedar
Creek Apts.
Riverside
MHP
Vista Primera
The Missions
La Park
MH Subd. Country Club
MHP/Apts.
Fairway
Village
Subd.
Cottonwood MHP
Jemez Rd.
Nhbd
Tiempos
Lindos
Subd.
Tierra
Real
MH
Subd.
Rancho
Zia MHP
SFCHA
Public
Housing
Vista
Aurora
Subd.
Sunset
MHP
San
Rafael
Apts.
Shalom MHP
W Meadow
Subd.
Nava Ade
Vista Verde
Vista Verde
MH Subd
Talavera
Apts.
Vereda de
Valencia
Casitas
de
Santa FeCountry Club
Estates Subd.
Roadrunner
W MHP
Vegas
Verdes
MHP
Trailer Ranch
MHP
The Lofts
Aqua Fria Village
AGUA FRIA
AGUA FRIA
AIRPORT ROAD
CERRILLOS
RODEO
J EMEZ
AIRPORT
COUN TY RD 70
S MEAD OWS
WAGON
ACADEMY
Central Neighborhood
Planning Unit
The Central Neighborhood Plan Area is generally bounded to the north and south by
Agua Fria and Airport Roads, and east and west by the Agua Fria THC and those
residential subdivisions
located along Morning Drive
(see Map 2.1.1). The
neighborhood area falls
within both the City (32%)
and EZ (68%) jurisdictions.
The area is predominately
residential in nature but,
consists of both the
traditional Agua Fria land
patterns (long-lot
north/south tracts and the
Jemez Road east/west
orientation) as well as the
more standard suburban
model (Las Acequias).
The plan unit is comprised of Map 2.1.1 Central Neighborhood Plan Area
approximately 661 acres whereby 281 acres, or 43% (refer to Table 2.1.1), remains as
undeveloped land. In addition, nearly 99% of the vacant tracts are located within the EZ.
Of those vacant parcels, the average tract size is approximately 3.5 acres with a range
of 40 to one-tenth acre lots.
Existing Land Uses and Urban Forms
The existing land uses within the Central Neighborhood Plan Area are illustrated in
Table 2.1.1. Nearly 50% of the plan area is currently being used for residential purposes.
Residential uses vary widely in form and type--from rural and “historic” residential, to
suburban subdivisions, to mobile home parks to multi-family residential units.
Land Use Category Total Acreage % of Total
Undeveloped/Vacant 281.6 43%
Rural Residential 39.9 6%
Residential Very Low Density 95.7 14%
Residential Low Density 79.4 12%
Residential Medium Density 94.4 14%
Residential High Density 17.4 3%
Park 31.1 5%
Commercial 7.9 1%
Industrial 9.7 1%
Easement/ROW 4.0 1%
Total 661.1 100%
Table 2.1.1. Existing Land Use Acreage and Percentages
June 14, 2005 Chapter 2, Section 1 8
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Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Central Neighborhood Plan Area
City Limits
AGUA FRIA
JEMEZ
MORNING
CALLE COPRAZZI E
ZEPOL
RUFINA
CALLE NUEVA VISTA
AIRPORT
CAMINO DE LOS LOPEZ
CALLE ATAJO
In contrast, only 2% of the uses are commercial based. As noted previously, a
considerable amount of land
remains undeveloped. The
Central Area also contains one
of the two developed public
parks (Las Acequias Park)
located within the Southwest
Planning Area. In addition, there
is also an undeveloped park
located in Las Acequias that
may be developed at some
future date, as well as the
recently acquired County open
space park referred to as
Meadows Field.
There are several approved
development projects (within the
EZ) including two neighborhood Map 2.1.2 Central Area Existing Land Uses
B & E
City Limits
AGUA FRIA
JEMEZ
commercial centers and a future elementary school. These future centers along Airport
Road are proposed at the future intersections of the South Meadows extension and for
the County Road 62 extension (see Map 2.1.3).
CALLE COPRAZZI E
ZEPOL
RUFINA
CALLE NUEVA VISTA
AIRPORT
CAMINO DE LOS LOPEZ
CALLE ATAJO
MORNING
The area urban forms represent a
combination of both the traditional
land patterns of Agua Fria and
the suburban curvilinear/cul-de-
sac style development.
Regarding the traditional
patterns, both forms of the Agua
Fria Model are well represented
in the area. The north/south,
long-lot patterns make up a
portion of the undeveloped lands.
Where the long-lot tracts have
developed, they have done so in
accordance with the traditional
linear east/west patterns as
typified by the Jemez Road Neigh- Map 2.1.3. Pending or Approved Development
Approved
Neighborhood
Centers
Future School Site
borhood or the Nueva Vista and Tiempos Lindos Mobile Home Subdivisions. The
variation between these two patterns are basically density, where the north/south
patterns remain at rural density, because the land has not been perpendicularly
subdivided. The east/west patterns are typically at a greater urban density due to either
repeated lot splits or formal subdivision of land. The east/west patterns, however, are
born from the original north/south tracts.
Residential densities also vary with these patterns. For example, the Las Acequias
Neighborhood (located within the City) represents a gross residential density of 7.1
du/ac, a typical compact suburban density. In contrast, mobile home parks throughout
the Southwest Plan Area, such as the Sunset Mobile Home Park, tend to have a higher
June 14, 2005 Chapter 2, Section 1 9
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Central Neighborhood Plan Area
gross density (with a density of 9.3 du/ac). Within the traditional patterns that are
commonly located outside the city limits, north/south tracts tend to be less dense--at or
less than one du/ac, while the east/west patterns tend to be closer to an urban density of
2.5 du/ac. As an example, the rural residential patterns within the planning area consist
of a gross residential density of approximately 0.7 du/ac while the Jemez Road
Neighborhood consists of a 2.6 du/ac gross density.
The average density, excluding multi-family, for the Central Plan Area is approximately
5.5 du/ac. Including multi-family uses, the gross density falls closer to 8.4 du/ac.
Activity Centers and Neighborhood Cores
There are no major activity centers located within the neighborhood area, however, the
Las Acequias Park has historically
functioned as both a local activity
center as well as the neighborhood
core. As in many of the
neighborhood planning units, the
area is underserved by local
centers. There is potential
opportunity, however, to provide
future cores through pending
institutional uses such as future
schools. In addition, the newly-
acquired County public open space
park (South Meadows Field) has
potential as a future community
core.
Las Acequias Park As illustrated in Map 2.1.3, there are
current plans to construct a new public elementary school on an 11-acre site at
the southern intersection of Rufina Street and the future CR62. This type of institutional
use, centrally located within the community, will provide the kind of community facility
that the Final Report references within Principle 3 (page 19) which states that
neighborhoods should contain institutional buildings such as schools and churches at
their core. In addition, there is considerable vacant lands surrounding the site, which
provide additional opportunities for creating development as envisioned by the Final
Report’s new neighborhood unit concept with the school acting as the neighborhood
core.
Proposed Neighborhood Pattern Areas
Because of the substantial amount of vacant lands, the Central Area planning
participants have chosen to apply new neighborhood pattern designations to nearly half
of the planning area (see Map 2.1.4). The proximity and tract size of these vacant areas
renders this planning unit (out of the seven) with the greatest potential to integrate future
neighborhood unit development and new neighborhood cores with existing residential
development.
June 14, 2005 Chapter 2, Section 1 10
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Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Central Neighborhood Plan Area
One of the primary objectives of the Central planning group has been to employ the new
neighborhood unit concepts to strengthen neighborhood community identity. This is to
be achieved by fully utilizing the neighborhood pattern models, including neighborhood
center or cores, applying a variety of residential densities (to remain in keeping with
Principle 51) and tying existing and future commercial development along Airport Road
to these new neighborhoods.2
Map 2.1.4. Proposed Neighborhood Pattern Designations for the Central Neighborhood Plan
Area
Redwood
Rosewood
St
St
Bir
c
h St
Cottonwood
Walnut St
e
Lp
Lp
St
Elm St
cust
Hickory
Cypress
Poplar
St
St
St
Dr
Village Way
Fairway
Highland
Way
Sunshine
Way
Way
Green
Morning
Ln
Morning
St
Way WillowMorning
Jemez Rd
Dr
V
e
n
t u ra
Luna de
Miel
Real
Ventura
C
o u
Airport
Rd
Agua
Fria
Alamo
Ln
La Vela
Academy Rd
Pinon
Ash
Aspen Beech
Cedar
Berch
Calle Inez
Calle
Belinda
C
a
l
l
e
P
'o
-A
e-Pi
Plum
Peac
V ereda deValencia
Center
Dr
Center
Pl
Center
Ct
C
a
m
in
o
E
n
t
r
a
d
a
Camino de
Lopez
Camino Vista Aurora
Camino
de
Jacobo
Powerline Rd
Acequia Ln
V
u
e
lt
a
de las Acequias
R
u
f
in
a
St
los
Senda
Senda del Valle
Ln
Chestnut
St
Calle
Atajo
C a
ll
e
A
t
a
j
o
CalleCazuela
Ave. de las Acequias
Ca
l l
e
la Mirada
Acequia
Borrada West
C orr
i
d
a
d
e
A
g
ua
A c e qui
a
B
o
r
r
a
d
a
Senda
d
e
l
V
al
l
e
Calle Lu
Zepol Rd
So
u
t
h M ead
Maple St
Olive St
Aspen Lp
rra Real
H Subd.
New Neighborhood Unit
TransitionCorridor
Rural Protection Area
New Neighborhood Unit
Corridor
Corridor Transition
Agua Fria Model
Transition Transition
New Neighborhood Unit
Neighborhood Core
Community Center
Community Center
Agua Fria Model
Three new neighborhood units have been designated with related neighborhood cores:
1) the Meadows Field open space/park, 2) the future elementary school and 3) a
potential future pocket park that could tie together two existing and two future
neighborhoods. Where there is an adequate amount of developable land with a new
neighborhood unit, the neighborhood center/core development should follow the Final
Report’s model, including institutional uses with public parks or open space
development.
The proposed new neighborhood units have also been related to existing and future
commercial along Airport Road (and once instance along Agua Fria Road) by applying
an appropriate corridor depth3 along these arterials. In all instances, intermediate uses
1 Principle 5 of the Final Report states that “neighborhoods…should have a variety of lot sizes and building
styles to allow for economic diversity, affordability and an inclusive community”.
2 This follows Principles 6 and 7, which state that commercial areas…”should be connected to the
surrounding neighborhoods” and “should be linked to nearby neighborhoods through intermediate scaled
buildings such as live/work units”.
June 14, 2005 Chapter 2, Section 1 11
PRELIMINARY DRAFT v. 1
3 As mentioned in the neighborhood pattern model section of the master plan, an appropriate corridor depth
along Airport Rd. would allow for the types of uses and building scale for neighborhood-oriented commercial
only. For Agua Fria Road, the uses and scale should be even further reduced as would be appropriate for a
minor two-lane arterial and to be in keeping with the existing patterns.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Central Neighborhood Plan Area
introduced through transitional areas have been created as a “step back” from
commercial to the adjacent residential areas to be in keeping with the neighborhood
pattern design.
Lastly, two of three “traditional” pattern areas has been designated as the Agua Fria
model and the other area, the Jemez Road Neighborhood, is designated as Rural
Protection in order to preserve the character and forms. The Agua Fria Model area that
fronts Airport Road is only partially built out4, and the planning participants considered
that the area should be encouraged to continue in its original urban form. This would
allow for continued pattern diversity as well as respecting the original urban forms. For
those tracts with direct access to Airport Road, some increase in residential density may
be considered on a case-by-case basis, however, the proposed patterns should be in
keeping with traditional development patterns and remain harmonious with any adjacent
residential uses or patterns.
Future Land Uses
CALLE ATAJO
AVENIDA DE LAS ACEQUIAS
CALLE COPRAZZI E
ZEPOL
JEMEZ
AIRPORT
AGUA FRIA
CAMINO DE LOS LOPEZ
SANTEROS
CALLE NUEVA VISTA
CALLE LARRANAGA
MORNING
MEADOWS (FUTURE)
Transitonal
Neighborhood Center
Residential High Density
Institutional
Residential Medium Density
Residential Very Low Density
Residential
Low Density
Industrial
Parks
RUFINA ST.
CR62 EXT. (FUTURE)
The derivation of future land uses (see Map 2.1.5) that is being proposed by the Central
Area planning group 1) generally respects the existing land uses, 2) integrates the
neighborhood pattern models, and incorporates approved future development for the
area.
Map 2.1.5. Proposed Future Land Uses for the Central Neighborhood Plan Area
As formerly noted, the area offers considerable potential for creating new neighborhood
unit development. It has been the desire of the planning group to make every attempt to
meet the principles of the Final Report, and have suggested a broad range of residential
June 14, 2005 Chapter 2, Section 1 12
PRELIMINARY DRAFT v. 1
4 As opposed to the Jemez Road area, which is virtually built out.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Central Neighborhood Plan Area
densities for these areas in an effort to promote diversity, housing affordability and
further community identity. When housing type and style were discussed, the group
expressed a strong interest in varying the housing styles as well. There was a strong
preference, however, for ownership-based, “stick built” residential housing that would be
more in keeping with the City’s Housing Opportunity Program on affordability5. There
seemed to also be a general acceptance of continued densities at or near the Las
Acequias for the new neighborhood units (6-7 du/ac.), however, there was a preference
for some housing pattern diversity, such as compound or clustered development, or a
mixing of housing types.
The planning group also was generally open to the introduction of neighborhood-serving
commercial, provided that it was restricted in size, location, uses and scale. Several of
the participants agreed that such uses as “sit-down” restaurants, medical or professional
offices, small/local retailers, or small grocery would be appropriate, however, they would
need to be at a neighborhood scale and of a pedestrian orientation (in contrast to
automobile-oriented retail/services such as a “fast-food restaurant” or gas
station/convenience store). The group also has applied several transitional designations
to areas where commercial has been suggested, in order to encourage compatibility and
relationship where there is both existing and future residential areas. Smaller transition
areas have also been suggested to those areas where legal, non-conforming
commercial areas currently exist, so that if in the future they chose to expand, they
would be considered a redevelopment site and would be required to meet the principles
and guidelines for commercial redevelopment within the Final Report.
Regarding future connections, attempt should be made to connect existing
neighborhoods, through the extension of local streets or through pedestrian trails. Local
street connections may be restricted in such a way (see Chapter 3, Section 3,
Connections and Circulation) as to merely connect one neighborhood to another, in an
effort to discourage potential “cut-through“ traffic. Pedestrian connections, however,
should be created to unify entire neighborhood planning areas, connect local activity
centers and neighborhood cores and provide access to public places such as a future
River Trail.
June 14, 2005 Chapter 2, Section 1 13
PRELIMINARY DRAFT v. 1
5 At the time of this writing, the City currently is the only jurisdiction with an adopted housing affordability
program. The County/EZA, however, are now in the process of considering a similar housing affordability
program.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southcentral Neighborhood Plan Area
Southcentral Neighborhood Plan Area
Unit Area Description
Santa Fe
W MH Park
Sierra
Vista MHP
Las
Acequias
Subd.
Town &
Country Subd.
Vista del
Prado Subd.
Las Americas
Subd.
Cedar
South MHP
Nueva Vista
MH Sub.
Cedar
Creek Apts.
Riverside
MHP
Vista Primera
The Missions
La Park
MH Subd. Country Club
MHP/Apts.
Fairway
Village
Subd.
Cottonwood MHP
Jemez Rd.
Nhbd
Tiempos
Lindos
Subd.
Tierra
Real
MH
Subd.
Rancho
Zia MHP
SFCHA
Public
Housing
Vista
Aurora
Subd.
Sunset
MHP
San
Rafael
Apts.
Shalom MHP
W Meadow
Subd.
Nava Ade
Vista Verde
Vista Verde
MH Subd
Talavera
Apts.
Vereda de
Valencia
Casitas
de
Santa FeCountry Club
Estates Subd.
Roadrunner
W MHP
Vegas
Verdes
MHP
Trailer Ranch
MHP
The Lofts
Aqua Fria Village
AGUA FRIA
AGUA FRIA
AIRPORT ROAD
CERRILLOS
RODEO
JEMEZ
AIRPORT
COUNTY RD 70
S MEAD OWS
WAGON
ACADEMY
Southcentral Neighborhood
Plan Unit
The Southeastern Neighborhood Plan Area is located generally north and east of Tierra
Contenta, and is bounded by Airport Road and South Meadows Drive (see Map 2.2.1).
In area, it is the smallest of the seven planning units. The plan area can generally be
described as an “eclectic”
assembly of uses, patterns, and
densities. The area form is more
the absence of any defining urban
pattern, but with several
distinguishing land use
characteristics. Many of the
property owners generally regard
their area as a collection of
mixed-uses ranging from
agriculture, to art and crafts, to
institutional, industrial and
residential. There are also several
instances of live/work type uses
occurring in the area. The high
proportion of institutional uses
and live/work scenarios dominate Map 2.2.1. Southcentral Neighborhood Planning Area
the neighborhood area.
The area consists of approximately 162 acres whereby 25 acres (15%) are currently
within the city limits. Approximately 28% of the area remains vacant---all of which is
located within the EZ. Based on the number of recent applications for development
review and approval by the governing body1 (see Map 2.2.3), the area appears to be
under increasing development pressure (within the EZ).
.
Existing Land Uses and Urban Forms
The existing land uses for the neighborhood area are illustrated in Table 2.2.1 below. As
noted, greater than a quarter of the area remains undeveloped. In addition, the area has
the highest overall percentage of institutional uses. Institutional uses include schools
(Sweeney Elementary, Ortiz Middle School and a charter school) several churches and
a semi-private rehabilitation center.
Probably the most unique feature of the area is the number of rural, live/work scenarios
that occur within the area. Several of the planning participants that are also property
1 The governing body referenced here is the Extraterritorial Zoning Authority. The current trend for requests
for development approval are for projects at urban densities with city services without corresponding request
for annexation. One such request is being processed through the creation of a project-specific ”urban
boundary” joint powers agreement in order to extend city services and build at otherwise urban densities
without obligation of annexation into the City.
June 14, 2005 Chapter 2, Section 2 14
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southcentral Neighborhood Plan Area
owners/residents in the area strongly associate themselves with rural/agricultural
lifestyles where they live and work within their respective properties. The uses range
Existing Land Uses Total Acreage % of Total
Undeveloped 44.9 28%
Residential Very Low Density 6.9 4%
Residential Low Density 15.6 10%
Residential Medium Density 9.5 6%
Park 0.9 1%
Institutional 52.6 33%
Commercial 2.6 2%
Mixed Use 20.2 13%
ROW/Other 8.4 5%
Total 161.7 100%
Table 2.3.1. Existing Land Uses for the Southcentral Neighborhood Planning Area
from animal husbandry and agriculture to woodworking and milling to artistic metal
stamping and bronzing. Although the urban forms are not necessarily in keeping with
the historic Agua Fria
models, the rural land
practices tend to reflect the
more traditional uses of the
land. These live/work, or
mixed-use, scenarios consti-
tute approximately 13% of
the area (see Map 2.3.2).
Commercial land uses
constitute only 2% of the
planning area. In contrast,
20% of the planning unit is
comprised of developed
residential. There are only 2
small private park areas
within the unit, however, the
area terrain is dominated by
a natural drainage feature that Map 2.2.2. Southcentral Area Existing Land Uses
Mixed-Use
Areas
Institutional
Uses
meanders through the heart of the area. The small arroyo traverses between the two
schools southwesterly to eventually tie to the larger Tierra Contenta arroyo network.
Several participants felt that the arroyo, although it remained in private ownership, was
the neighborhood’s actual “activity” space since there were no public access areas or
connections.2
Residential densities vary from Medium Density Residential within the mobile home
parks (averaging 6-8 du/ac) to very low-density residential for the rural residential tracts.
2 There were concerns, however, that there was increasing use of the arroyo as a public pedestrian path
and with it an increase in crime and degradation of the natural feature. The group felt that the increase in
use was due mostly to the increasing number of school children “cutting through” from Tierra Contenta to the
schools.
June 14, 2005 Chapter 2, Section 2 15
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southcentral Neighborhood Plan Area
The average density for the developed residential areas is approximately 6.1 du/ac. The
prevalent residential housing types within the area are the mobile home subdivision or
park and live/work scenarios with one residence-one business. As previously noted,
there is no clear, definable urban development pattern within the neighborhood area.
The area has continued, for the most part, to remain semi-rural or predominately
institutional.
Map 2.2.3. Approved or Pending Area Development
Activity Centers and Neighborhood Cores
Another unique characteristic of the Southcentral Neighborhood Plan Area is the high
number of community activity centers versus the lack of neighborhood cores. In several
of the other planning areas, there has tended to be few or no activity centers, with
several neighborhood cores (namely private parks). In this area, the opposite trend
holds true.
The three schools and churches provide for a variety of public community places. In
contrast, the continued rural character of the planning area has not created a need or
the opportunity for neighborhood core3 development or formalized pedestrian
connections within the unit. However, as development occurs within the planning unit,
the introduction of a neighborhood core, including a developed public park, with possible
pedestrian connections along the natural drainage feature should be incorporated as
part of any future development.
Proposed Neighborhood Pattern Areas
The neighborhood pattern areas that have been created by the planning group represent
a combined hybrid of a mixed-use scenario and the new neighborhood unit development
(see Map 2.2.4). The participant’s primary objective was to apply a development pattern
that was consistent with their own neighborhood vision—an eclectic range of styles,
3 The single exception is the open space/drainage area within the West Meadows MHP.
June 14, 2005 Chapter 2, Section 2 16
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southcentral Neighborhood Plan Area
uses, and patterns that promote live/work and semi-rural or agricultural development
patterns.4
The planning group has applied (and
extended) a corridor area designation
to the developing commercial area
along Airport Road. It is intended to be
at a continued neighborhood scale (see
corridor descriptions--Chapter 3.2). The
group then applied an expanded
transitional area from the corridor along
Lucia Lane to a proposed
neighborhood center located in
proximity to the area’s natural drainage
feature. The design of this area is
intended to be in keeping with a mixed-
use development scenario, including
residential/non-residential uses that is in Example of the one of the arts & craft studio uses
New Neighborhood
Unit Typology
Corridor
Mixed Use
Neighborhood Center
Neighborhood Core
keeping with the adjacent mixed uses. The mixed-use area is considered large enough
to be able to accommodate a mixed-use type project in lieu of smaller-scaled, “single-
use” transitional development.
Finally, the planning group
has applied a new
neighborhood unit model to
the remaining vacant lands
(including the RAP center and
the “temporary” church facility
that is adjacent to the south).
The group’s principle
objective was to design a land
use system based on similar
compatibility and reduced
impacts5 to the adjacent
uses—i.e., future mixed-use
adjacent to the area of
existing live/work and future
residential adjacent to existing
schools. Map 2.2.4. Neighborhood Pattern Models for the Area
Future Land Uses
The proposed future land uses that were derived through the neighborhood workshop
4 Throughout the planning workshops, the planning participants expressed a strong desire to create a
minimum lot size requirement of 6,000 square feet in order to respect the existing character of the area.
This should be taken into consideration as development occurs. The participants were not, however,
interested in applying rural protection areas in order to meet that objective.
5 There was expressed concern regarding continued negative impacts related to growth and the
overcrowding of the adjacent schools. In an effort to reduce further impact to neighboring schools, the group
chose to divide future designations between mixed-use and a new neighborhood unit.
June 14, 2005 Chapter 2, Section 2 17
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southcentral Neighborhood Plan Area
process reflect the intent to create a land use system of mixed uses that are compatible
with the present land patterns within the area (see Map 2.2.5). Again, there is a strong
emphasis on furthering live/work opportunity within the area and maintaining, to some
degree, the kind of semi-rural/agricultural flavor that defines the neighborhood unit.
Institutional
Park
Residential Low Density
Mixed-Use
Office
Residential Medium Density
Neighborhood Center
Residential Low Density
The City’s General Plan currently designates future land uses for the neighborhood area
(see Map 2.2.6). The changes being proposed more closely align future land use to the
COFF
RMED
INSTRMED
Map 2.2.5. Proposed Future Land Uses for the Southcentral Neighborhood Plan Area
Map 2.2.6. Current City GP Future Land Uses Designations
existing underlying land uses and applicable zoning, as well as promoting the collective
neighborhood vision for their area. The intent is to encourage a wider variety of uses
and styles within the neighborhood though incorporation of the mixed-use designation.
June 14, 2005 Chapter 2, Section 2 18
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southcentral Neighborhood Plan Area
With regard to live/work, the appropriateness of what constitutes the work component
should be evaluated on a case-by-case basis for the more intense uses. Where
industrial-type uses are being proposed, there should be considerable evaluation
performed based on measurable performance standard criteria such as noise, vibration,
odor emission, environmental concerns, light degradation, etc…. In addition, appropriate
use intensity should be considered in relation to the surrounding existing or proposed
future uses. Where an industrial or some types of agricultural uses are being
considered, there should be an adequate separation of adjoining uses and additional
buffering to any adjacent residential properties in order to minimize or negate any
potential impacts. Uses of any substantial intensity should only be considered where it
could clearly be demonstrated that controls such as adequate buffering, additional
separation measures, and performance standard criteria have been incorporated and
satisfied. Expansion of any existing use should be required to meet these same types of
standards as well.
For the new neighborhood unit area, the proposed residential density for the area falls
within the 3-7 du/ac. range. More importantly, the planning group has requested that
individual lost sizes not be less than 6,000 square feet (more in keeping with the
suburban patterns of the 1960-early 80’s—such as the La Resolana or the Casa Solana
neighborhoods). Densities within Santa Fe neighborhoods with 6,000 square foot acre
lots typically fall within the 4-5 du/ac. range. Theoretically, the new neighborhood unit
model design standards could still be met, however, varying the lot sizes for greater
housing variety may prove difficult under this scenario.
June 14, 2005 Chapter 2, Section 2 19
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Western Neighborhood Plan Area
Western Neighborhood Plan Area
Unit Area Description
Santa Fe
W MH Park
Sierra
Vista MHP
Las
Acequias
Subd.
Town &
Country Subd.
Vista del
Prado Subd.
Las Americas
Subd.
Cedar
South MHP
Nueva Vista
MH Sub.
Cedar
Creek Apts.
Riverside
MHP
Vista Primera
The Missions
La Park
MH Subd. Country Club
MHP/Apts.
Fairway
Village
Subd.
Cottonwood MHP
Jemez Rd.
Nhbd
Tiempos
Lindos
Subd.
Tierra
Real
MH
Subd.
Rancho
Zia MHP
SFCHA
Public
Housing
Vista
Aurora
Subd.
Sunset
MHP
San
Rafael
Apts.
Shalom MHP
W Meadow
Subd.
Nava Ade
Vista Verde
Vista Verde
MH Subd
Talavera
Apts.
Vereda de
Valencia
Casitas
de
Santa FeCountry Club
Estates Subd.
Roadrunner
W MHP
Vegas
Verdes
MHP
Trailer Ranch
MHP
The Lofts
Aqua Fria Village
AGUA FRIA
AGU A FR IA
AIRPORT ROAD
CERRILLOS
RODEO
JEMEZ
AIRPORT
COUN TY RD 70
S MEAD OWS
WAGON
ACADEMY
Western Neighborhood
Planning Unit
The Western Area Neighborhood planning unit is generally considered to be the most
urbanized of the extraterritorial planning areas. It generally lies north of the Tierra
Contenta development, is bordered by Agua Fria Road/Santa Fe River to the north, NM
599 to the west and
encompasses nearly 50% of the
north and south properties that
bound Airport Road within the
SW planning area (see Map
2.3.1). In addition, the Western
Plan Area is one of two areas
that fall within both the two- and
five-mile extraterritorial zones.
The plan unit is comprised of
roughly 870 acres. Within the
area, approximately 101 acres, or
11% (excluding the Highway
Corridor critical setback area),
remain vacant, developable land.
Of that percentage, approximately Map 2.3.1. Western Neighborhood Plan Area
30 acres is currently under development or has received some level of project approval1
for future development. Therefore, roughly 71 acres, or 8% of the total unit, remains as
undeveloped, uncommitted acreage.
Existing Land Uses and Urban Forms
The existing land uses within the planning unit represent a broad spectrum of uses
(Table 2.3.1.) as well as patterns and densities. The range of land uses vary in intensity
Land Use Category Total Acreage % of Total
Undeveloped/Vacant 101.4 12%
Rural Residential 10.3 1%
Residential Very Low Density 63.3 7%
Residential Low Density 102.5 12%
Residential Medium Density 149.5 17%
Residential High Density 21.1 2%
Park 11.4 1%
Recreational 164.4 19%
Commercial 33.3 4%
Industrial 89.0 10%
Easement/ROW/Other 122.1 14%
Total 868.2 100%
Table 2.3.1. Existing Land Use Summary
June 14, 2005 Chapter 2, Section 3 20
PRELIMINARY DRAFT v. 1
1 The various projects have received some level of approval (i.e. Master Plan, Development Plan, etc…)
through the EZA.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Western Neighborhood Plan Area
AIRPORT
AGUA FRIA
NM 599
SAN FELIPE
(Two-mile EZ)
City Limits &
SW Area Plan Boundary
Plan Unit Boundary
Tierra Contenta Development
from industrial park development to rural density residential. Of the developed acreage
(excluding right-of-way and other infrastructure-related uses), approximately 46% of the
total acreage are residential uses (Map 2.3.2). In contrast, 16% of the existing uses are
commercial/industrial-based with a
primary orientation toward the Santa
Fe Municipal Airport as well as
accessibility to NM599. The planning
area also includes several private
neighborhood parks as well as the
Santa Fe Country Club recreational
facility. In general, the planning area
is principally residential, but also
includes an array of accompanying
existing commercial, industrial and
private recreational uses.
As previously noted, the plan unit
area is also one of the most
“urbanized” neighborhood units, both
with respect to the range of uses, the
level of urban services2,as well as the Map 2.3.2. Western Plan Area Existing Land Uses
AIRPORT
AGUA FRIA
NM 599
(Two-mile EZ)
City Limits &
SW Area Plan Boundary
Plan Unit Boundary
Tierra Contenta Development
urban density and form. The Western Area represents a kind of planning paradigm, in
so far as the area does not lie within the corporate city limits, but has and continues to
develop at what is clearly urban densities. For example, the largest single residential
percentile (see Table 2.3.1.) is represented by the Medium Density Residential land use
classification ranging from 7-12 du/ac. In addition, the summation of the urban
residential density classifications, including low density residential (4-7 du/ac.) and high-
density residential (12-29 du/ac), comprise nearly 79% of the total residential acreage.
This level of intensity for residential development is more typically found within a
municipal setting or service boundary.
The dominant area urban form is
characteristic of suburban style
development with curvilinear and cul-de-
sac land patterns. The suburban form is in
keeping with the primary development
period as well as the levels of urban
services that are currently being provided to
the area. With respect to non-residential
land patterns, development has tended to
be less structured in form—more in keeping
with an “urban fringe” development pattern,
particularly in the industrial areas. It is also
a common pattern for intense industrial
uses to be located adjacent to residential Map 2.3.3. Approved Future Development
neighborhoods without adequate buffering, separation, or other methods for providing
June 14, 2005 Chapter 2, Section 3 21
PRELIMINARY DRAFT v. 1
2 Based on the data and mapping contained within the SW Plan Area Existing Conditions Report, July 2000.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Western Neighborhood Plan Area
protection to residential areas.3
Based on recent development approvals (See map 2.3.3), there appears to be a shift in
pattern towards more community/neighborhood-based commercial development
(fronting Airport Road) that is more typical of a suburban-like setting. Given the
intensity of urban residential uses for the area, the expansion of neighborhood-serving
commercial (retail and office) would be considered appropriate and desirable, however,
the type and scale of those uses should be compatible with the neighborhoods for which
they serve.
Activity Centers and Neighborhood Cores
The Western Neighborhood Planning Area contains one large community activity
center—the Santa Fe Country Club. It offers a variety of recreational opportunities,
including golf, tennis and private dining. It is, however, a semi-private recreational
center that is fee-based for golf and tennis, and restricted to private membership for
other country club activities.
With respect to local neighborhood centers or cores, the area is proportionately
undeserved given the degree of urban residential development for the planning unit. In
addition, there are few local connections, neither streets nor pedestrian paths or
sidewalks, which unify or tie neighborhoods together. There are no public parks or
institutional facilities, including churches or schools, located within the planning unit.
There are, however, several relatively
small private parks that are intended to
serve individual neighborhoods exclusively
(limited public access). These include two
developed private parks that serve the
Vista Primera and Fairway Village
neighborhoods and one undeveloped and
one developed “tot lot” park that serve the
Tierra Real Mobile Home Park. The
absence of defining public spaces and
connections between neighborhoods is
one of the key planning issues raised
during neighborhood workshops.
Private park at the Vista Primera Subdivision
Proposed Neighborhood Patterns
Since the neighborhood planning area is nearing build out, there are only several largely
undeveloped land segments4 that would be considered “eligible” for new neighborhood
pattern designations. At the conclusion of the scenario construction workshop (third out
of the four meetings), the planning participants opted for a combination of applications
3 This is one of the primary planning issues and/or concerns raised during the neighborhood workshop
series for the area. Other concerns included lack of public spaces/centers and connections; rapid,
unplanned development and associated traffic; and airport noise and encroachment.
June 14, 2005 Chapter 2, Section 3 22
PRELIMINARY DRAFT v. 1
4 This generally excludes those vacant tracts with current master plan approvals or partially built out
subdivisions.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Western Neighborhood Plan Area
Mixed-Use
Transition
Neighborhood Core
Neighborhood Core
Transition
Corridor
(Neighborhood Center)
Neighborhood Core
(see Map 2.3.4) as well as more conventional land use applications for future
development.
The planning participants have
applied three [modified] new
pattern areas as illustrated in Map
2.3.4 (areas in blue outline) and
identified three existing/future
neighborhood cores. The first
pattern area, intersecting Agua
Fria and San Felipe Roads, is
defined by a neighborhood (retail
center) corridor area wrapping the
intersection with added transitional
buffering to the adjacent
residential. The second area is a
kind of modified new
neighborhood pattern defined as a
single-project mixed-use area
Map 2.3.4. Proposed Neighborhood Pattern Areas along Airport Road. The participants
have used a mixed-use designation rather than the corridor and transition
relationship since the majority of the adjacent existing land uses are industrial. This
would allow for greater flexibility in design and an opportunity to incorporate both
residential and non-residential uses within a master-planned setting. The third new
pattern area, located between the Vista Primera subdivision and Airport Road, is shown
as a transitional designation in order to encourage future transitional uses and buffering
between the industrial use intensity to the north to the existing residential to the south.
The neighborhood pattern areas also include three neighborhood cores. The core
located north of Airport Road (Tierra Real MHP) is currently an undeveloped park that
could be developed and expanded into a neighborhood park that could unify future
development to the south and west with the existing residential neighborhoods. The
second neighborhood core designation merely validates the current functioning of the
existing Vista Primera Park as a neighborhood core.5 Finally, a third neighborhood core
is recommended south of Vista Primera to, again, unify future development of the
southern tract along NM599 to existing residential.
Future Land Uses
The proposed future land uses are generally a reflection of the underlying existing uses
as well as an expanded set of future land uses applied to undeveloped areas (see Map
2.3.5). Of the seven planning areas, the Western Area incorporates the broadest
arrangement of future land uses, including the introduction of future office, institutional,
business park and community and neighborhood retail centers. The proposed future
land uses generally offer the greatest variety and balance of land uses within a single
planning area. With the exception of the Cerrillos Road Corridor Plan Area, it is also the
most urbanized of the seven planning units.
June 14, 2005 Chapter 2, Section 3 23
PRELIMINARY DRAFT v. 1
5 If annexation of this area occurs, it may be warranted to consider dedication of the park to the City for use
as a public park. This would allow for greater public access to the park while shifting the ongoing
responsibility for operation of maintenance of the facility to the City’s Parks and Recreational Department.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Western Neighborhood Plan Area
Community Center
Neighborhood Center
Transition
Office
Open Space
Neighborhood Center
Mixed-Use
Transition Mixed-Use
Transition
Neighborhood Center
Business Park Industrial
Institutional
Office
New “office”
designation areas
Mixed-use or
transitional future
land use areas
Potential
“redevelopment”
transitional areas
Map 2.3.5 Proposed Future Land Uses for the Western Planning Area
The primary objective for the Western Area planning participants has been to
incorporate future infill development of intermediary-type uses between the intense
existing industrial and the residential areas, while recognizing that future development
would most likely continue at an urban scale. Because of the strategic location of
several of the remaining vacant tracts, there have been several opportunities to apply
this strategy. The first application is through the introduction of office uses to vacant
lands situated between industrial and residential areas (see Map 2.3.5--areas identified
as red notations). The second application is the introduction of transitional and/or
mixed-use designations that would encourage more creative and flexible design
opportunities, while promoting protection to adjacent residential areas. Lastly, the
planning participants have designated the potential redevelopment commercial6 areas
as future transitional areas so as to encourage greater compatibility with existing
surrounding uses should redevelopment occur.
The planning area includes three proposed commercial areas with previous master plan
approval along Airport Road—one community commercial center and two neighborhood
centers. The community commercial, shown at the intersection of Airport and Agua Fria
Roads is the only community commercial designated within the Airport Road Corridor. It
is also expected that a community grocery center is to be located at this site. Although
these areas are not shown as neighborhood pattern designations since they have
June 14, 2005 Chapter 2, Section 3 24
PRELIMINARY DRAFT v. 1
6 These are areas generally described as legal, non-conforming commercial uses within the EZ that are
likely to redevelop over time with the extension of urban services or as the area further develops at urban
densities.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Western Neighborhood Plan Area
existing master plan approval, every attempt should be made to design the final
development plans to be in accordance with the development guidelines of the Final
Report. This would also include incorporating within the site itself, some level of
buffering and transition to the adjacent existing neighborhoods, much as redevelopment
areas along Cerrillos Road would be required to do. This is critical since these sites are
relatively small or narrow and abut existing residential neighborhoods which could
potentially impact surrounding residential if they were built without sensitive design. All
three centers should remain at a neighborhood scale and orientation.
It should also be noted that the most western boundary (area outside of the two-mile EZ
boundary) of this neighborhood planning area also lies within the Airport Development
District planning boundary. Throughout the workshops for this unit, every attempt has
been made to validate and recognize both concurrent-planning processes, so that the
final outputs of these plans remain generally consistent with one another7.
June 14, 2005 Chapter 2, Section 3 25
PRELIMINARY DRAFT v. 1
7 It was generally accepted that the Western Area planning participants would have the primary voice on the
“triangle area” adjacent to Vista Primera, while this process would defer to the Airport Development District
for guidance on the industrial area north of Airport road within the concurrent planning boundaries.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southeastern Neighborhood Plan Area
Southeastern Neighborhood Plan Area
Unit Area Description
Santa Fe
W MH Park
Sierra
Vista MHP
Las
Acequias
Subd.
Town &
Country Subd.
Vista del
Prado Subd.
Las Americas
Vegas
Verdes
Trailer Ranch
MHP
Subd.
Cedar
South MHP
Nueva Vista
MH Sub.
Cedar
Creek Apts.
Riverside
MHP
Vista Primera
The Missions
La Park
MH Subd. Country Club
MHP/Apts.
Fairway
Village
Subd.
Cottonwood MHP
Jemez Rd.
Nhbd
Tiempos
Lindos
Subd.
Tierra
Real
MH
Subd.
Rancho
Zia MHP
SFCHA
Public
Housing
Vista
Aurora
Subd.
Sunset
MHP
San
Rafael
Apts.
Shalom MHP
W Meadow
Subd.
Nava Ade
Vista Verde
Vista Verde
MH Subd
Talavera
Apts.
Vereda de
Valencia
Casitas
de
Santa FeCountry Club
Estates Subd.
Roadrunner
W MHP MHP
The Lofts
Aqua Fria Village
AGUA FRIA
AGUA FRIA
R RT ROAD
CERRILLOS
RODEO
JEMEZ
AIRPORT
COUNTY RD 70
S MEAD OWS
WAGON
ACADEMY
Southeastern Neighborhood
Plan Area
AI PO
The Southeastern Neighborhood Plan Area is located south of the Arroyo de los
Chamisos, crossing Cerrillos Road to the south and wrapping the Cerrillos Road
Corridor Plan Area up to Airport
Road (see map 2.4.1). The area
includes such developments as the
Nava Ade, Vereda de Valencia and
the Town and Country subdivisions.
Approximately 302 acres, or 49%,
of the plan area is currently within
the City limits. Nearly a quarter of
the area remains undeveloped, but
with pending or approved future
development status.
The neighborhood area represents
a very broad spectrum of
development patterns and types.
This is a fairly common pattern for
urban fringe areas where development Map 2.4.1. Southeastern Neighborhood Planning Area
has occurred randomly. Much of the pattern for this area has not solely been influenced
by jurisdiction, but often more by the provision of city water service. Again, this is a
typical pattern through the Southwest Area where services have been extended without
subsequent annexation. In contrast, subdivisions such as Town and County that
continue to rely on water wells and septic tanks, have for the most part, maintained their
exurban or semi-rural characteristics. These “pocket” areas within the neighborhood unit
often abut or are surrounded by the City.
Existing Land Uses and Urban Forms
The existing land uses for the Southeastern Planning Area are illustrated in Table 2.4.1.
Existing Land Uses Total Acreage % of Total
Undeveloped 151.8 24%
Rural Residence 13.3 2%
Residential Very Low Density 118.7 19%
Residential Low Density 48.9 8%
Residential Medium Density 59.2 10%
Residential High Density 13.5 2%
Park 25.2 4%
Institutional 39.8 6%
Commercial 93.1 15%
Industrial 8.1 1%
Easement/ROW/Other 49.1 8%
Totals 620.7 100%
Table 2.4.1. Existing Land Use Summary
June 14, 2005 Chapter 2, Section 4 26
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southeastern Neighborhood Plan Area
The plan unit represents a dichotomy of urban, suburban and exurban forms. Of the 302
acres within the City, nearly 130 acres, or 43%, is attributable to commercial or
institutional/public uses (see Map 2.4.2). The remaining residential areas (within the
City) occur at densities ranging from 3.1 to 12.9 du/ac.
Development patterns and uses
outside the City on the east side
of Cerrillos Road are
predominately exurban residential
areas at or near gross densities of
one (1) du/ac. The exception
occurs south of Rodeo Road
where the fronting residential
properties have transitioned to
lower intensity commercial (i.e.,
office and restaurant uses). The
residential structures themselves
remain intact while the uses have
transitioned. This type of adaptive
conversion has proved relatively
successful in so far as the scale
and building types remain connected Map 2.4.2. Southeastern Area Existing Land Uses
to the adjacent neighborhood, but allowed the uses to appropriately adapt in response
changes in demand for services. North of Rodeo Road, however, the uses are clearly
urban, including regional retail and single-family residential (Vista del Prado) at a density
of 4 du/ac.
West of Cerrillos Road, the land
use patterns more closely mirror
similar Airport Road patterns
within the EZ jurisdiction. The
area contains a broad range of
use intensities, including retail,
industrial, and mobile home
parks and subdivisions at an
average density of 7.2 du/ac.
Although the area remains 24%
vacant, the majority of those
vacant lands have pending or
approved development appli-
cations (see Map 2.4.3).
Therefore, those tracts
remaining vacant or unde-
veloped can generally be considered Map 2.4.3. Pending or Approved Development
infill development.
June 14, 2005 Chapter 2, Section 4 27
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southeastern Neighborhood Plan Area
Activity Centers and Neighborhood Cores
The Southeastern Neighborhood Plan Area includes two activity centers and two
neighborhood cores within the residential areas. The first area activity center is the
Arroyo de los Chamisos itself. One of the City/County’s three major urban trails runs
along the southern bank of the arroyo up to
Rodeo Road. The trail currently serves as
the Southwest Area’s only major developed
pedestrian connection. Completion of the
trail (see Chapter 4, Section 3 – Connections
and Circulation) will ultimately connect and
unify developments along the arroyo within
the Southwest Area. The second activity
center, Villa Linda Park, is also situated
along the northern bank of the arroyo. This
community park is located adjacent to the
mall and is heavily used for area community
soccer activity.
Villa Linda Park
Rural Protection Area
Two neighborhood parks currently function as limited neighborhood cores, including the
developed Nava Ade pocket park and the dedicated open space within The Meadows
Apartment Complex. There is also approval for a developed neighborhood center within
the Nava Ade Master Plan1. The area can generally be considered as undeserved by
community space or neighborhood centers. As future development occurs, the
development of neighborhood cores
should be included as part of a
master plan review in order to
encourage more active space within
neighborhood development.
Proposed Neighborhood Pattern
Areas
Since most of the Southeastern
Area is either currently developed
(Map 2.4.4) or subject to various
master plan approvals, there was
only limited opportunity for applying
development typologies to vacant
lands.2 However, the participants
chose to apply a rural protection
area to the Town and Country sub- Map 2.4.4. Neighborhood Pattern Designations for the Area
1 Development of this center should be encouraged to do so in keeping with the guiding principles of the
Final Report. The center has the potential of providing an important unifying element to both Nava Ade as
well as to the area as a whole and should be encouraged to develop as a neighborhood-oriented, service-
related facility.
2 The exception was the vacant lands south of the Town and Country subdivision. Since that land is
currently being considered for development as part of the Los Soleras project, the planning participants
chose to defer to that public review process via Early Neighborhood Notification (ENN) review.
June 14, 2005 Chapter 2, Section 4 28
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southeastern Neighborhood Plan Area
division and adjacent parcels as a matter of policy.
The intent was to declare and protect the semi-rural nature of the area both in how the
land continues to be used as well as the development pattern. The group, particularly
those from the subject area, expressed a strong desire to maintain their semi-
rural/agricultural lifestyle, irrespective of jurisdiction. The planning participants felt that
the declaration of a rural protection area would most effectively convey this desire within
the planning process3.
Future Land Uses
The City’s General Plan currently provides future land use designations for this area
(see Map 2.4.6). Map 2.4.5 illustrates the proposed changes to the current Future Land
Use Map to more appropriately reflect the current and desired future uses for the
neighborhood area. As in several of the other planning areas, most of the proposed
changes to the current General Plan’s Future Land Use designations are based on the
underlying existing uses or, proposed changes that would effectively reduce the intensity
of commercial to a more appropriate neighborhood scale or to be more in keeping with
the intent of the Airport and Rodeo Road Corridors. Most of the proposed changes are
intended to bring the Future Land Use Map in keeping with the way the land is actually
being used and is expected to continue being used.4
Several of the commercial designations shown on the current Future Land Use Map
indicate Community Commercial areas both within neighborhoods themselves as well as
within the Airport and Rodeo Road Corridor areas. Since the intent of both of these
corridors is to limit commercial intensity to neighborhood orientation, both in range of
uses as well as scale (see Chapter 3, Section 2, Corridor Areas), the areas shown as
“Community Commercial” are suggested for redesignation to “Neighborhood Center”.
This would also include the commercial node for the Nava Ade subdivision5. This is also
intended to further the purpose intent of the PRC zoning relative to Nava Ade. The
variation to this is within the Rodeo Road corridor, where there was an even stronger
expressed interest to further restrict commercial uses to “Office” as a buffer to existing
residential. Since there are currently a wide range of commercial uses near the Rodeo
Road area, “Office” was suggested an alternative to retail centers.
3 One of the primary concerns for the group was the effect of annexation on their land and the manner in
which it is used. There was concerns regarding continuation of private wells and septic systems as well as
the ability to maintain livestock, particularly horses, on the property should the area be annexed by the City.
This is the primary motivation for a rural protection designation by the group. The rural protection area and
redesignation from Low- to Very Low Density Residential is also in keeping with the private land covenants
for Town and Country (according to a realtor who owns property within that neighborhood). Although the
City does not enforce private land use controls, it can be a restricting factor to future densification of land as
long as they remain in effect.
4 For those areas where the residential use intensities are being reduced, there remains a possibility that in
future years, the land ownership may so dramatically change that there may become a renewed interest in
subdividing the land on an individual basis. If there is general consensus among the neighborhood to
change the existing character of the area, then it may be appropriate to reestablish greater densities. For
the purposes of this exercise, however, there was expressed interest among the participants to change the
densities to better reflect the current neighborhood buildouts.
5 The developers of Nava Ade are currently seeking a revision to their master plan to eliminate the
neighborhood commercial center and redesignate the tract to residential. Should the request be approved, it
will effectively supercede this proposed revision.
June 14, 2005 Chapter 2, Section 4 29
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southeastern Neighborhood Plan Area
Residential Med Density
MU Neighborhood Center
Institutional
Open Space
Regional Commercial
Residential Low DensityCommunity Commercial
Office
Residential Very
Low Density
Park
Res. High Density
The proposed uses west of Cerrillos Road are, again, intended to align the future and
existing uses. A recently approved live/work, mixed use project is reflected by the
mixed-use/transitional designation as well as the introduction of a transitional buffer to
the existing neighborhood center. The residential densities remain unchanged for this
part of the neighborhood area.
Map 2.4.5. Proposed Future Land Uses for the Southeastern Plan Area Map
Reduction of commercial
intensity from Community
Commercial to Neighborhood
Center to reflect to Airport and
Rodeo Road Corridors and
neighborhood orientation
Redesignation to match the
existing residential patterns
Redesignation to Office to
reflect the current uses or
intensity of uses
2.4.6. Current GP Future Land Uses for the area
In summary, the majority of recommended changes to the current City General Plan
future land uses reflect the existing land uses as they are today and/or an expressed
interest on the part of the planning group to continue those uses into the foreseeable
June 14, 2005 Chapter 2, Section 4 30
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Southeastern Neighborhood Plan Area
future.6 They also incorporate recent development approvals to vacant lands, otherwise,
the future land use designations remain unchanged.
6 The proposed redesignation from low to very low density residential of the two existing neighborhoods is
being suggested in response to the desires of the residents and property owners of those areas. As
property ownership changes hands in the future, there may be a desire to further densify or redevelop those
areas. Should that occur at some later time, it may be appropriate to revisit the designations, but only if
there is consensus among the neighborhoods as a whole. Future land use plans are always intended to be
living document that can adapt over time to changing social and economic conditions. This would hold true
for the City’s General Plan as well.
June 14, 2005 Chapter 2, Section 4 31
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Cerrillos Road Corridor Plan Area
June 14, 2005 Chapter 2, Section 5 32
Cerrillos Road Corridor Plan Area1
Unit Area Description
Santa Fe
W MH Park
Sierra
Vista MHP
La
P
La
ge
ubd.
Ca
Sant
1
2
3
4
5
6
7
8
9
10
s
Acequias
Subd.
Town &
Country Subd.
Vista del
Prado Subd.
Las Americas
Subd.
Cedar
South MH
Nueva Vista
MH Sub.
Cedar
Creek Apts.
Riverside
MHP
Vista Primera
The Missions
Park
MH Subd. Country Club
MHP/Apts.
Fairway
Villa
S
Cottonwood MHP
Jemez Rd.
Nhbd
Tiempos
Lindos
Subd.
Tierra
Real
MH
Subd.
Rancho
Zia MHP
SFCHA
Public
Housing
Vista
Aurora
Subd.
Sunset
MHP
San
Rafael
Apts.
Shalom MHP
W Meadow
Subd.
Nava Ade
Vista Verde
Vista Verde
MH Subd
Talavera
Apts.
Vereda de
Valencia
sitas
de
a Fe
Country Club
Estates Subd.
Roadrunner
W MHP
Vegas
Verdes
MHP
Trailer Ranch
MHP
The Lofts
Aqua Fria Village
AGUA FRIA
AGUA FRIA
AIRPORT ROAD
CERRILLOS
RODEO
JEMEZ
AIRPORT
COUNTY RD 70
S MEAD OWS
WAGON
ACADEMY
Cerrillos Road Corridor
The Cerrillos Road Corridor neighborhood planning area (Map 2.5.1) is generally
comprised of those tracts of land fronting onto or having access from Cerrillos Road
and are located south of Rufina Street and north of the Arroyo de los Chamisos. The
area consists of approximately 860 acres of which 240 acres, or roughly 28%,
currently fall outside of the city limits. In addition, nearly 358 acres, or 42%, located
within the area
remain
undeveloped. Of
that acreage,
approximately 71%
of undeveloped
lands fall outside of
the City boundary,
with the majority
falling between the
Agua Fria THC and
the city limits. There
are six urban area
neighborhoods with-
in the area, in
addition to the
traditional, rural land
holdings of the Agua
Fria Village area.
Map 2.5.1. Cerrillos Road Corridor Neighborhood Unit
Existing Land Uses and Urban Forms
The commercial and industrial land uses (see Table 2.5.1) are the predominant land
Current Land U se Total Acres % of Total
Commercial 277.7 32%
Industrial 37.7 4%
Easement/RO W 44.1 5%
Institutional 15.5 2%
M ixed U se 8.1 1%
Park 5.8 1%
Residential 112.6 13%
U ndeveloped 358.3 42%
Total Acreage 859.8 100%
Table 2.5.1. Existing Land Use Summary
1 This section, as well as Chapter 3, Section 3, was adopted by the Santa Fe City Council in November,
2001 as independent plans. Some of the language has been modified in order to accommodate re-
incorporation into the master plan, however, there has been no substantive revision to either section.
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Cerrillos Road Corridor Plan Area
June 14, 2005 Chapter 2, Section 5 33
Aqua Fria Village
CERRILLOS
RODEO
JEMEZ
AIRPORT
S MEADOWS
WAGON
CADEMY
LOPEZ
City Limits
use feature of the corridor. Within this corridor are several large-scale retail centers
and business parks
including the Villa Linda
Mall, the Santa Fe
Plaza Shopping
Centers I & II, Home
Depot and the Valdes
Economic Development
Park Center. The area
contains much of the
regional commercial
square footage that
currently is serving
northern New Mexico.
Map 2.5.1 illustrates
the existing land uses
within the planning
area. There also exists
the smaller, (and often
older) local retail
establishments within
Map 2.5.2. Cerrillos Road Corridor Existing Land Use Patterns this section of the corridor,
many of them located on the north side of Cerrillos Road. There has recently been
an increase in redev-
elopment activity occurring
along this particular section
of the corridor. This
redevelopment trend
indicates that the area is
continuing to shift from small
local retail to that of greater
use intensity as well as an
increase in building scale
and footprint as indicated by
recent City general plan
amendments/rezoning re-
quests and development
plan submittals [see pending
future development--Map
2.5.3].
Dos Plazas Site
Residential areas vary
greatly in type, pattern and
density. With the exception
of the long-lot, traditional patterns Map 2.5.3. Pending Applications for Future Development
of Agua Fria to the north, the two principal types of existing residential are the higher
density, attached single-family and mobile home parks. The neighboring residential
areas, both in and out the SW Planning Area boundary, quickly “step back” in density
to a more typical [City] single-family residential pattern at 5 dwelling units per acre
(du/ac). Existing gross density range from 14.5 du/ac. within Las Americas
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Cerrillos Road Corridor Plan Area
June 14, 2005 Chapter 2, Section 5 34
subdivision to the more traditional land patterns at an average of 3.3 du/acre. The
average gross density for the area falls around 8.4 du/ac. This is comparable to a
City General Plan future land use classification of Residential Medium Density (7-12
du/ac.) Densities on the southern side of Cerrillos are slightly higher than on the
north. This is consistent with the expected densities that would typically occur in an
urban versus rural setting.
Urban forms and land patterns, again, vary greatly within the area. There remains a
strong presence within the corridor, predominantly outside the city boundary, where
the rural, long-lot traditional Agua Fria pattern continue in their original form. In
contrast, there is also dominating intense urbanization both within City commercial
and residential areas, that often located coincidental to the organic, rural forms.
These variations in patterns illustrate, most prevalently within this plan area than any
of the other six, the intensity of competing market forces between traditional, rural
forms and urbanization. In recent years, there has been increasing development
pressure to consolidate and develop the remaining rural tracts at urban densities and
intensity (i.e., the Dos Plazas development project, e.g.—See Map 2.5.3.) The
master planning initiative for the Southwest Area was prompted, in part, as a direct
response to these issues (see Appendix I, City of Santa Fe Resolution 1999-91).
Activity Centers and Neighborhood Cores
Community Activity Centers and Neighborhood Cores/Centers can be described as
those public places where people congregate for social, educational, religious or
recreational participation or
interaction. An activity center
would typically serve a larger
population and geographical area
where more intense and diverse
activities would be common. (A
fellow planner lightheartedly
described activity centers as a
“place where people hang out!”)
Neighborhood cores, in contrast,
tend to be smaller in scale with a
greater neighborhood focus and
with a heightened emphasis on
institutional spaces such as
schools, churches and parks.
Villa Linda Mall
The largest community activity center for the area is Villa Linda Mall. The center
encourages and accommodates a large assembly of people and a variety of
activities not for only the planning unit, but for the Santa Fe region in general. In
many of the neighborhood workshops, Villa Linda Mall was identified as the primary
activity center for the Southwest Area. Other activity centers include the Villa Linda
Community Park (soccer field and tot lot), and the Arroyo de los Chamisos Urban
Trail. Although there are several activity centers currently serving the unit, there
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Cerrillos Road Corridor Plan Area
June 14, 2005 Chapter 2, Section 5 35
continues to be added overall need for community and/or regional parkland since the
area is highly urbanized and underserved.2
Neighborhood cores within the area are typically in the form of private open space or
parkland. For example, the Las Americas subdivision contains a privately owned
greenbelt park as does the Vegas Verdes Mobile Home Park. Since much of the
gross residential area within the unit remains rural, there are only a few existing
neighborhood cores. As new neighborhood areas develop within the corridor, it is
recommended that new neighborhood cores3 be incorporated with the development
since the area is currently underserved by neighborhood public spaces and
institutional uses (currently only 3% of the total land uses for the unit). The size of a
new neighborhood unit area (and proximity to other similar uses or services) would
dictate the types and intensity of uses appropriate for each development (see
reference to neighborhood pattern models below) within a neighborhood center. In
all cases, however, a neighborhood core should be included as part of the
neighborhood development.
Proposed Neighborhood Pattern Areas
TypM
od
logMM
o
Areas
Rufina St.
CR 62 Ext.
Pending or Approved
Development Sites
City Limits
Model
As previously noted, nearly 42% of the planning area remains vacant or
undeveloped. In addition, there are also areas within the unit that are likely to
redevelop4. One of the principle tasks of the neighborhood workshops was to
Map 2.5.4. Cerrillos Road Corridor Proposed Neighborhood Pattern Applications
1 Based on the findings/deficiency analysis contained in the City of Santa Fe Parks, Open Space, Trails and
Recreation Master Plan (2001) as well as the SW Area Existing Conditions Report.
2Principle 4 (page 19) of the Final Report calls for every neighborhood to have a neighborhood center at
their core.
3 This premise is based on the current development activity or as an expressed interest by the property
owners to redevelop their lands.
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Cerrillos Road Corridor Plan Area
June 14, 2005 Chapter 2, Section 5 36
identity and define the areas where neighborhood pattern models5 can best be
applied and in what form and type. (Neighborhood pattern areas are typically
applied to vacant, developable land or to those areas of traditional rural or vacant
lands where there is a strong public interest or need for conservation or
preservation.) Since it is likely that redevelopment will occur along Cerrillos Road
over time, it is recommended that the corridor area design guidelines be applied to
any site that redevelops6 in order to be in keeping with the overall vision and guiding
principles of the Final Report. Although the redevelopment sites are not specifically
identified as future neighborhood pattern areas, they should be treated as such when
redevelopment occurs.
The neighborhood pattern areas that have been identified and created by the
workshop participants (see Map 2.5.4) are intended to work as single, unified
components. In other words, the neighborhood pattern areas are meant to function
in a perpendicular fashion to Cerrillos Road as integrated, single projects rather than
parallel to the arterial as separate, individual corridors. This means that within a
neighborhood pattern designation, there will exist a corridor area, transitional area
and new neighborhood unit model within each project. These Cerrillos Road model
areas were designed and developed to allow for greater flexibility in design, transfer
of use intensities between and within the elements themselves and, most
importantly, to require full integration (of the three elements) within each proposed
development.
Future Land Uses
Once the future neighborhood pattern areas were defined, future land uses were
then developed. There were several planning and regulatory tools used to create
future land uses: 1) existing land uses, 2) future land uses as designated within the
City General Plan 3) the adopted future roads network, 4) current City and/or EZ
zoning, and 5) most importantly, the Final Report. Designation of future land uses
occurred in a two-step process; the first was to verify the existing land uses for an
area against the General Plan future land use designations and, secondly, to apply
new future land uses within the proposed neighborhood pattern areas that “fit” the
intended desire for future development patterns.
The first step was fairly straightforward—it was essentially a measure of consistency.
This would be consistency between existing uses, the zoning applied and the
expected future use. As a result of this process, there were only recommended
minor adjustments to the current City General Plan. These adjustments included
reclassifying some of the most intense retail from community commercial to regional
commercial (see Maps 2.5.5 and 2.5.6—Recommended Changes to the Future Land
Use Map). Several of the fairly recent retail centers have evolved into a more
regionally-based retail provider. This has occurred, in part, due to the expanding
markets that are derived as more single-use retail establishments come on line
within a given center (i.e. economies of agglomeration). The Santa Fe Plazas I & II
represent a new generation of shopping mall, where single-use retailers are
4 Neighborhood pattern models in this example are meant to include the original Final Report’s New
Development, Corridor and Rural Protection Areas.
5 Building block three in Principle 6 (page 26) calls for a redevelopment strategy along Cerrillos Road
whereby redevelopment should follow the principles expressed in the Final Report.
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Cerrillos Road Corridor Plan Area
June 14, 2005 Chapter 2, Section 5 37
choosing to co-locate for the purpose of capturing larger markets. The recommended
changes reflect that new trend. The change would not affect the current zoning—it
would only provide a more accurate description of the current uses.
The second step involved translating the guiding development principles and building
blocks of the Final Report into land use applications. So within the neighborhood
pattern areas proposed, the workshop participants collaboratively developed and
applied appropriate future uses that were in keeping with the Final Report. This
meant 1) defining where corridor areas were to be applied or in some cases
expanded, 2) where new neighborhood units were appropriate and most likely to
occur, 3) where the traditional land patterns were most likely to remain intact, and 4)
integrating transitional buffering areas between the corridor and existing or future
residential.
For the neighborhood pattern areas on the north side of Cerrillos Road, several
design scenarios for corridor depths were tested. It was the consensus of the
planning group to start with an initial corridor depth of 700 feet (as measured from
the road centerline). This was based on current zoning patterns and generally
reflects the 600 feet as delineated and described in the General Plan as the Cerrillos
Road Redevelopment Corridor. Then, a fairly deep “two-tiered” transitional zone of
900 feet would be applied. These would include a Transitional #1 zone of
approximately 450 feet that would require some reduction in use intensity, building
height and scale to the corridor. Transitional #2 then would require an even further
reduction in intensity, height and scale as to be compatible to adjacent residential
areas. A new neighborhood unit would then be applied to the remaining
neighborhood pattern area. In contrast, areas where the traditional patterns for
existing residential were likely to remain, the Agua Fria model designation was used
instead of the new neighborhood model. A Transition #2 area was then applied
between the residential and existing commercial7. (See Map 2.5.7--Future Land
Uses and Neighborhood Pattern Areas.)
The planning group wanted to then incorporate planning techniques that would allow
for greater design flexibility and innovative development while ensuring residential
compatibility. They recommended a system of “use intensity transfer” that would
allow use intensity transfers on a limited basis between the Corridor and Transition
#1 areas, and the Transition #1 and Transitional #2. The idea was that some “net”
use intensity would be achieved within an entire development project, but there
would be some degree of flexibility in how that net was to be achieved. In all cases,
however, the degree of use intensity would always be dependent on either the
existing infrastructure carrying capacity (emphasizing roads and utilities) or the ability
to provide additional capacity as required in order to adequately serve the project. If
carrying capacities for anticipated loads could not be met, then the project would not
be considered appropriate.
For the purposes of illustrating how a use intensity transfer8 might be applied, the
following scenario is described. A developer may chose to expand a corridor-type
7 In areas where existing commercial abuts existing residential and in development scenarios where
commercial redevelopment occurs, the new commercial development would be required to provide a
transitional buffering within the redevelopment area.
8 This is for illustration purposes only and is not intended to imply an appropriate application.
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Cerrillos Road Corridor Plan Area
June 14, 2005 Chapter 2, Section 5 38
CR 62 Ext.
City Limits
Rufina St.
Change from "Community Commerical"
to "Regional Commerical"
CR 62 Ext.
City Limits
Rufina St.
use by 50 feet into the Transitional #1 area, generating an additional 1,000 ADT
(average daily trips) of traffic generation that is within the acceptable range of
existing infrastructure capacity. This would require an offsetting reduction of intensity
within the Transition #2 area, such as an increase in dedicated open space, to
maintain the net use intensity as well as a transfer of 50 feet from Transition #1 to
Transition #2 (Under this scenario, the Transition #1 area has effectively been
Map 2.5.5. Current General Plan Future Land Uses
Map 2.5.6. Proposed Changes to the General Plan within
the City Limits (Excluding the Neighborhood Pattern Area Changes)
reduced by 100 feet). This would create a “steeper” step back of use intensity to
ensure that residential compatibility is maintained. Intensity transfers may occur
between the transitional areas but are not intended to reduce or encroach into the
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Cerrillos Road Corridor Plan Area
June 14, 2005 Chapter 2, Section 5 39
New Neighborhood Unit
with Neighborhood Center
Agua Fria Unit Model
New Neighborhood Unit
with Neighborhood Core
Transition #1
Transition #2
Transition #2
Transition #1
TypoPoModely Areas
Corridor Area
residential unit area under any scenario nor should they be used to reduce the depth
of a transitional zone by more than 50%—this is why the transitional corridors are
Map 2.5.7. Proposed General Plan Future Land Uses within the Neighborhood Pattern Areas
relatively deep. In addition, for the intensity transfer system to be implemented
effectively, it would be required that a project be treated as an entire unit, such as a
master-planned development project (i.e. PUD). In all cases where commercial abuts
existing residential, there would be increased setbacks and/or additional open space
buffering requirements for protection in addition to the mandated Transition #1
requirement.
For neighborhood pattern areas south of Cerrillos Road, the group recommended
incorporating both transitional zone types9 adjacent to the existing corridor areas.
This was done to allow for greater mixing of uses within a single project, while the
adjacent arroyo would continue to provide a natural buffering feature to the adjacent
residential areas located across the arroyo. Again, this would remain in keeping with
the current General Plan future land use designations which currently provide for
high density residential. The recommended changes would continue to allow for high
density residential but would expand the opportunity for an additional mixing of uses
within the same development and, particularly, to encourage live/work units within
the area.
The proposed residential densities within the new neighborhood unit areas should be
9 The type of transitional zones that were recommended examined the compatibility to the adjacent uses.
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Cerrillos Road Corridor Plan Area
June 14, 2005 Chapter 2, Section 5 40
designed to be in keeping with the principles10 of the Final Report, while respecting
the current densities and patterns of adjacent existing residential. If the objective is to
vary patterns to encourage a variety of housing, then reduced densities that more
closely reflect the adjacent residential may be more appropriate, while increased
densities may be more appropriate where adjacent to transitional areas. This type of
residential development scenario would encourage a diverse housing landscape
while maintaining desired compatibility. In addition, the planning unit participants
considered an average gross density of around 4½ du/ac. to be within an acceptable
density range. This translates into a future land use classification of Residential Low
Density (3–7 du/ac.) as illustrated in Map 2.5.7.
10 Principle 5 (page 24) states that “neighborhoods…should have a variety of lot sizes and building styles to
allow for economic diversity, affordability and an inclusive community”.
PRELIMINARY DRAFT v. 1

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan River Corridor Plan Area
River Corridor Plan Area
Unit Area Description
Santa Fe
W MH Park
Sierra
Vista MHP
Las
Acequias
Subd.
Town &
Country Subd.
Vista del
Prado Subd.
Las Americas
Subd.
Cedar
South MHP
Nueva Vista
MH Sub.
Cedar
Creek Apts.
Riverside
MHP
Vista Primera
The Missions
La Park
MH Subd. Country Club
MHP/Apts.
Fairway
Village
Subd.
Cottonwood MHP
Jemez Rd.
Nhbd
Tiempos
Lindos
Subd.
Tierra
Real
MH
Subd.
Rancho
Zia MHP
SFCHA
Public
Housing
Vista
Aurora
Subd.
Sunset
MHP
San
Rafael
Apts.
Shalom MHP
W Meadow
Subd.
Nava Ade
Vista Verde
Vista Verde
MH Subd
Talavera
Apts.
Vereda de
Valencia
Casitas
de
Santa FeCountry Club
Estates Subd.
Roadrunner
W MHP
Vegas
Verdes
MHP
Trailer Ranch
MHP
The Lofts
Aqua Fria Village
AGUA FRIA
AGUA FRIA
AIRPORT ROAD
CERRILLOS
RODEO
JEMEZ
AIRPORT
COUNTY RD 70
S MEAD OWS
WAGON
ACADEMY
River Corridor
Plan Area
The River Corridor Plan Area is the largest of the neighborhood units (see Map 2.6.1),
comprising approximately 1426 acres or 28% of the total planning area. In addition, the
entire area falls exclusively
outside of the city limit boundary.
The plan area predominately
consists of large vacant tracts,
undevelopable lands or easement
and right-of-way. Undeveloped
acreage constitutes
approximately 62% of the
planning area, including the Santa
Fe River channel and floodplain
area.1
The prominent land use feature or
defining characteristic for the
neighborhood plan area (as well
as the Southwest Plan Area in
Map 2.6.1 River Corridor Plan Area general) is the Santa Fe River.2
Most of the current land uses draw from or relate directly to the natural, historical or
cultural resources of the river itself. This is what makes the River Corridor (and the
Agua Fria Village) unique and gives it a sense of community and place.
Existing Land Uses and Urban Forms
A summary of the existing land uses is illustrated in Table 2.6.1 below. As noted, the
Existing Land Uses Total Acreage % of Total
Undeveloped 668.8 47%
Rural Residential 25.4 2%
Residential Very Low Density 162.7 11%
Residential Low Density 3.3 0%
Residential Medium Density 90.5 6%
Park 108.4 8%
Institutional 7.5 1%
Commercial 5.5 0%
Industrial 139.0 10%
Easement/ROW/Other 215.1 15%
Total 1426.1 100%
Table 2.6.1. Existing Land Use Summary
1 The calculations exclude the Santa Fe River confluence contained within the Agua Fria THC.
June 14, 2005 Chapter 2, Section 6 41
PRELIMINARY DRAFT v. 1
2 Principle 10 of the Final Report identifies the river as “an important landmark...that should be protected and
easements created to provide residents with access to the river.”

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan River Corridor Plan Area
plan area remains predominantly undeveloped or, to a less extent, undevelopable due to
right-of-way or floodplain.
The present land uses tend
to be founded within the river
itself—ranging from gravel
mining operations along the
river to rural/traditional
residential uses that radiate
longitudinal and perpen-
dicular to the river as a
reflection of the past
dependence on water for
agricultural uses (see Map
2.6.2). These varying uses
of land illustrate the
“centerdness” that the river
has provided to the people
who have lived among it and
the important role it
continues to play today. Map 2.6.2. Existing Land Use Patterns for the Area
Johnso n Tract
B & E
Pr oject
Smith's Gr ocery
Meadows Center
R ufina
Meadows
Placito R eal
Compo und
Roadrunner
W MHP
Santo Nino
de Felipe
There has been a developing “shift”, however, towards a de-emphasis of uses related to
the river itself. This is most apparent in recent residential urbanization patterns such as
the Cottonwood Mobile Home
Park where development has
adopted a more suburban
pattern that, in this example,
de-emphasizes the natural or
environmental setting. The
adoption of more contemporary
land use patterns is mostly the
result of the extension of
utilities north of the river. This
trend is likely to continue based
on current development
application approvals and
recent submittals (see Map
2.6.3), however, this trend
remains dependent, for the
most part, on the continued
availability of municipal utilities to Map 2.6.3. Pending or Approved Future Development
the area.
The area that lies south of the river (and mostly north of Agua Fria Road) has developed
in the more compact Agua Fria model form—rather than the long-lot traditional patterns
of the north, it has taken on the patterns more related to Agua Fria Road and the Village
itself. The patterns within this section of the plan area are a continuation from the Agua
Fria Village and are desirable, unique and appropriate.3
June 14, 2005 Chapter 2, Section 6 42
PRELIMINARY DRAFT v. 1
3 Principle 9 of the Final Report states that areas contiguous to the Santa Fe River should be developed
with a similar pattern to that of the Agua Fria Village.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan River Corridor Plan Area
Activity Centers and Neighborhood Cores
The River Corridor is unique to other planning areas in that the principal activity center,
the Santa Fe River, is a natural and historical landmark that serves the entire southwest
sector of Santa Fe4. One of the ten principles within the Final Report calls for the
creation of easements along the river for the purpose of public access and protection of
the river as a valued natural resource.
This topic was also one of the highest
scoring community values tested in
public review during the visioning
process. This premise was again
tested during the neighborhood
workshops—with similar responses.
There appeared to be an
overwhelming belief that the river
should be protected and be
accessible to the community as a
whole. The idea of a River Protection
Zone (discussed under Future Land
Uses, this section) was clearly the
primary objective of the planning
group. Santa Fe River at the State Land Office Tract
Another activity center for the area is the Santa Fe County Agua Fria Park. The park
has recently been renovated and provides the largest percentage (65%) of active public
park space for the Southwest Area. The park is located adjacent to the river, and is
surrounded by a variety of institutional uses that create the area’s only formal
neighborhood center. Since neighborhood centers and cores are more common in
developed and/or urban areas, the deficiency of centers or cores is not unexpected.
Should future development occur, however, centers and cores should be incorporated
as part of the creation of new neighborhoods. These centers should also be connected
to the river through pedestrian trails and other public easements that would allow new
neighborhoods to be connected to each other via the river trail spine.
Proposed Neighborhood Pattern Areas
Because of the vast acres of undeveloped lands, the planning participants have declared
much of the plan area as future neighborhood pattern areas. These include all possible
combinations of development patterns, including rural protection areas, corridors,
transition, new neighborhood units and Agua Fria model areas (see Map 2.6.4).
June 14, 2005 Chapter 2, Section 6 43
PRELIMINARY DRAFT v. 1
4 The exception is the relationship of the Arroyo de los Chamisos to the Southeastern Plan Area. It, too,
serves as the major activity center for the plan unit, however, the Santa Fe River represents a cultural and
historical center for the region as well as serving as a natural and environmental landmark. In both cases,
providing public access and promoting these natural environs for recreational amenity will further promote
their importance as regional activity centers. They will also both serve as two of the three major Santa Fe
urban trail spines.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan River Corridor Plan Area
When the future typology (neighborhood pattern) areas were being developed for the
Final Report, the area north of the river was referenced as areas most probable for rural
protection designation.5 The planning group opted to apply rural protection areas in two
forms—those areas that represent a continuation of the Agua Fria (traditional, long-lot)
forms directly north of the river and those areas that represent large vacant tracts of
lands that have direct access to the river and that could be encouraged to develop in
rural patterns that are similar or compatible with the Agua Fria model.
Rural Protection
Transition
Corridor
Rural Protection
New Neighborhood Unit
Transitional
Community Core
New Neighborhood Unit
Rural Protection
Agua Fria Model
Neighborhood Center
Hwy. Corridor Critical Setback
Rural Protection
Map 2.6.4. Neighborhood Pattern Designations with the River Corridor Plan Area
The corridor and corresponding transitional uses coincide with an approved master plan
development (the Village Center) for the center of the plan area. The group then
“stepped back” the adjacent development patterns to include a new neighborhood unit.
Adjacent to the Cottonwood MHP, the planning group applied rural protection areas to
encourage rural patterns where there was direct access to the river. Further west, the
group then chose to apply the new neighborhood concept where existing residential
densities are more in keeping with urban patterns and standards.6 This would be in
keeping with historical development trends of movement from south to north. In
addition, the group expressed an interest in continuing and promoting the Agua Fria
Model south of the river/north of Agua Fria Road to the Village boundary.
5 This general observation was not meant to preclude other areas south of the river which may also be
appropriate for designation. The Final Report also states that other areas may be suitable for rural protection
depending on criteria such as natural or environmental features or other characteristics that would create a
unique, rural setting.
June 14, 2005 Chapter 2, Section 6 44
PRELIMINARY DRAFT v. 1
6 Urban development trends within the western quadrant of the Southwest Area has historically been a
“south to north” direction. In other words, urbanization within the Southwest Area has been from south to
north within the western section of the study boundary.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan River Corridor Plan Area
In summary, the overriding design for the variety of future neighborhood pattern
designations would be to allow for continued urban development within the western
quadrant, create rural protection areas within large vacant “pockets” as well as within the
area north of the Village, provide for urban development in the center of the corridor
where master plan approval is in place and future roads7 have been planned and
approved, and continue the Agua Fria Model pattern south of the River.
Future Land Uses
In keeping with the goal of protecting the Santa Fe River and providing for public access
for all residents, the most significant future land use designation is the creation of a River
Protection Zone. This concept was originally suggested within the Final Report as a
development building block which included the following language:
“Access to the river will require the creation of a River Protection Zone that would
border the Santa Fe River and floodplain for a depth of 200 to 350 feet. “
In three of the four neighborhood workshops, different protection zone scenarios8 were
tested with respect to corridor depths, both on the north and south side of the river as
well as different description language for the zone. After several renditions, the planning
group has recommended a River Protection Zone that would include, at a minimum, the
floodway itself (bank to bank), a 200-foot public access easement as measured from the
northern floodway boundary on the north side of the river, and a required setback of 75
feet on the south side of the river as measured from the southern boundary of the river
floodway. In most cases, the natural floodplain (using the City’s most recent GIS data
coverage for FIRMA) includes a 200 to 350 foot depth, so most of area slated for public
access would fall within the floodplain, however, in no case shall the northern public
access easement be less than 200 feet, irrespective of the floodplain width. The
recommended setback along the southern bank has been suggested based on the
location of current structures along the southern banks of the river.9
The recommended future land uses, based on the combination of present uses and
future neighborhood pattern designations are illustrated in Map 2.6.5. It is suggested
that the area directly north of the Agua Fria THC remain as the “Greater Agua Fria Area”
designation to promote continuity of the patterns north and south of the river, as well as
a recognition of the strong community identity to Agua Fria Village. The remaining areas
designated as rural protection areas have been recommended as a “Residential Very
Low Density” future land use designation since these areas are predominately vacant.
In literal translation, the densities typically would not fall within the 1-3 du/ac, but rather
somewhere within the 2.5 to 10 acres per dwelling unit range. The City’s General Plan
7 This is based on the ARTF Future Roads Plan that provides for convergence of CR62 and the South
Meadows Extension near the designations.
8 Different mapping techniques were incorporated, including matching aerial imagery with vector data to
compare different setback scenarios. This made the zone more translatable to a “real world” scenario,
where those boundaries might actually be located relative to an individual’s property.
June 14, 2005 Chapter 2, Section 6 45
PRELIMINARY DRAFT v. 1
9 Where current regulations are in place that governs structural setback requirements or dedication of public
easement, the most restrictive regulations would prevail. The River Protection Zone, for purposes of this
plan, is a recommended policy guideline. Until regulatory mechanisms are put in place to enforce these
guidelines, they are to be considered a matter of policy. Dedication of public easement is also not intended
to apply to developed properties. Dedication would only be required within the context of developing lands
or the expansion of some use where dedication would be required. Again, this would have to be codified for
it to be enforceable. Acquisition of public easements, however, is not subject to regulatory constraint.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan River Corridor Plan Area
provides no corresponding future land use category, which would accommodate this
range of density, therefore, the most function classification was the designation
suggested. Within the rural protection areas, the actual densities may develop below
the 1 du/ac. threshold, particularly where urban services have not been or are not
planned to be extended. In those cases, a much more typical rural density would be
considered appropriate.
Greater Agua Fria Area
Institutional
Park
Commuity Commercial
Residential Low Density
Residential Medium Density (Trans)
Mixed-Use
Highway Corridor
Very Low Density Residential
Map. 2.6.5. Proposed Future Land Uses for the River Corridor Plan Area
South of the river, the planning group applied a mixed-use designation to the majority of
the lands along Agua Fria Road. This group believed that “Mixed-Use/Transitional” was
the “best fit” for the uses that currently exist along the north side of Agua Fria Road,
given many of the uses are currently a home-business operation or live/work type use. It
also closely expressed the types of uses that have recently been approved for that area,
including live/work art studios along the river.
Finally, members of the planning group, as well as several representatives from the
Agua Fria community, have expressed an interest in exploring a possible rural protection
ordinance for their area. Several participants stated that other communities in northern
New Mexico have developed this type of regulation to protect rural, agricultural lands.
This type of land use control could be developed during the implementation/zoning
revision process of the third phase of the master planning effort. It is expected that as
the new neighborhood pattern areas are translated into development standards10, a rural
June 14, 2005 Chapter 2, Section 6 46
PRELIMINARY DRAFT v. 1
10 It is expected that these development standards would be applied as zoning overlay districts in addition to
the underlying “conventional” zoning. A rural protection ordinance could theoretically serve as the zoning

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan River Corridor Plan Area
protection ordinance could simultaneously serve as the type of regulatory standard for
rural protection areas. It would ultimately be at the discretion of the governing body,
however, as to the appropriateness of development of such an ordinance for their
community.
June 14, 2005 Chapter 2, Section 6 47
PRELIMINARY DRAFT v. 1
overlay for the rural protection areas. Other City zoning districts that would also need to be developed
would include a mixed-use district and the neighborhood center district. The latter may be achieved by
revising the current SC-1, Planned Shopping Center Zoning District to be in keeping with neighborhood-
serving, contemporary retail development as well as the intent of this project.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Agua Fria Traditional Historic Community
Agua Fria Traditional Historic Community (THC)
Status of the Village of Agua Fria
Santa Fe
W MH Park
Sierra
Vista MHP
Las
Acequias
Subd.
Town &
Country Subd.
Vista del
Prado Subd.
Las Americas
Subd.
Cedar
South MHP
Nueva Vista
MH Sub.
Cedar
Creek Apts.
Riverside
MHP
Vista Primera
The Missions
La Park
MH Subd. Country Club
MHP/Apts.
Fairway
Village
Subd.
Cottonwood MHP
Jemez Rd.
Nhbd
Tiempos
Lindos
Subd.
Tierra
Real
MH
Subd.
Rancho
Zia MHP
SFCHA
Public
Housing
Vista
Aurora
Subd.
Sunset
MHP
San
Rafael
Apts.
Shalom MHP
W Meadow
Subd.
Nava Ade
Vista Verde
Vista Verde
MH Subd
Talavera
Apts.
Vereda de
Valencia
Casitas
de
Santa FeCountry Club
Estates Subd.
Roadrunner
W MHP
Vegas
Verdes
MHP
Trailer Ranch
MHP
The Lofts
Aqua Fria Village
AGUA FRIA
AGUA FRIA
PORT ROAD
CERRILLOS
RODEO
JEMEZ
AIRPORT
COUNTY RD 70
S MEAD OWS
WAGON
ACADEMY
Agua Fria Traditional
Historic Community
AIR
The Village of Agua Fria represents the historical and cultural core of Santa Fe’s
southwest sector. During the early to mid-1990’s, the Agua Fria Village responded to
potential annexation by the City
of Santa Fe through a state law
which enables certain historic
communities to be designated as
Traditional Historic Communities
(THC). This designation allows
for communities to be excluded
from the extraterritorial zone and
extraterritorial zoning authority of
a municipality and instead to be
subject to the zoning jurisdiction
of the county in which the
greatest portion of the traditional
historic community lies.1 In
addition, annexation of a THC
can only be achieved through the
petition or arbitration method Map 2.7.1 Agua Fria Traditional Historic Community
upon request by a majority of the registered qualified voters within the THC.2 The Santa
Fe County Board of County Commissioners declared the Village of Agua Fria a
Traditional Historic Community through Ordinance 1995-8. The boundary for the THC
was amended via Santa Fe County Ordinance No. 1996-16.3
Agua Fria Traditional Community
The Village of Agua Fria is also
designated as a Traditional
Community (TC) in the Santa Fe
County Land Development Code.
The Traditional Community concept
was devised to identify areas in the
County which already had densities
higher than the hydrologic studies
that the 1980 General Plan allowed.
Traditional Communities were
established to convey that resources,
especially water, were limited and
that the boundaries should not be
expanded without regard for these
During the workshops, the San Ysidro Church was
often referred to as the heart of the Community
1 See NM Stat. Ann. 1978, §3-21-1.E.
2 See NM Stat. Ann. 1978, §3-7-1.1.
June 14, 2005 Chapter 2, Section 7 48
PRELIMINARY DRAFT v. 1
3 Ordinance 1996-16 allows owners of property outside of but contiguous to the boundaries of the THC to
request inclusion into THC.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Agua Fria Traditional Historic Community
limitations. Upon designation as either a TC or a THC, the County Commission may
appoint a local development review committee consisting of business owners, property
owners, and/or residents of that community. The committee is a development review
body with limited legal authority regarding platting, zoning and subdivision regulations.
The committee has recommendation authority to the Board of County Commissioners
with regard to variances, plats, master plans and zoning. The Board of County
Commissioners established the Agua Fria Community Development Review Committee
in 1996. Additionally, as a Traditional Community, the Village of Agua Fria may
approach the Board of County Commissioners to begin a community plan.
Community Planning Process
Santa Fe County adopted a Community Planning Program in Article XIII of the Land
Development Code through Santa Fe County Ordinance 1998-5.4 The intent of
community planning is to encourage and assist communities to organize themselves and
identify both problems and solutions within their community. It is also intended to create
a process whereby community members and the County jointly learn and document how
development and growth both impact and can be directed to benefit individual
communities within the context of and according to the principles of the County Growth
Management Plan (GMP).
The community planning ordinance mandates that communities first create a Planning
Committee recognized by the Board of County Commissioners, publicize the process,
and address specific issues such as transportation and water. The process also
recommends that the planning committee make decisions based on consensus, not
majority voting. Zoning in the Village of Agua Fria may be altered if a Community Plan is
developed and adopted using the County’s Community Planning process. Thus, the
Village of Agua Fria may create a Community Plan to guide and direct growth and future
land uses in accordance with the Santa Fe County Community Planning Ordinance. The
Village of Agua Fria has not, as of the date of this report, developed a Community Plan.5
Relationship to the Southwest Area Master Planning Process
Because the Village of Agua Fria is under the jurisdiction of Santa Fe County’s Land
Development Code, it is not the intent nor is it the purpose of the SWAP process to
suggest or impose land use guidelines for the area. The difficulty herein lies in the fact
that the area that is subject to the master planning process completely envelops the
THC and has the potential of greatly impacting (both positively and negatively) the
community as a whole. It is for this reason that the Village of Agua Fria has been asked
to participate and provide constructive comment on the master plan as a whole as it
relates to the Village itself.
4 The Community Planning Ordinance was revised to refine and clarify the planning process through
Ordinance 2002- 3.
June 14, 2005 Chapter 2, Section 7 49
PRELIMINARY DRAFT v. 1
5 Initiation of a Community Plan has been discussed at several of the neighborhood workshops. There has
also been some discussion that the process be accomplished through a joint city/county program since the
Village of Agua Fria community bears a strong relationship to both jurisdictions.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Agua Fria Traditional Historic Community
This process is not intended to allow one planning area to raise or question the
neighborhood vision of another—it simply allows the Village of Agua Fria community to
respond to perceived impacts and define a list of priority statements and
recommendations as to how the Village can further protect its own unique integrity and
how to best respond proactively to future growth. These statements will then become
the community’s contribution to this process and will be incorporated as part of the
neighborhood-planning chapter.
In restating this process, the concept is to provide an opportunity for Village of Agua Fria
residents to express their perceptions of future growth and how it will ultimately affect
their community. It further allows community members the opportunity to provide a
series of action statements in how best to manage future growth impacts within their own
regulatory framework.
In preparation for their final workshop, community members of the Village of Agua Fria6
were asked to review a preliminary draft of the master plan, including the other six
neighborhood plans. The participants were asked to consider three related questions as
part of that review and for more detailed discussion at the workshop:
1) What types of positive impacts, specific to the Agua Fria Traditional Historic
Community and Traditional Community status, may result from
implementation of the Master Plan? What types of further planning,
regulation or controls would need to be created in order to realize those
results?
2) Conversely, what types of negative impacts may result or be expected?
What types of tools or mechanisms need to be created or implemented for
the Village of Agua Fria in order to effectively mitigate those impacts?
3) If the Village of Agua Fria were to prioritize a list of implementation methods
(including but not limited to those listed above), in what order would they best
be applied? What actions does the Village perceive are necessary in order to
protect the cultural and historical integrity of the Community itself?
Community Impacts, Prioritization and Action Statements
Property owners and residents of Agua Fria Village met to discuss the aforementioned
questions over the course of two worksessions. Although the participants chose to
deviate to some degree from the questions that had been posed to them earlier, several
key themes emerged or were repeatedly referenced as part of those discussions.
The first worksession was intended to focus on both the positive and negative impacts
that the Village perceived would result from adoption and implementation of the plan.
The results included the following observations:
Possible Positive Impacts from a Plan for the Area:
¾ Planning process could provide the following benefits:
June 14, 2005 Chapter 2, Section 7 50
PRELIMINARY DRAFT v. 1
6 Participation includes representation from the Agua Fria Village Association as well as the Agua Fria
Development Review Committee.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Agua Fria Traditional Historic Community
x Offer greater balance between what the community wants and what it
needs for the future.
x Help plan for and monitor future road and circulation patterns and related
issues.
x Provide community self-determination.
x Establish criteria for appropriate zoning (land use compatibility).
¾ A plan could provide for (small) connections between neighborhoods.
¾ A plan could create open space, both through preservation/protection of
lands and preservation of long-lot semi-rural patterns.
¾ A plan could establish and communicate the Agua Fria Community Identity
[emphasis added].
x Re-establish the importance of the El Camino Real and its relationship to
the Village and the Santa Fe River.
x Create and build upon a river theme, such as a park and trail.
x Provide public access to the river as a recreational amenity.
x Restore the river through:
i Continued COLTPAC acquisitions along the river.
i “Cleanup” the mining areas and illegal dumping.
i Address infrastructure and utility problems along the river, such as
drainage/bank stabilization, exposed pipes, crossings and power
lines.
Several concerns were also raised in relation to the planning process or the
consequences of adopting an area plan. These included:
¾ Concern regarding the disconnect between a plan and its stated intent and its
implementation and interpretation.
¾ Need for better communication between jurisdictions and departments so that
the intent of the plan is carried forward.
¾ Need for carrying out a plan as was intended. There was expressed interest
in establishing guidelines for plan amendments, both for creating a review
process and who would consider the amendments. Some type of oversight
body should follow plan implementation.
¾ Clear conveyance of the intent—there was expressed interest is assuring that
the intent of a plan is clearly conveyed so that changes could be judged in
accordance irrespective of time or changes to recommending and elected
bodies.
Several specific issues were raised about the planning process in general. These
included the need for coordination between jurisdictions, reconsideration of the
boundary of the current THC, need for rural protection, desire for broader
community involvement by the Village, need for a comprehensive community
area plan for the Village, and interest in providing some kind of land use
transition between the rural patterns and the urban areas.
The second workshop was intended to expand the discussion and move toward goal
setting and prioritization. Although the participants did not formally prioritize goals for
future planning for the community, there were clearly some recurring themes in that
discussion. These are not necessarily listed in order of importance, but rather reflect the
issues or goals that seemed to be the most widely accepted in that group.
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Community Area Master Plan Agua Fria Traditional Historic Community
¾ The need to establish a clear Agua Fria community identity. This was probably
the most articulated goal from the two worksessions. There was also an
expressed interest in accomplishing this goal through a community area planning
process for the Village area.
¾ The need to revisit and/or reaffirm the current THC boundaries. In wake of the
annexation discussions of the Southwest Area, there has been increasing
pressure by property owners and residents within the greater Agua Fria
community to re-verify that the current THC boundaries are representative of
their community. There was also recognition of the immediacy to do so in light of
the pending annexation process.
¾ The desire for rural protection. There was some consensus among the
participants regarding the idea of rural protection and possibly a rural protection
ordinance, however, there were differing opinions as to what type of protection
was needed. There were some participants who felt that vacant lands should be
protected as open space, some who felt that rural densities should be
encourage/protected, and others who felt that culture and heritage should be
protected7. In other words, there was a difference in how “rural” was defined and
perceived. Some equated the idea of rural to density—some to land patterns.
Despite the differing viewpoints, there was general agreement that Agua Fria
needed some type of protection from encroaching urbanization. In conjunction,
there was also need for some type of separation or compatibility standards where
the Village and urban lands were to abut one another.
¾ There were continued concerns over the effects of continued urbanization on the
Village as a whole. If some areas north of the river and along Agua Fria Road
and Rufina Street were to develop at urban patterns and densities, how would
they affect community identity and lifestyles? How can two competing patterns
exist together without compromising either? How would further urbanization
affect existing infrastructure including water and roads? How would urbanization
affect their current quality of life?
Although this master planning process was not intended to be a community area
planning process for the Agua Fria community, the discussions that have taken place
with the Village thus far have articulated the need and desire for their own community
area plan. There seems to be general acceptance of this need as well. There is also
consensus that the historical and cultural identity of the Agua Fria community needs to
be defined as it is today, and there needs to be some guidance as to what it should be
tomorrow. Once this is clearly understood, then there needs to be movement to
preserving its integrity.
It is anticipated that the Agua Fria community will soon undertake discussions with the
County as to when and how a community area plan shall be conducted, as well as the
THC boundary issue. Although this master plan does not include a community area plan
for the Village itself, it is believed that the dialogue that has begun in response to this
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7 This was particular to the ability to convey land through family transfer and the continual subdivision of
lands through the family. This view was more closely linked to land patterns than density.

Southwest Santa Fe Neighborhood Planning Areas
Community Area Master Plan Agua Fria Traditional Historic Community
process will lead to furthering community identity and preservation and protection of the
Village in the future.
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Southwest Santa Fe Framework for Future Neighborhood Development
Patterns
Community Area Master Plan
Framework for Future Neighborhood Development Patterns
Chapter 3 is intended to “connect” the ideals, patterns and design concepts
contained within the SW Area Final Report to the future development patterns of
the master plan. The design guidelines of the Final Report, referred to originally
as “the typology framework for future development”, are presented in a broad
and conceptual manner. In the master plan, these concepts are expanded and
detailed as to intent and function. They are also now referred to as
“neighborhood development patterns or models”. These models are the
essential building block for applying future development.
This chapter details these development models, including residential patterns for
new neighborhood units and the Agua Fria patterns, corridor (commercial),
transitional and rural protection areas. The descriptions provide further detail as
to how these models might look, be applied and how they may function. This
part of the master plan is also the most technical, therefore, it may be useful to
cross-reference their actual applications within the neighborhood plans to fully
understand their function and role for future development patterns.
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Community Area Master Plan Future Residential Development Areas
Future Residential Development Areas
Existing Residential Development Patterns
Presently within the Southwest Planning Area, there are two predominant residential
development patterns, the suburban-style and the traditional, long-lot patterns. The
suburban-style subdivisions are characterized by their uniform lot sizes, curvilinear
and/or cul-de-sac street configurations, restricted access and single-use residential
profile. The traditional patterns are notably different. The lots tend to be much
greater in depth proportionally than in width, they are positioned in a strong
north/south orientation, they often contain a myriad of uses ranging from residential
to agricultural to live-work, and in later forms, have further subdivided to take on an
east/west pattern. The earlier patterns were derived in accordance with the need for
access to water and location to roads. As families continued to expand, the lands
were further subdivided longitudinally, forming the north/south, long-lot
configurations. In later years, as there was lesser dependence on surface water
from the rivers and acequias, the long lots then began to subdivide laterally, creating
the east/west patterns. Both of these traditional patterns are referred to as the Agua
Fria development models.
New Neighborhood
Unit Development
New Neighborhood Unit Areas
The new neighborhood unit areas [Exhibit 3.1.1]
will introduce a third residential development
pattern to the Southwest Planning Area. The
new neighborhood unit, as described in the Final
Report, represents a development guideline for
new residential development.1 The following
provides an overview of these guidelines:
The new neighborhoods are intended to be
walkable—they should have a strong pedestrian
orientation both in street design and
connections. Formal sidewalks and/or informal
walking paths should be integrated into any
street design based on street width, location and
desired setting.
Exhibit 3.1.1. Schematic of a
The new neighborhoods should be connected within New Neighborhood Unit
itself and to other future and existing neighborhoods. There should be a stronger
north-south emphasis on connectivity (Exhibit 3.1.2). These are intended to create
long vistas that will frame and define the neighborhood. They should incorporate
1 As with all of the neighborhood pattern models, the intent is to translate these development guidelines into
development standards and applied as zoning overlays within the designated new neighborhood pattern
areas.
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traffic calming measures to ensure pedestrian safety. East-west connections are
intended to be narrower and laid out in a discontinuous, broken pattern in order to
discourage cut-through traffic.
New neighborhoods should contain a neighborhood core or center. What constitutes
that core or center would be largely dependent on the size of the new
neighborhood.2 These should include, at a minimum, some type of active public
space, most notably a developed park or public plaza. Some type of institutional or
civic use, such as a church, library, post office or school, is also strongly encouraged
where appropriate. Additional parks and open space should be required based on
some percentage of developable area.3
Neighborhood
Center
Discontinuous
East/West Local
Streets Linear Parks along
North/South
Collector Streets
Exhibit 3.1.2. Concept Overlay of a New
Neighborhood with Suggested Design Elements
New neighborhoods should contain a variety of lot sizes and building styles to
promote economic diversity, affordability and an inclusive community. Lot sizes
should range between 3,000 to 5,000 square feet4 where larger lots would be
considered in order to achieve desired densities. Blocks sizes should also vary in
order to weave new development into the surrounding urban fabric. Building styles
should also vary to promote affordability, allow for people of diverse incomes and
encourage the continued practice of owner-built structures.
Finally, new neighborhoods should be connected to adjacent commercial areas (or
within easy walking or driving distance (see Corridor Development Areas). They
should also be joined to commercial through intermediate scaled buildings and
2 There is a recognized sustainable population threshold necessary in order to ensure viability of certain
uses, particularly neighborhood retail. This is why what constitutes a neighborhood is partly defined by the
size and density of the neighborhood.
3 The recently adopted City of Santa Fe Parks, Open Space Trails, and Recreation Master Plan suggests
fifteen acres of dedicated parks per 1000 persons. There are also general breakdowns by park type within
those fifteen acres.
4 See Chapter 2, Section 3, Southcentral Neighborhood Plan Area for expressed exceptions.
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transitional uses (see Transitional Development Areas) such as live/work units or
other intermediary uses.
Agua Fria Development Models
As described previously, the Agua Fria Models are derivations of the same urban
form. Both forms are common in the Southwest Plan Area as well as in other parts
of Santa Fe. Many of these original forms remain intact today, and are the
predominate feature in several of the neighborhood planning areas. These forms
continue to reflect Santa Fe’s rich cultural heritage. These original development
patterns are what make Santa Fe truly unique and should be recognized as a
resource that should be valued and preserved.5
The original form is the traditional, long-lot pattern commonly found along Santa Fe
waterways and acequias. Over time, the practice of longitudinal lot division began to
decrease (often when the lots became so narrow that they could no longer be split in
length) and was gradually replaced by the lateral lot division. Lateral lot splits
occurred either slowly through
generations of family land transfer or at
one time for the purpose of selling off
the land6. Several of the single-road
subdivisions within the Southwest Area
are demonstrations of the latter
practice. Both the north/south,
longitudinal patterns and the east/west
lateral patterns are common throughout
the Southwest Planning Area. The
primary difference between the two is
that the original patterns retain much of
their rural character and density, the
later patterns favor greater urban densities. Agua Fria
Development Model
For areas where the patterns remain intact and where the practice of lot splits
through family transfer continue, the Agua Fria development models should be
encouraged and protected. Within the neighborhood plans, there was a direct
acknowledgement of these existing patterns--they were often designated as Agua
Fria Model Areas as recognition of the continuing patterns. Along the Santa Fe
River, areas designated as rural protection areas (see following section on Rural
Protection Areas) are intended to specifically encourage the continuation of these
patterns in their original forms. The intent and clear purpose is to protect the integrity
5 This is Principle 9 in the Final Report.
6 Even though the subdivision of land may have occurred at once or in several stages, the development of
the lots was often over a longer period of time. The lots were often seller-financed, whereby the houses
were built by the owner as funds were available. Owner-built structures are common in the Southwest Area
because of these land transfer practices. Most recently, manufactured housing has begun to replace the
practice of owner-built structures within the area.
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of the Agua Fria area and see that those forms are not overcome by increasing
development pressure.7
7 The one exception here is south of Rufina Street to Cerrillos Road. There has been a long-standing
debate over appropriate development of the area. The primary difference for this area is that much of the
lands south of Rufina Street are vacant lands. Extension of Rufina Street has also created a clear boundary
transition between the Village and the Cerrillos Road corridor development. Treatment of this area is
covered under the Cerrillos Road Corridor Plan Area.
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Community Area Master Plan Corridor Development Areas
Corridor Development Areas
New corridor developments (Exhibit 3.2.1) are intended to be community focused rather
than regional1. They should at a community scale and character that would relate and
integrate with existing and future neighborhoods. New commercial development should
not be concentrated on a single large-scale area, but
rather dispersed and interrupted to retain a
neighborhood scale. Where commercial areas
redevelop over time, every attempt should be made
to conform to the new commercial development
standards.
Through the neighborhood planning process,
potential future commercial areas were identified by
comparing existing vacant lands, existing and future
transportation systems, current uses and approved
(but not built) commercial nodes. What became
evident fairly early in the process was that there were
perceptual differences at to what should constitute
neighborhood-serving commercial within the different
planning areas. Four distinct corridors also emerged
from the process--the Cerrillos, Airport, Rodeo and
Agua Fria Road Corridors.
Exhibit 3.2.1. Schematic of a
Corridor Development Area
Corridor Area
The Cerrillos Road Corridor is clearly the most use intense commercial corridor. One of
the three identified regional commercial nodes is contained within the corridor as well as
smaller “strip” retail centers and community commercial services and retailing. The
corridor includes a majority of Santa Fe’s “big box” retail outlets.
Cerrillos Road Corridor Airport Road Corridor
The vision for the Airport Road area as described within the Final Report proved
consistent with the translation of scale and the types of desired uses identified within the
1 Corridor development areas as described in the Final Report under “Chapter 6. A Policy Framework for
Santa Fe”.
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neighborhood planning process. There was a strong consensus that commercial areas,
including both retail and service related uses, were desirable, however, they should be
limited to a neighborhood and pedestrian orientation. There was also consensus that
Airport Road should not become a “canyon” of strip commercial, but rather commercial
should be interspersed and located near major intersections or other areas that may be
appropriate with adjacent existing uses. There was also agreement that future uses
need to be expanded to include office, institutional and more service-oriented
commercial.
Although Rodeo and Airport Roads are the east and west extension of the same arterial
(changing at Cerrillos Road) they have taken on different characteristics. This is in part
due to different surrounding development patterns over that have occurred over time.
Another unique characteristic of the Rodeo Road Corridor is that the pattern and
intensities are dramatically different along the north and south sides of the arterial east
of Zafrano Drive. The north side is distinctly urban—the south is a collection of adaptive
reuses (formerly residential) of small business or offices.
Rodeo Road Agua Fria Road
Finally, Agua Fria Road represents the fourth (and primarily minor) corridor area. For
purposes of this plan, the Agua Fria Road is not treated as a true corridor, however, it
does possess commercial and residential integration, so it has been included here as a
point of discussion. There is also one conventional commercial and two neighborhood
centers identified on the south side of the road, therefore, the corridor designation is
necessary in order to impose future design standards to those areas. The majority of
Agua Fria Road is treated as it remains in its original organic forms, which are the
preferred forms and patterns for the area. In conjunction, many of the land uses along
Agua Fria Road, particularly on the north side, continue to be mixed-use or live/work.
Intensity, scale and depth within the four corridors can be classified as either community
or neighborhood serving. The Cerrillos Road Corridor has historically developed with a
community-orientation2, because the retail and service-related uses generally serve the
2 It should be noted that recent development trends have been challenging this long-held practice. As the
single-structure “big box” retailing continues to replace the strip shopping centers, there is pressure to
extend the established 600-foot corridor depth to, in some instances, up to 1300 feet. This is also includes
increasing the retail square footage, in some cases, to nearly 200,000 square feet within a single
development project. The type of scaling, massing and market service area resulting from this increase is
no longer community-oriented but clearly regional. There is an increasing need within the General Plan as
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entire Santa Fe area. The corridor depth also has historically developed within a 600 to
700-foot depth as demonstrated by the General Plan as well as the companion C2-
General Commercial zoning. The General Plan has established a Cerrillos Road
Redevelopment Corridor (shown as approximately 600 feet in depth) that calls for
development of modern development standards for the corridor, including a
reassessment of appropriate uses that would promote a mixing of uses to de-emphasize
the standard strip retail profile. The exception to the actual corridor depth is at the
regional commercial node—located on the east side of the Cerrillos and Rodeo Road
intersections where the corridor shifts to a nodal radius averaging 2300 feet, extending
to 3300 feet in depth. In general, regional commercial (including uses, scaling and
massing) should be considered appropriate only within this node. This would include big
box retail that is intended to serve the larger regional markets of northern New Mexico.
Within the remaining corridor-designated areas, commercial should remain at a
community scale and use intensity.
The second corridor classification refers to neighborhood-oriented commercial. This
would include the Airport and Rodeo Roads and, to a lesser extent, Agua Fria Road.
The corridor depths within these areas tend to vary because of random development
patterns, but as a general rule, the following average depths can be used to describe
each corridor; 1) Airport Road with an average of range of 200 to 350 feet, 2) Rodeo
Road with an average range of 200 to 400 feet and 3) Agua Fria Road where the
corridor depths are dictated by distance to the Santa Fe River. In contrast to the
Cerrillos Road Corridor, these
corridors are narrower, they are
more randomly developed, and are
greatly reduced in use intensity.
The corridors should include uses
that directly serve the
neighborhoods to which they are
connected. They should also be of
a size and scale and orientation that
relates to the neighborhoods—they
should also be pedestrian friendly
rather than automobile-oriented3
(see Exhibit 3.2.2). In addition, the
scale should be reduced to
strengthen the neighborhood relationship.
Exhibit 3.2.2. Example of a type of Neighborhood Center
(Town of Parker, CO—Master Plan)
In all cases, transitional areas should companion any corridor designation in order to
protect and relate commercial and residential areas. The composite future land use map
well as within the City’s Land Development Code to make clear distinction between these types of
development patterns.
3 As an example of pedestrian-orientation, a “sit down” dining establishment would be preferred to drive-
through fast food restaurants. As an example of scale, a neighborhood grocery would typically be less than
50,000 square feet. This also reaffirms some of the principles within the Final Report.
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(Chapter 4, Section 1) incorporates transitional areas at nearly every corridor
designation.4
Alternative design elements for corridor areas are illustrated on Exhibits 3.2.3 and 3.2.4.
Exhibits 3.2.3 and 3.2.4. Alternative design elements for corridor and transitional areas
As in both examples, the buildings are pulled forward to the street with the parking
nested internally within each center. Alternative #1 illustrates shared internal parking
between the corridor and transition areas, with complete building frontage along the
arterial. Primary access is provided between the transitional uses and the residential
areas.
Alternative #2 incorporates only a partial building frontage closure and allows the
transition and the corridor areas to be separated by a local or sub-collector street.
These are suggested design guidelines—they will have to be translated into design
standards as zoning overlays in order to apply them as code. The appropriate
alternative or combination of alternatives should also be also addressed for each
corridor area as these guidelines are converted to standards.
4 Transitional areas were applied where it was possible to do so. In several examples, however, commercial
areas were already adjacent to residential areas. Where these areas exist, should redevelopment occur in
the future, an attempt should be made to provide added buffering to the adjacent residential to minimize
future impacts.
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Community Area Master Plan Transitional Development Areas
Transitional Development Areas
The transitional development areas (Exhibit 3.3.1.) are intended to link commercial
areas located along major arterials to nearby neighborhoods through intermediate
scale buildings1, land use intensity and innovative design. One of the primary tasks
of the neighborhood planning workshops was to identify where 1) new corridor and
neighborhood unit development should occur and how those areas would be unified
through transitional uses and 2) existing land use conditions would warrant added
transitioning to provide adequate buffering to existing residential areas.
Transitional
Area
Exhibit 3.3.1. Schematic of a Transitional Development Area
The Final Report identifies live/work units as one type of appropriate transitional use.
Most of the neighborhood groups expressed some concern that live/work units only
might be too limiting. Therefore, each of the neighborhood planning groups was
asked to develop a list of other possible uses that they would consider appropriate
for transitional areas within their neighborhood. There was also some consideration
for appropriate building height and scale within these transitional areas. Through the
neighborhood planning process, two transitional applications have been developed—
one for the Cerrillos Road Corridor and the other for the Airport/Rodeo Road Corridor
that could also be expanded to include new development areas on the south side of
Agua Fria Road.
The existing land use intensity and building scale vary significantly between Cerrillos
and Airport Roads.2 Within the planning boundary, the study area segment of
Cerrillos Road is dominated by either regional retail malls or large scale, single-use
retailers that tend to serve a larger regional market. Airport Road, in contrast, has
1 Based on Principle 7 of the Final Report.
2 As noted in Principle 6 of the Final Report, there is a strong desire to avoid a repetition of the large scale,
single-use development pattern that prevails along Cerrillos Road.
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developed at a scale more in keeping with neighborhood or community. In addition,
much of the immediate arterial frontage along Cerrillos Road is already developed,
however, there are a considerable number of tracts that remain undeveloped along
the Airport Road corridor.
Because of the differences in these patterns, the neighborhood planning groups
created two types of transitional areas –one for each of the corridors. First, the
Cerrillos Road Corridor would require two “tiers” of transition3 since the “step back”
from intense regional retail to residential would be fairly dramatic. The intermediate
transitioning would apply to both buildings scale and mass and well as land use
intensity. As an example4 of intermediate building scaling, the C-2, General
Commercial Zoning District, which is the most widely applied zoning along Cerrillos
Road, allows for a building height maximum of forty-five feet (45’). In contrast, a
“hypothetical” new neighborhood unit area zoned as R1-R5 under the City’s zoning
regulations would allow for a maximum height not to exceed twenty-four feet (24’),
requiring a twenty-one foot (21’) step down in height reduction that would have to
occur within the transitional areas. This could be accomplished by establishing a
height limitation within the first transitional area of thirty-five feet (35’) that would be
further reduced to twenty-four feet in the transitional two area. Land use intensity
reduction is based on similar theory. A comparable example might include the
following scenario; within the corridor area (assuming C2 zoning) there might be
grocery and office supply anchors with smaller ancillary retail/service establishments.
Within transition area one, there might be a post office or other public facilities and a
medical clinic. Transition two might then contain professional /medical offices in
combination with live/work units.
Since land use intensities within the Airport Road corridor are sigficantly lower than
in the Cerrillos Road corridor, only one transitional area would be required. In
developing a list of appropriate uses for the corridor areas, the uses that were
suggested for transition area two within the Cerrillos Road corridor closely mirrored
the uses that were deemed appropriate for the Airport Road corridor. In addition,
any land uses included in the transition two area could be applied within transition
area one.
Based on input from the neighborhood planning units, the following land uses have
either been suggested or considered appropriate for each of the transition types.
These uses are proposed recommendations that should be taken into consideration
when zoning districts are applied or are created. These lists are not intended to be
all inclusive—the application of zoning, whether it be under the City of Santa Fe’s
Chapter 14, the Extraterritorial Zoning Ordinance or the Santa Fe County Land
Development Code, will ultimately define what uses are permitted or prohibited in
each case.
Transition Area One:
3 For further details on the Transition #1 and #2 development areas, see the Cerrillos Road Corridor Plan
Area section.
4 For illustration purposes only. The development standards applied through zoning will dictate building
height, setbacks, etc.…
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x Live/work units
x Medical offices
x Apothecary or drug stores5
x Professional or other business-related offices
x Public facilities such as post offices, public safety stations, libraries and
schools/educational centers
x Institutional uses such as medical clinics, nursing homes, museums, churches,
private secondary schools, training centers
x High and medium density residential6 and assisted living centers (not to exceed two
stories where abutting existing or proposed residential)
x Smaller local-serving retail or service establishments such as local office suppliers,
dry cleaning, coffee shops, copy centers, neighborhood bookstores
x “Sit-down” eating establishments or restaurants
x Small animal veterinary centers or pet supply centers (no outdoor boarding where
adjacent to existing or proposed residential)
x Day care facilities
x Plazas and public amenities, open space, parkland
x Plant nurseries (where building scale and footprint are compatible to adjacent
transitional uses)
x Banking and ATM facilities (limited number of drive-through bays)
x Arts and crafts galleries, studios, or shops (of appropriate neighborhood scale)
x Beauty and/or barber shops
x Public utility substations
x Limited service motels/hotels that are not directly adjacent to existing or proposed
residential areas
Transition Area Two, Airport Road Transitional Areas, Mixed-use Development:
x Live/work units
x Medical and professional offices (office building height should be compatible to
neighboring residential)
x Professional or other business-related offices
x Public facilities such as post offices, public safety stations, libraries and
schools/educational centers (that do not take primary access through residential
areas)
x Institutional uses such as small medical clinics, nursing homes, museums, churches,
private elementary schools
x Medium density residential7 and assisted living centers that are compatible in scale
to adjacent residential
x “Sit-down” eating establishments or restaurants
5 Since these uses are intended as more neighborhood-oriented services, it was recommended that drugs
stores and other retail establishments not be permitted to include package liquor sales as part of the primary
or ancillary use.
6 High and medium density residential should be considered on a case-by-case basis since there are site
specific compatibility issues that may need to be addressed. This would apply within either the transition
one or two areas.
7 See footnote #6. High density residential may be also appropriate within the Cerrillos Road Corridor
where there is additional buffering (such as natural environmental features, parks or open space) to adjacent
lower density residential.
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x Day care facilities
x Plazas and public amenities, open space, parkland
x Arts and crafts galleries or studios
x Beauty and/or barber shops
x Bed and breakfast inns
In order to accommodate transitional land use patterns within the City General Plan, it
will be necessary to create a new future land use classification8. It is recommended that
this new designation be combined with the proposed mixed-use future land use
designation since they share common patterns, uses and purpose. They both are
intended to create a self-contained, interactive place that encourages internal and
external connections, land use relationships and walkability. In the case of mixed-use,
the combination of residential/non-residential uses would occur within the same project
site. In contrast, the transitional area may be limited to a single-use project, but when
combined with the adjacent commercial and residential, would function as a multi-use
project.
Although it is not defined as a
neighborhood pattern designation, the
application of a mixed-use future land
use designation is being applied
exten-
ResidentialParkland
Office Uses
Live/Work
Exhibit 1.3.c.2. Example of a mixed-use development
– Proposed multi-use development for the San
Mateo/Galisteo area. Includes varying residential,
live/work and office within the same project site on
approximately 27 acres (courtesy of Santa Fe Planning
Group)
sively throughout the Southwest Planning Area to accommodate and reflect the current
land use patterns. There are many applications of live-work scenarios that exist
throughout the study area, therefore, a mixed-use land use category is essential to the
master planning process. Mixed-use, as applied within the Southwest Area, is meant to
8 The City Council adopted the new future land use classification referred to as “Mixed-use/Transitional” by
Resolution 2001-82 (November, 2001).
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Southwest Santa Fe Framework for Future Neighborhood Development Patterns
Community Area Master Plan Transitional Development Areas
encompass both the traditional land use practices9 as well as provide a mechanism for
future mixed-use development (see Exhibit 1.3.c.2.- Example of a type of Mixed-Use
Development). With respect to appropriate uses, mixed-use development should always
include both residential and nonresidential uses, live/work serving as the prime example
of a mixed-use scenario. There is a strong desire within nearly all of the neighborhood
planning areas to provide for future mixed-use areas that would allow for eclectic,
innovative projects, particularly live/work opportunities and art studios/galleries. The
uses that are listed within the transitional two area would be considered appropriate with
the addition of smaller retail and service-related establishments that are intended to
serve the residential uses as well as live-work units. Live/work with light manufacturing
may be also considered where additional buffering and setbacks have been provided to
the adjacent residential areas and where specific performance standard measures have
been satisfied.
9 Traditional live-work scenarios often include residential in combination with light industrial/manufacturing,
agricultural or home business type uses. The master planning process attempts to recognize the value of
these traditional practices that are common in the Southwest Planning Area and, through mixed-use, creates
a future land use classification to accommodate the traditional land use patterns.
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Southwest Santa Fe Framework for Future Neighborhood Development Patterns
Community Area Master Plan Rural Protection Areas
Rural Protection Areas
The purpose of developing and applying rural protection areas is to protect and
preserve some unique natural, environmental, cultural or historical feature or “place”.
The application of rural protection areas was also expanded to include those lands
that possess some rural or agricultural quality that may be compromised or
endangered by encroaching future urbanization.
The Final Report1 includes, as a policy framework for future development, the
following guidelines for determining appropriate rural protection areas:
Protection of low-density residential areas as it remains a priority for residents of the
Southwest Area. This would include areas that have strong agricultural identities
and/or rural lifestyles.
Protection areas should be applied to both
large undeveloped lands north of the Santa Fe
River as well as smaller areas that can be
integrated into or are within neighborhoods.
Identification of potential rural protection areas
was part of the neighborhood planning
process. The outcome of that process
identified much of the lands north of the river
as suitable for protection, in addition to at least
one rural neighborhood south of the river.
Areas set aside should have some defining element based on established criteria of
physical conditions, connectivity, wildlife habitat, recreation and future opportunity for
acquisition and management.
The typical development pattern of the Agua Fria Village should be used as a model
for new development in those protection areas. This would apply to those protection
areas north of the river particularly, where there has been overwhelming consensus
that the Agua Fria patterns should be protected, preserved and promoted on the
north side of the river. Development of a rural protection ordinance2 could be used
to promote continuation of the original forms. These could be applied as zoning
overlays within the rural protection areas.
Planning tools and techniques should be developed that will protect the interest of
the property owners while protecting the land. Such tools as transfer of development
rights, dedicated public access as part of the development process, acquisition of
public rights-of-way or conservation easements, fee simple acquisitions (such as
COLTPAC), density bonuses, and other such mechanisms would need to be defined
and incorporated into the code as part of this process.
1 As described on page 32 of the Final Report.
2 This is described further in Chapter 2, Sections 6 and 7 of the Master Plan.
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Southwest Santa Fe Framework for Future Neighborhood Development Patterns
Community Area Master Plan Rural Protection Areas
The Santa Fe River should be preserved and protected and made accessible to the
greater public through the creation of easements. This will primarily be achieved
through the creation of a River Protection Zone (see Chapter 2, Section 6, River
Corridor Plan Area).
Implementation of these protection areas will have to be further detailed as code
language is developed. Changes to the code3 will need to take into account all of
the aforementioned rural protection area elements. What is essential is that it allow
for rural density patterns and land uses to continue, while providing protection and
access to natural features.
3 Here “code” is generic and would include both the EZO, County and the City’s Land Development Code
depending on the applicable jurisdiction.
June 14, 2005 Chapter 3, Section 4 70
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CChhaapptteerr 44
TThhee MMaasstteerr PPllaannss::
FFuuttuurree LLaanndd UUsseess,, CCoonnnneeccttiioonn aanndd
CCiirrccuullaattiioonn PPaatttteerrnnss aanndd
DDeemmooggrraapphhiiccss
0
500
1,000
1,500
2,000
2,500
3,000
# of Units
RIVER CORRIDOR
WESTERN AREA
CERRILLOS CORRIDOR
CENTRAL AREA
SOUTH CENTRAL AREA
SOUTHEASTERN AREA
AGUA FRIA (THC)
Planning Areas
Current and Projected Housing Units
Added
Current

Southwest Santa Fe Southwest Area Master Plans
Community Area Master Plan
Southwest Area Master Plans
The master plans generally represent a compilation of the individual neighborhood
plans. These include the comprehensive future land use plan, the demographic and
resource analysis section and a circulation and connections plan. The future land
use plan is an assembly of the neighborhood plans into one composite, while the
demographic section is a re-analysis of future population based on the proposed
future land uses and then provides a comparison to the original projections contained
in the SW Area Existing Conditions Report.
The circulation and connections plan combines the approved arterials contained
within the ARTF Future Roads Network Map with suggested connections between
neighborhoods as well as a collector-level (or less) future roads plan. These
connections are not intended to reflect actual alignments or measure future capacity,
but rather demonstrate appropriate circulation-type patterns based on future
development. The plan also does not alter the approved ARTF plan.
June 14, 2005 PRELIMINARY DRAFT v. 1 71

Southwest Santa Fe The Master Plans
Community Area Master Plan Future Land Use Plan
72
Future Land Use Plan
The future land use plan (Exhibit 4.1) is a composite of each of the future land use maps
derived as part of the neighborhood workshops. The future land use designations
represented are in keeping with the conventional standards established by the City’s
General Plan, however, the purpose and intent behind those “colors” relies on the
neighborhood plans themselves. The City’s General Plan provides a broad pallet of
land use descriptions, but is not intended to provide a higher level of detail of pattern and
form. The community area plan process is intended to serve that purpose. Again, the
conveyance of land pattern and urban form are demonstrated in the neighborhood plans.
With regard to the future land use plan, there are several key elements that are unique
to the Southwest Area, or are a result of the process. These would include:
x Designation of areas for mixed use or for transition. Because much of the Southwest
Area has developed based on traditional or rural lifestyles and patterns, many of the
uses are holdovers from those patterns or evolutions thereof. The primary example
is live/work and home-business uses. These uses prevail throughout the planning
area and a new land use category had to be created that would take into account
these practices. The concept of mixed use as a future land use application is also a
preferred form for the area. It is consistent with many of the goals and desired
patterns of many of the neighborhoods.
x Rural protection areas or semi-rural land patterns. The General Plan represents
desired future land uses as contained within a defined urban area boundary. Uses
are considered to be at urban densities or intensities within that boundary. The
notable exception is the “Mountain/Corridor” category that allows for 1 dwelling unit
per every 10 acres based primarily on terrain constraints. The City General Plan
currently does not provide a land use category that specifically recognizes residential
densities that fall between the 1-du/10 acres and 1-du/1acre. Many of the developed
areas currently within the extraterritorial zone had developed at 1-du/2.5 acres, as
the EZ would require.
In order to address this particular issue, areas where the densities fall below the 1
du/ac have been recognized as either the Agua Fria development model or as rural
protection area designations, but are shown on the future land use plan as “Very Low
Density Residential”. In addition, the Agua Fria THC and the adjacent traditional
area north of the river retains its is classification under the General Plan as the
Greater Agua Fria Area.
x Future land uses as a translation of the existing uses. The designations on the
General Plan Future Land Use Map are intended to respect the underlying zoning.
The basic premise is that zoning be consistent with the General Plan. In the case of
the SW Area future land use plan, a good portion of the area has not been subject to
comprehensive zoning1 so the land uses could not solely be based on that. Instead,
the future land uses are mostly a translation of the way the land is being used. This
1 Land uses has been regulated under the Extraterritorial Zoning Ordinance (EZO) since the late 1980’s, but
those land use controls are not considered conventional Euclidean zoning.
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Southwest Santa Fe The Master Plans
Community Area Master Plan Future Land Use Plan
73
explains why the future land use patterns are more discontinuous and random—it
merely reflects the land patterns as they exist. Vacant lands, however, are an
expression of the desired future patterns that could ultimately be used to strengthen
neighborhood identity while balancing future growth.
x Incorporation of the Santa Fe Metro Area Highway Corridor Plan. Although the
original Highway Corridor Plan was adopted in 2001 and a subsequent unified plan
was considered and recommended by the Regional Planning Authority in December
of 2001, the City’s General Plan was not been directly modified to incorporate key
elements of that plan. The future land use plan incorporates both the critical setback
requirements of the Highway Corridor Plan as well as those uses recommended
within the unified plan.
x Coordination with other overlapping planning boundaries. The Santa Fe County
Airport Development District planning process is occurring simultaneous to the
Southwest Area Master Planning process. For that area that falls within both
planning boundaries (generally, the larger intersection of Airport Road and NM 599
north to the Santa Fe River), City and County staff have made valid attempts to
respect the recommendations by each planning group and coordinate the results.
The desire to keep the processes consistent continues to be an ongoing goal.
One of the most frequently asked questions during the public participation process is
how the future land use plan will effect or be tied to future zoning. The answer that is
most often given is that the plan becomes the template that will guide and direct future
zoning. The goal is for zoning to be done in consistence with the plan.
How this is to be accomplished will be dependent on the applicable jurisdiction, thus
annexation plays a role in how land gets zoned. Irrespective of the jurisdiction,
implementation should be seamless. If the City annexes lands within the area, the City
will either initiate rezoning2 of those lands in accordance with the adopted plan or will
allow a property owner to initiate rezoning of his land at his/her discretion. For those
lands that remain within the EZO, there would need to be revisions made to that code
that better reflect these new land use systems. In either case, new or revised zoning
districts will need to be created to fully implement the plan. This also includes the
development of design standards that would be applied as zoning overlays to those
areas shown as future neighborhood pattern models within the neighborhood plans.
2 Newly-annexed territory would come into the City as R1 zoning.
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Southwest Santa Fe The Master Plans
Community Area Master Plan Demographics and Resource Allocation
Demographics and Resource Allocation
The Southwest Planning Area Existing Conditions Report (July 2000)
City and County staff completed the Southwest Planning Area Existing Conditions
Report in July of 2000 which included detailed estimates of the existing total number
of dwelling units in the area, the current population and the projected growth to 2020.
These estimates were done prior to the release of the 2000 census data, therefore,
were based on 1990 census data projections.
Original figures indicated a housing inventory make-up as shown in Table 4.2.1 (by
the original subareas). There were a total number of 6,500 estimated housing units
for the SW Area, whereby manufactured housing/mobile homes comprised over half
those units. Based on these housing units estimates (using a 2.42 persons per
household multiplier with a .92 occupancy rate), the original population estimate for
the year 2000 was approximately 14,500 persons.
Table 4.2.1 – Housing Inventory 2000 by Subarea (from the Existing Conditions
Report)
Mobile
Homes
Apartment
s
Duplexes/
Townhomes
S-F
Detached
TOTAL
UNITS
Cerrillos/Airport/
Rodeo (1)
1,270 702 179 679 2,830
Agua Fria (2) 575 48 62 495 1,180
Airport Corridor (3) 1,586 364 155 375 2,480
TOTAL UNITS 3,431 1,114 396 1,549 6,490
% by housing type 53% 17% 6% 24% 100%
Population projections for the year 2020 were also based on these original figures,
as well as population projections done for the 1999 City General Plan. It was
estimated that by the year 2020, the area would add approximately 1,915 dwelling
units (30% increase), with a corresponding increase in population of nearly 4,700
persons, bringing the total estimated population to nearly 19,200 persons. Other
than those areas in the General Plan that have future land uses designated, the
projections were not based on projected uses, but on population trends.
Updated Demographics and Projected Development Buildout
With the release of the 2000 census data and with the completion of the proposed
future land uses, city staff has revised the existing and projected housing unit and
population estimates for the area by neighborhood planning area. Table 4.2.2.
illustrates the revised existing housing unit and population estimates for the area.
The revised numbers generally reflect an approximate 15% increase to the original
figures. This is based on the larger percentage growth that actually occurred over
the last ten years within that sector of the community.
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75

Southwest Santa Fe The Master Plans
Community Area Master Plan Demographics and Resource Allocation
Planning Area Total Population Total Housing Units
River Corridor 1,673 577
Western Area 6,002 2,131
Cerrillos Rd. Corridor 2,358 850
Central Area 4,940 1,751
Agua Fria THC 2,051 760
Southeastern Area 3,867 1,403
Southcentral Area 522 173
Total Area 21,413 7,645
Unincorporated Area 13,938 4,799
Table 4.2.3. Revised Housing Unit and Population Estimates for the SW Area
Planning staff then also recalculated the projected number of housing units based on
proposed residential land uses within vacant lands. Included was also the projection
of added commercial square footage based on the land use intensities and the
corresponding water demands that would be generated as a result of both. The
results are illustrated in Table 4.2.4. and they represent total future buildout (rather
than year 2020). The revised land use projections represents an additional 1,400
housing units from the original 2020 projections.
Planning Area* Added # of
Housing Units
Added
Commercial
Square Feet
Added Water
Demand
River Corridor 981 399,300 232.2
Western Area 252 364,700 83.3
Cerrillos Rd. Corridor 826 1,123,300 233.5
Central Area 777 200,000 228.5
Agua Fria THC - - -
Southeastern Area 495 95,400 110.5
Southcentral Area 95 103,900 32.3
Totals 3,426 2,286,600 920.3
Table 4.2.4. Preliminary Land Use Plan Buildout Scenario
*Land Use/Development Assumptions:
1. RVLO develops at 2.5 units per acre, except River Corridor where RVLO/Agua Fria Area develops at 1 unit per 2.5
acres due to rural protection designations.
2. RLOW develops at 4.5 units per acre.
3. RMED develops at 9.0 units per acre.
4. RHIG develops at 20.0 units per acre.
5. CCOM, CBUS, CREG, COFF, CNEI, TMXU develop at .15 F.A.R., except Cerrillos Corridor where it is .20.
6. TMXU develops with RMED housing on half of the acres, and commercial development on the other half.
Water Demand Assumptions:
7. RVLO will use .25 afy per unit.
8. RLOW & RMED will use .20 afy per unit.
9 RHIG will use .21 afy per unit.
10. CCOM, CBUS, CREG, COFF & TMXU will use 0.6 afy per 10,000 sq. ft.
11. CNEI will use 1.5 afy per 10,000 sq. ft.
12. PARK will use 1.8 afy per acre.
13. POSP will not use any water.
14. INST will use 0.6 afy per 10,000 sq. ft. in office locations and 0.8 afy per 100 elementary students in Central Area
It should be noted that the projection “horizons” between the two future housing unit
estimates differ. The original 1,900 housing unit projection was based on a 2020
June 14, 2005 Chapter 4, Section 2
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76

Southwest Santa Fe The Master Plans
Community Area Master Plan Demographics and Resource Allocation
planning horizon while the 3,400 housing unit projection is at area buildout. A straight-
line growth projection rate would infer buildout to occur within 34 years. It may be
assumed, however, that the rate of growth to buildout may begin to decrease—that the
relatively high rate of growth that has occurred over the last ten years for the area is not
likely to be sustained for several reasons. These include:
x Increasing competition in housing supply within that sector of town. Master planned
communities such as Tierra Contenta, Rancho Viejo and, potentially, Los Soleras
have and are providing an increasing amount of housing supply to that market area.
What will have the greatest affect on development for the area will be the competition
in supply for affordable units.
x Less opportunity for the very large mobile home parks. Many of the mobile home
parks (MHP’s) in that area came on line in a relatively short period of time. The
current use of the special exception zoning that would allow for MHP construction
has been reasonably exhausted. Mobile home areas may most likely develop as
subdivisions in the future, which tend to buildout at a relatively slower rate and
produce slightly lower densities overall.
x Southwest Area as infill. As the area moves toward buildout (currently between 38-
41% vacant lands), remaining undeveloped tracts typically are smaller in size and
can be more challenging to develop1. This may contribute to the slowing rate at
which development is likely to occur.
x Changes in future water policy or water availability. If certain changes in water policy
are implemented, they may potentially spread growth out over a longer period of
time. In addition, the supply or availability of water will ultimately affect the rate of
growth. The rate of growth will ultimately depend on future water policy and
availability. The proposed land uses may influence the future landscape, however,
water policy will direct when development will actually occur.
Based on these assumptions, it may be assumed that the rate of growth over the last ten
years will begin to decrease, and that buildout may occur possibly between 35 to 40
years.
With regard to future City water commitments, there are currently 6,181 housing units
(out of the 7,625 units), or 81%, currently connected to the City water system. In
contrast, 1,444 housing units are not regular customers of the city water system,
including the Agua Fria THC of 760 units. The Agua Fria Community Water System
(serving approximately 200 homes) is, however, connected to the City system and is
able to receive water as a pass through. If the City were to annex the unincorporated
areas excluding the Agua Fria THC, only 684 units out of the 4,039 units (17%) that
would be subject to annexation are not currently city water utility customers.
1 There are several factors that may contribute to this. They can include increasing traffic issues,
neighborhood impact concerns, increase in land value as the area develops, remaining undeveloped tracts
of land may be more constrained, etc…
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Southwest Santa Fe The Master Plans
Community Area Master Plan Connections and Circulation Plan
Connections and Circulation Plan
Relationship to the Arterial Road Task Force (ARTF) Future Roads Network Plan
The Southwest Area Master Plan does not alter the adopted ARTF Future Roads
Plan. That planning process represented an extensive public participation process at
many levels and took place over several years. Since this master plan addresses
primarily land use and design, it was decided early in the process that any attempt to
modify the ARTF plan would be inappropriate.
Staff has been directed, however, by the City Council to explore and make
recommendations on connections and circulation patterns based on the proposed
land uses and urban forms. In addition, the Final Report provides some basic road
patterns and guidelines for future development. Principle 2 of the Final Report also
states that neighborhoods should be connected within and among themselves.
Based on these criteria, the city planning, development review and
transportation/traffic teams have collectively produced a suggested plan for local
street, sub-collector, and collector level roads based on the future land patterns
(Exhibit 4.2). This plan would be supplemental to the road network standards
contained within the design guidelines for future development. As the connections
and circulation plan illustrates, the proposed systems are intended to work in consort
with the adopted ARTF plan1.
Methodology for Plan Development
In development of these road systems, many of the basic assumptions, and
limitations, that emerged from the ARTF Plan were carried over2. Comments
regarding future connections from the neighborhood workshops were also respected.
In essence, the approach that staff took in developing the plan was to assemble
those individual roads or connections that had been approved or recommended
through the development process as well as look at minor neighborhood connections
that could be facilitated by future development.
What staff also considered was avoiding patterns that would facilitate future “cut-
through” traffic. There was also a concerted effort to avoid additional connections to
Agua Fria Road, but where those connections were necessary, try and disperse
traffic to existing secondary or minor arterials or collectors3. No additional future
roads were indicated through or within the Agua Fria THC proper, nor were there any
additional river crossings included. Many of the suggested collectors or local streets
shown connect to the expanded road network as shown in the ARTF plan.
1 The original growth projections that were used during the ARTF Future Roads project were fairly similar to
the projected growth resulting from this process. It is therefore assumed that the ARTF assumptions remain
valid.
2 This includes such issues as a discontinuity of Caja del Rio at the river, no further connections to
Powerline Drive and a continued lack of connectivity along Richards Ave.
3 Alternative connections such as Rufina St., San Felipe and Constellation Drives.
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Southwest Santa Fe The Master Plans
Community Area Master Plan Connections and Circulation Plan
Staff has also provided alternative connections that may prove more appropriate,
depending on how and when development actually occurs. The circulation patterns
are intended to demonstrate conceptually where future roads would most likely be
needed as a result of future development. It does not indicate or portray the actual
physical alignments or traffic loads or capacities. That level of detail would have to
be determined at the time of development. As stated in several of the neighborhood
plans, the level of development intensity would be directly proportional to the
connections proposed, the road capacity of the existing networks or some
combination thereof. This would have to be demonstrated as each development
project is considered. That would include the appropriate road system (i.e., collector
versus sub-collector) as well as actual alignments, however, no roads with capacities
greater than a collector level should be considered if it is not called for in the ARTF
plan. Future traffic signalization is also included as a matter of reference.
Finally, the connection and circulation plan indicates where the major urban trail
spines should be located in order to create a viable pedestrian and equestrian
network. This would include the River Trail4, the Arroyo de los Chamisos Trail, a trail
along Rufina Street that would continue through the drainage easements located
between Country Club MHP and Fairway Village and tie into the River Trail near San
Felipe Road. An added future pedestrian trail has been included that would tie the
Tierra Contenta trail system to those neighborhoods and schools south of Airport
Road. A secondary “loop” trail is also indicated along the proposed South Meadows
arterial that will provide the critical north/south connection between the River and
Rufina trails.
Other than those public or private efforts that are currently underway to acquire trail
easements and/or build trails, future trails and minor trail connections (and their
easements) should be required as part of the development process. This will
encourage the smaller, but essential, neighborhood connections.
4 The main trunk of the River Trail would be located within the 200 foot public access easement on the north
side of the River, with a secondary trail located through the State Land Office on the south side of the river.
This will allow the trail to continue past the NM599 bridge on either the north or south bank. Further river
trail access is being determined as part of the Airport Road Development District Plan.
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Attachment B
Maps & Photos
1. Future Land Use
2. Current Zoning
3. Aerial Photos
4. Topography
5. Utility Connections
6. Vicinity Map