Attachment_D_May 7 2026_Planning Commission Minutes

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REGULAR MEETING OF THE
PLANNING COMMISSION
May 7, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, May 7, 2026
Page 1 of 9
Chair Clow called the meeting to order at 6:02 p.m.
A. ROLL CALL
Commissioners Present:
Chair Janet Clow
Vice Chair Peter Smith
Commissioner Thomas (TJ) Rieland
Commissioner Piper Kapin
Commissioner Sasha McGhee
Commissioner Gurushabad Mirando
Commissioner Kelly McReynolds
Commissioner Scott Barber
B. PLEDGE OF ALLEGIANCE
Commissioner McReynolds led the Pledge of Allegiance.
C. APPROVAL OF AGENDA
MOTION: Commissioner McGhee moved, seconded by Vice Chair Smith, to
approve the agenda, as presented.
It was later agreed to hear Staff Communications before New Business.
VOTE: The motion was approved on the following roll call vote:
For:
Vice Chair Peter Smith
Commissioner Sasha McGhee
Commissioner Gurushabad Mirando
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Kelly McReynolds
Commissioner Scott Barber
Against: None
Abstain: None

REGULAR MEETING OF THE
PLANNING COMMISSION
May 7, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, May 7, 2026
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D. APPROVAL OF MINUTES
There were no minutes to approve.
E. APPROVAL OF FINDINGS/CONCLUSIONS
There were no findings and conclusions to approve.
F. NEW BUSINESS
1. Case #2025-10766. 2780 South Meadows Road, General Plan Amendment.
Sommer, Karnes & Associates LLP, Agent for Montoya y Garcia LLC, Applicant,
request the Planning Commission recommend approval to Governing Body for a
general plan amendment to change the Future Land Use Map designation affecting
portions of land on three contiguous parcels totaling +/- 0.70 acres of land from
"Very Low Density" to "Low Density". The parcels are located within the River &
Trails Archeological Review District and Southwest Santa Fe Community Area
Master Plan. Case Planner, Joel Cruz-Haber (jacruzhaber@santafenm.gov).
Cases 2025-10766 and 2025-10767 were presented together.
George Terry, Senior Planner, presented the cases and the staff recommendation. Staff
recommended that the Planning Commission recommend that the Governing Body
approve Case #2025-10766, General Plan Amendment and Case #2025-10767,
Rezoning.
Karl Sommer, the agent, P.O. Box 2476, Santa Fe, was sworn in. He noted that the
applicants have significant experience in creating local housing.
Commissioner Mirando requested clarification regarding staff’s statement that Criterion
F is not fully met. Mr. Terry responded that the staff has limited scope for review, as no
development plan has been proposed.
MOTION: Commissioner Mirando moved, seconded by Vice Chair Smith, to approve
Case #2025-10766, with the technical corrections and conditions provided by
staff.
VOTE: The motion was approved on the following roll call vote:

REGULAR MEETING OF THE
PLANNING COMMISSION
May 7, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, May 7, 2026
Page 3 of 9
For: Vice Chair Peter Smith
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Gurushabad Mirando
Commissioner Sasha McGhee
Commissioner Kelly McReynolds
Commissioner Scott Barber
Against: None
Abstain: None
2. Case #2025-10767. 2780 South Meadows Rd, Rezoning. Sommer, Karnes &
Associates LLP, Agent for Montoya y Garcia LLC, Applicant request the Planning
Commission recommend approval for a Rezone request from R-3 (Three Dwelling-
Units Per Acre) to R-6 (Six Dwelling-Units Per Acre) affecting three contiguous
parcels totaling +/- 7 acres of land. The parcels are located within the River & Trails
Archeological Review District and Southwest Santa Fe Community Area Master
Plan Case Planner, Joel Cruz-Haber (jacruzhaber@santafenm.gov).
This item was heard with Case 2025-10766.
MOTION: Commissioner McGhee moved, seconded by Commissioner Barber, to
approve Case #2025-10767.
VOTE: The motion was approved on the following roll call vote:
For: Vice Chair Peter Smith
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Sasha McGhee
Commissioner Gurushabad Mirando
Commissioner Kelly McReynolds
Commissioner Scott Barber
Against: None

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PLANNING COMMISSION
May 7, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, May 7, 2026
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Abstain: None
3. Case #2025-11625. 1335 Camino de Jacobo Development Plan. Autotroph, agent
(“Agent”) and applicant (“Applicant”), for the County of Santa Fe, owner (“Owner”),
requests approval of a two-phased Development Plan, to construct two 45’ high,
four-story buildings, and one 28.5’ high building totaling 146,253 square feet of new
construction. The uses include a 156-unit multi-family community with a daycare
facility. The subject properties comprise 5.92 +/- acres, located within the Suburban
Archaeological Review District, and are zoned C-2 (General Commercial). Claudia
Kath, Case Manager (cmkath@santafenm.gov).
Ms. Kath presented the case and the staff recommendation. Staff recommended
approval of the development plan for Case #2025-11625, subject to conditions of
approval and technical corrections noted in Attachment A of the staff report, as well as
an additional condition that the final approval of the development plan occur at the time
of recordation of the development plan at the County Clerk’s office with signatures of the
Planning Commissioners, City Engineer, Planning Manager, Water Division, and
Affordable Housing.
Dan Esquibel, Planning Manager, noted that the Land Use Director may sign in place of
the City Manager.
Chair Clow inquired whether the permitting would need to be completed by August 31,
2026. Mr. Esquibel responded that this is correct.
Chair Clow inquired regarding the development review team (DRT) concerns. Mr.
Esquibel responded that DRT and the land use department were among a large body of
people who review the application for their own components. The land use department
deals with matters such as construction and design, roadway elements, and drainage.
There are conditions that elements of Jacobo Road must be implemented during the
construction process.
Chair Clow inquired regarding the parking deviation and noted the lack of balconies.
Heather Lamboy, Land Use Director, responded that she received the parking deviation.
The applicant submitted the application before the new code was adopted. The parking
configuration complies with the current code but not with the old code. Balconies are
required under the current code but not under the old code. Mr. Esquibel added that the
project meets open space requirements.

REGULAR MEETING OF THE
PLANNING COMMISSION
May 7, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, May 7, 2026
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Vice Chair Smith inquired regarding the proposed building colors.
Alexander Dzuric, 222 East Marcy Street, Santa Fe; Jenn Lopez, 224 Hermosa Circle,
Durango Colorado; and Greg Shaffer, 102 Grant Avenue, Santa Fe, were sworn in.
Mr. Dzuric, the agent, Autotroph Inc., introduced the project team and shared the project
overview.
Ms. Lopez, Project Moxie, noted her availability to answer questions regarding the
financing of the project. The project would primarily serve those earning between
$20,000 and $70,000 per year.
Mr. Dzuric shared additional project details, including the roadway infrastructure and
pedestrian connections. He shared renderings of the proposed buildings, noting that
color was used to break up the massing of the buildings. Warm shades of brown and
tan were proposed. Water will be captured for storage and irrigation.
Mr. Dzuric expressed approval of most of the conditions of approval, with some
exceptions. He proposed alternate language to Condition 18: Santa Fe County shall
provide adequate assurances, acceptable to the city of Santa Fe, that adequate
resources have been budgeted and are currently available to fund the cost estimate
required by Condition 17, which may be in the form of an intergovernmental agreement
between the two governmental entities or other mutually acceptable means.
Mr. Dzuric proposed alternate language to Condition 19: The applicant shall coordinate
with city staff on establishment of design criteria for the improvement of Camino de
Jacobo, allowing for flexibility in design to accommodate existing conditions and
available right-of-way width. The improvement of Camino de Jacobo, in conjunction with
the Nueva Acequia development plan, shall safely meet the transportation needs of all
users, including pedestrians of all ability levels, bicyclists, and motorists.
Mr. Dzuric requested that Conditions 21, 22, 23, 25, and 26 be removed, as they are
beyond the mitigation scope of the project.
Mr. Shaffer, Santa Fe County Manager, clarified that the issue is not that the county
cannot legally provide a financial guarantee; rather, it is not the typical way the county
conducts business when funding projects with other governmental entities.
Chair Clow requested that the city respond to the statements and requests of Mr.
Shaffer and Mr. Dzuric. Mr. Esquibel responded that there are multiple ways for an

REGULAR MEETING OF THE
PLANNING COMMISSION
May 7, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, May 7, 2026
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applicant to accommodate infrastructure requirements. The financial guarantee is a
requirement under the ordinance established by the governing body, and no variances
were requested. He suggested amending the additional staff condition to allow the Land
Use Director to work with the county on solutions for financing and the bicycle lanes.
Chair Clow inquired whether Conditions 21, 22, 23, 25, and 26 could be removed. Mr.
Pacheco responded that a memorandum was just issued that eliminates those
conditions. The traffic impact analysis will also need to be updated and revised for staff’s
technical corrections, and that will be communicated. Chair Clow inquired whether the
memorandum could be included in the record. Mr. Esquibel responded that the traffic
division and land use department work from different perspectives, and variances were
not on the agenda. He agreed to draft a condition that would allow the Land Use
Director to work with the county in order to complete all requirements without
compromising regulations. Ms. Lamboy clarified that the entire team would work on
these matters.
Chair Clow requested confirmation that the Santa Fe City Housing Authority was
contributing $1.5 million toward the project. Ms. Lamboy responded that this is correct.
Commissioner Kapin inquired whether the bicycle lanes on San Alberto and San Ignacio
would be designed with pedestrian connectivity. Mr. Dzuric responded that there would
be combination pedestrian and bicycle paths. Commissioner Kapin inquired whether
they would extend to Airport Road. Mr. Dzuric shared the locations of the proposed
sidewalks and bicycle lanes on the slide, noting that there may be future plans for
connectivity to Airport Road, but it is not currently part of the project.
Commissioner McGhee expressed approval of the project and inquired regarding the
childcare center. Mr. Dzuric responded that he is unsure of the schedule, as the team is
working to secure funding for the childcare center. A location has been allocated to it.
Commissioner Mirando inquired regarding the estimated construction cost per square
foot. Mr. Dzuric responded that the estimated cost is $250 per square foot, plus or
minus $50.
Daniel Werwath, 1611 Camino Porvenir, Santa Fe, expressed support for the project
and suggested that developers of affordable housing not be required to fund and build
public infrastructure to the degree that other developers are required to do so.
Commissioner Kapin inquired regarding the proposed amenities for seniors. Mr. Dzuric
responded that there would be a space for cornhole and other activities, a covered
outdoor gathering area, and benches.

REGULAR MEETING OF THE
PLANNING COMMISSION
May 7, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, May 7, 2026
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Commissioner Barber inquired regarding the collected rainwater and underground
reservoir. Mr. Dzuric responded that the water would not be recycled for irrigation;
rather, it would be retained for 24 hours and allowed to overflow and infiltrate the site. It
is hoped that passive irrigation can be built into the water’s route from the roof.
Mr. Esquibel noted that staff’s additional condition of approval was modified as follows:
Final approval of the development plan will occur at the time of recordation of the
development plan at the County Clerk’s office with signatures of the Planning
Commissioner, City Engineer, Planning and Land Use Director, Planning Manager,
Water Engineer and Affordable Housing.
a) The Planning and Land Use Director shall be allowed to continue working with
the county to mitigate impacts and coordinate development review and approval,
allowing for alternative means of compliance for the roadway, bike lane, and
traffic impacts, and the implementation and modification of conditions without
returning to the Planning Commission for approval, and
b) Removal of Conditions 17 and 18.
Mr. Dzuric indicated that the condition was acceptable.
MOTION: Commissioner Kapin moved, seconded by Vice Chair Smith, to approve Case
#2025-11625, Camino de Jacobo Development Plan, subject to the conditions
read into the record and agreed upon by the applicant, staff, and county.
VOTE: The motion was approved on the following roll call vote:
For: Vice Chair Peter Smith
Commissioner TJ Rieland
Commissioner Piper Kapin
Commissioner Gurushabad Mirando
Commissioner Sasha McGhee
Commissioner Kelly McReynolds
Commissioner Scott Barber
Against: None
Abstain: None
G. STAFF COMMUNICATIONS
Ryan Handy, Headwater Economics, speaking via teleconference, shared a presentation

REGULAR MEETING OF THE
PLANNING COMMISSION
May 7, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, May 7, 2026
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called Living With Wildfire: Risk, Resilience, and Our Economic Future.
Chair Clow inquired whether cities are requiring owners and neighborhoods to clean up
their areas. Ms. Lamboy responded that inspectors cite properties for weeds and trash.
Vice Chair Smith inquired regarding advantages to Santa Fe’s historic construction style.
Ms. Handy responded that Santa Fe’s historic construction style is comparatively fire
resistant, as it uses concrete-based stucco and adobe, which are non-combustible. Santa
Fe architecture typically lacks wooden siding and roofs. Wooden beams and vigas do not
ignite quickly. Vulnerabilities include coyote fencing and certain vegetation, especially
piñon-juniper trees, which are highly flammable but popular in Santa Fe, particularly close
to homes.
Commissioner Kapin inquired whether requirements or incentives for fire-resistant
retrofitting are being considered for the current code update. Ms. Lamboy responded that
staff have spoken with the fire department and insurance companies regarding this issue;
a code framework is needed.
Chair Clow noted that an insurance company recently requested that piñon trees be
removed from a property; however, the city did not allow them to do so, as it is not
permitted to cut piñons of certain sizes. This part of the code may need to be
reconsidered. Ms. Lamboy expressed agreement, noting that staff has worked with the fire
department regarding fire breaks.
Commissioner McReynolds noted that owners of properties near arroyos have begun
experiencing issues sourcing insurance coverage. Ms. Handy responded that the Marshall
Fire in Colorado affected an urban area near a grassy open space. Insurance companies
have taken note of this.
H. MATTERS FROM THE COMMISSION
Commissioner Kapin noted that the issue of developers of affordable housing being
required to fund public infrastructure merits further discussion as the new code and
general plan are discussed.
Vice Chair Smith expressed interest in reviewing a list of ways the applicant for Case
#2025-11625 achieved a cost of $250 per square foot. Chair Clow noted that eliminating
balconies, which are required under the new code, saved significant costs. Vice Chair
Smith suggested that credit unions and local banks may be able to provide supported
loans rather than bonding.

REGULAR MEETING OF THE
PLANNING COMMISSION
May 7, 2026, AT 6:00 PMMINUTES
PLANNING COMMISSION MEETING
Thursday, May 7, 2026
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Mr. Esquibel asked how many Commissioners would be able to attend the workshop on
May 21, 2026, at 6:00 p.m. There will be a quorum.
I. ADJOURNMENT
8:19 P.M.
Liaison Chair