FOFCOL-Case 2026-12048 - Feed Bin-DP-NCauley

Extracted text

City of Santa Fe
Planning Commission
Findings of Fact and Conclusions of Law
Case # 2026-12048
1202 West Alameda Street - Development Plan
Owner’s/Applicant’s Name – Boyd & Alister, LLC
Agent’s Name – Jenkins/Gavin, Inc.
THIS MATTER came before the Planning Commission (Commission) for public hearing
on August 6, 2026 (Hearing) upon the Development Plan application (Application) of
Jenkins/Gavin as Agent for Boyd & Alister, LLC (Applicant).
The Applicant requests approval of a Development Plan for the +/-1.69-acre property
located at 1202 West Alameda Street (Property) pursuant to SFCC Section 14-2.1.A.3.III.b. The
Property is zoned C-2 PUD (General Commercial Planned Unit Development) and is in the
Rivers and Trails Archeological Review District. The Property is the site of the former Feed Bin
store. The +/-1.69-acre property contains two existing buildings with associated parking areas.
Adjacent land uses include the River Trail, Alto Street Park, a City fire station, a church, and the
Casa Solana neighborhood. The Applicant proposes to redevelop the existing buildings into a
mixed-use development while utilizing the existing names associated with the development
consisting of:
(1) Feed Bin: a woodshop with associated storage, co-working space, and three
residential apartments; and
(2) Hay Barn: a full-service restaurant.
After conducting a public hearing and having heard from staff and all interested persons,
the Commission hereby FINDS, as follows:
FINDINGS OF FACT
1. The Applicant requested rezoning of the Property to expand the permitted uses under the
existing PUD in Case #2026-12047. Pursuant to SFCC 1987 Section 14-4.1.A.3.III, the
Applicant must concurrently receive approval of a Development Plan when requesting a
PUD rezoning. This requirement led to the present Application requesting approval of a
final Development Plan for the +/-1.69-acre property at 1202 W Alameda. The Property
is zoned C-2 PUD (General Commercial Planned Unit Development).
2. At the hearing, the Commission received reports from the City’s Land Use Staff,
testimony and evidence from the Applicant, and testimony offered by any interested
members of the public.
3. SFCC 1987 Section 14-2.1 sets out certain procedures to be followed on the Application,
including, without limitation: (a) an Early Neighborhood Notification (ENN) meeting
[SFCC 1987 §14-2.1.B.1.II.b]; and (b) compliance with notice and public hearing
requirements [SFCC 1987 § 14-2.1.B.3.V].
4. The Applicant attended a pre-application conference on December 10, 2025, with City
Land Use Department Staff (City Staff).

Case # 2026-12048
1202 West Alameda Street – Feed Bin Development Plan
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5. The Applicant conducted an ENN meeting for this project. The Applicant gave notice of
the ENN meetings to neighbors and neighborhood associations within 300 feet of the
subject property and posted posters on the subject property.
6. The Applicant held the virtual ENN meeting on February 12, 2026. The ENN meeting
was attended by members of the Applicant team, City Staff, and six members of the
public.
7. City staff reviewed the application, as well as the related materials and information
submitted by the Applicant for conformity with applicable SFCC requirements. Staff
also provided the Planning Commission with a written report of its findings (Staff
Report), which evaluates the factors relevant to the application.
8. Staff recommended that the Commission approve the Development Plan, subject to
certain conditions (the Conditions) and the technical corrections set forth in the Staff
Report and Attachments.
9. Pursuant to SFCC 1987 Section 14-2.2.D.3.I, the Commission has the authority to review
Development Plans.
10. Pursuant to SFCC 1987 14-2.1.F.4.IV.c.1, when the Development Plan is required for
rezonings related to a PUD, the plan is reviewed by the Commission at a public hearing
and then transmitted to the Governing Body with any recommendations.
11. SFCC 1987 Section 14-2.1.F.4 establishes certain procedures for Development Plan
approval including, without limitation, a public hearing by the Commission and a
decision based on the criteria set out in SFCC 1987 Section 14-2.1.F.4.V.
12. SFCC 1987 Section 14-2.1.F.4.IV.b, requires the Applicant to submit plans and other
documentation that demonstrates conformance with applicable provisions of the SFCC
Submittal Requirements.
13. SFCC 1987 Section 14-2.1.F.4.V.b sets out approval criteria for development plans. In
conjunction with these criteria, the Commission finds (a) that approving the development
plan will not adversely affect the public interest; and (b) that the use and any associated
buildings are compatible with and adaptable to buildings, structures and uses of the
abutting property and other properties in the vicinity of the premises under consideration.
14. Pursuant to SFCC 1987 Section 14-2.1.F.4.V.c, the Commission may specify conditions
of approval that are necessary to accomplish the proper development of the area and to
implement the policies of the General Plan.
15. The Commission finds that the conditions and technical corrections set forth in the Staff
Report and attachments are necessary to accomplish the proper development of the area
and to implement the policies of the general plan, and thereby incorporates to these
findings those conditions as Attachment A.
16. The Commission further finds, based in part on oral and written public comment, that
“limiting the development to two stories” is a necessary condition to accomplish the
proper development of the area and to implement the policies of the General Plan, in line
with SFCC 1987 Section 14-2.1.F.4.V.c.18, and modifies Attachment A to include that
condition.
17. After discussion at the public hearing, the Planning Commission voted unanimously to
recommend the Governing Body approve the final Development Plan request subject to
the conditions in Attachment A.

Case # 2026-12048
1202 West Alameda Street – Feed Bin Development Plan
3
CONCLUSIONS OF LAW
Under the circumstances and given the evidence and testimony submitted during the
hearing, the Commission CONCLUDES as follows:
1. All procedural requirements regarding the ENN meeting and notice of public hearing
have been met.
2. The Commission has authority to review the final Development Plan and make
recommendations to the Governing Body.
3. The Applicant met the applicable Submittal Requirements.
4. The Commission finds that the Development Plan meets the necessary approval criteria,
subject to the conditions and technical corrections in Attachment A, as modified by the
Planning Commission.
5. The Governing Body has implemented the General Plan and ordinances to establish
minimum standards for health, safety and welfare affecting land uses and developments
as a means to protect the public interest.
6. This project serves the public interest through revitalizing a vacant property, providing
services, housing, and employment.
7. The Commission finds that the adaptive reuse of the property is compatible with the
diverse nature of the surrounding neighborhood.
WHEREFORE, IT IS ORDERED ON THE 6th DAY OF AUGUST 2026, BY THE
PLANNING COMMISSION OF THE CITY OF SANTA FE:
Considering the foregoing findings and conclusions, the Commission recommends the
Governing Body approve the development plan for the Property, as requested in the application
for Case # 2026-12048, subject to the Conditions in Attachment A, as modified by the
Commission. The Development Plan shall expire three years after issuance of this final action
unless actual development of the site or off-site improvements has begun and is continued
pursuant to SFCC 1987 Subsection 14-2.1.F.4.V.h.3.
_________________ _____________
Janet Clow, Chair Date
FILED:
______________________ ______________
Geralyn F. Cardenas Date
City Clerk

Case # 2026-12048
1202 West Alameda Street – Feed Bin Development Plan
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APPROVED AS TO FORM:
_________________________ ______________
Natalie Cauley Date
Assistant City Attorney

Attachment A-1
REVISED August 6, 2026
Table of Conditions of Approval and
Technical Corrections
A-1: Table of Conditions of Approval
A-2: Table of Technical Corrections
A-3: Development Review Team Compiled Comments
• Land Use
• Fire Protection
• Parks & Open Space
• Water Division
• Water Resources
• Wastewater Division
• Environmental Services

Land Use Department Case #: 2026-12047 & 12048
Planning Commission Staff Report 1202 W. Alameda St.
Case 2026-12047 & 12048 – 1202 W. Alameda St. Page 2 of 4
Planning Commission August 6, 2026, Meeting
Attachment A-1
TABLE OF CONDITIONS OF APPROVAL Department
To be
completed
by:
A.
Case #2026-12047: The Planning Commission recommended “to the
Governing Body that they approve the rezone request subject to the
Conditions of Approval and Technical Corrections as outlined in the Staff
Report with the additional condition that the Applicant be limited to two
stories.”
Planning
Commission
Prior to
Recordation
B.
Case #2026-12048: The Planning Commission recommended “the
Governing Body approve the Development Plan subject to the Conditions of
Approval and Technical Corrections outlined in the Staff Report with the
added condition of limiting the development to two stories.”
Planning
Commission
Prior to
Recordation
1
Approval of the final Development Plan (Case #2026-12048) by the
Planning Commission shall be considered preliminary until the Governing
Body approves the new PUD proposed in Case
#2026-12047.
Land Use
Prior to
Governing
Body
2 Provide a copy of the meeting notes from the ENN Land Use
Prior to
Planning
Commission
Hearing
3 Provide explanations on how each architectural point criterion is met by this
project Land Use
Prior to
Planning
Commission
Hearing
4 New lot must be addressed Land Use
Prior to Lot
Split
Recordation
5 Architectural elevations should be in color with stucco color identified for
digital DRT review. Land Use Prior to
Recordation
6 Architectural elevations should be in black and white (line work) for
recording. Land Use Prior to
Recordation
7
Condition to Case #2027-12047: In alignment with the purpose of SFCC
Section 14-7.5.G, “EV Charging Space Requirements,” staff requires the
following EV charging spaces on any new development of the premise of
this site established via the PUD. New developments that require 25 or
more parking spaces must provide a minimum of 10% EV-capable parking
spaces and 3% EV-installed spaces, in alignment with the “Retail and
Personal Service” line of SFCC Table 7-6.
Land Use
Prior to
Planning
Commission
Hearing

Land Use Department Case #: 2026-12047 & 12048
Planning Commission Staff Report 1202 W. Alameda St.
Case 2026-12047 & 12048 – 1202 W. Alameda St. Page 3 of 4
Planning Commission August 6, 2026, Meeting
8 Shall comply with the most currently adopted International Fire Code (IFC)
and adopted city ordinances upon building permit approval. Fire
Prior to
Building
Permit
9 DP-100: Notarized Stormwater Agreement should include inspection and
maintenance language also.
Public Works /
Parks & Open
Space
Prior to
Planning
Commission
Hearing
10
Ponds drain parking lot runoff directly to river without pretreatment. This will
require a stormwater quality volume calculation to determine volume of
water that must be managed onsite, regardless of predevelopment
hydrology controls. See volume calculation.
Public Works /
Parks & Open
Space
Prior to
Planning
Commission
Hearing
11
Culverts to river require outfall protection and energy dissipation to avoid
erosion. Public Works /
Parks & Open
Space
Prior to
Planning
Commission
Hearing
12
Dumpster/Grease Traps/Recycling: these facilities are at back of property
along river; developers should make sure this has a lip and fencing so that
any liquids or floatables are contained to this area and do not trespass to
river corridor.
Public Works /
Parks & Open
Space
Prior to
Planning
Commission
Hearing
13
Developers should refer to City’s preferred tree and plant list as this is near
the SF River; developers should avoid aggressive/invasive ornamentals
that may establish within river corridor.
Public Works /
Parks & Open
Space
Prior to
Planning
Commission
Hearing
14 An approved Agreement to Construct and Dedicate (ACD) will be required
for new fire and domestic water services Water Division
Prior to
Public
Hearing
15 An approved Water Plan will be required for all new public water
infrastructure and fire services. Water Division
Prior to
Public
Hearing
16
A separate irrigation meter will be required if the total landscaped area is
1,000 square feet or greater. An approved backflow prevention device shall
also be installed beyond the meter on any new irrigation service
Water Division At the time of
Development
17
Any re-grading of site over existing water mains shall maintain a minimum
of 4 feet of cover and not exceed 5 feet of cover. Depth of existing main to
be adjusted to maintain a minimum of 4 feet of cover and not exceed 5 feet
of cover if site grading impacts these depth requirements.
Water Division At the time of
Development
18
An approved Development Water Budget including a 9.8% contingency per
SFCC 14-8.13(E)(1) will be required. A technical evaluation request for a
Development Water Budget needs to be submitted to the City Water
Division for review.
Water
Resources
Prior to
Planning
Commission
Hearing

Land Use Department Case #: 2026-12047 & 12048
Planning Commission Staff Report 1202 W. Alameda St.
Case 2026-12047 & 12048 – 1202 W. Alameda St. Page 4 of 4
Planning Commission August 6, 2026, Meeting
19
An Agreement to Construct and Dedicate (ACD) from the Water Division
will be required for all new public water infrastructure or fire services. An
approved Development Water Budget, including Landscape Irrigation
Budget and a 9.8% Contingency is required prior to processing the ACD.
Water
Resources
Prior to
Building
Permit
20 Each lot shall be served by separate water service at the time of
development.
Water
Resources
Prior to
Building
Permit
21 An agreement for metered service (AMS) will be required to install new
services, including water offset fees
Water
Resources
Prior to
Building
Permit
22
If a sewer service connection is proposed at Lot 1-A-2, a utility easement
shall be granted in favor of Lot 1-A-1 to allow for proper access and
maintenance.
Wastewater
Prior to
Planning
Commission
Hearing
23
If the sewer service is intended to be shared between properties, a
recorded Shared Sewer Agreement shall be filed with the County and a
copy provided to the Wastewater Management Division for recordkeeping.
Wastewater
Prior to
Building
Permit
Approval
24
Please confirm whether all feasible options for connecting to the public
sewer have been fully evaluated. Additionally, identify where the existing
structure on Lot 1-A-1 was previously connected to the sewer system.
Wastewater
Prior to
Building
Permit
Approval
25
Existing trash enclosure was not built to code. Applicant shall redesign to
bring the enclosure up to code, including openings be 12 ft wide when
open. (SFCC 21-4.6, Exhibit A.1 or A.2)
Environmental
Services
Prior to
Planning
Commission
Hearing
26 All development plan, infrastructure, and architectural plan sheets shall be
updated to show EV charging spaces Land Use Prior to
Recordation