FOFCOL-Case 2026-12047 - Feed Bin_Rezone_NCauley

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City of Santa Fe
Planning Commission
Findings of Fact and Conclusions of Law
Case # 2026-12047
1202 West Amadea Street – Rezone
Owner’s/Applicant’s Name – Boyd & Allister, 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 Rezone application (Application) of Jenkins/Gavin, Inc as
Agent for Boyd & Allister, LLC (Applicant).
The Applicant requests approval to rezone the approximately 1.69-acre property located
at 1202 West Alameda Street (the “Property”) from C-2 PUD (General Commercial Planned
Unit Development), with an existing permitted use limited to a “feed bin store”, to C-2 PUD
(General Commercial Planned Unit Development) with expanded permitted uses to include:
residential; retail; food and beverages; office; woodshop (light assembly and manufacturing);
storage; and arts and crafts studio, gallery, or school.
After conducting a public hearing and having heard from staff and all interested persons, the
Planning Commission hereby FINDS, as follows:
FINDINGS OF FACT
1. The Applicant property is approximately 1.69 acres, located at 1202 West Alameda
Street.
2. The Applicant sought a rezoning from C-2 PUD, with a permitted use of “feed bin store”
only, to C-2 PUD, with permitted uses of residential; retail; food and beverages; office;
woodshop (light assembly and manufacturing); storage; and arts and crafts studio,
gallery, or school.
3. SFCC 1987 Section 14-2.1.D.3.VII sets out approval criteria and requires the
Commission to make complete findings of fact sufficient to show that these criteria have
been met before recommending the Governing Body approve a rezoning.
4. SFCC 1987 Section 14-2.1 sets out certain procedures to be followed on the Application,
including, without limitation, (a) a pre-application conference [SFCC 1987 §14-2.l.B.1];
(b) an Early Neighborhood Notification (“ENN”) meeting [SFCC 1987 § 14-
2.1.B.1.II.b]; and (c) compliance with notice and public hearing requirements [SFCC
1987 §14-2.1.B.3.V].
5. The Applicant attended a pre-application conference on December 10, 2025.
6. The Applicant conducted an ENN meeting on February 12, 2026, virtually via Zoom. The
Agent, Applicant, and City land use staff (“Staff”) attended the ENN meeting. Six
members of the public attended the ENN meeting.
7. The Applicant effected notice by: mailing out notice via first-class mail to property
owners within 300 feet of the subject property on January 28, 2026; mailing out notice
via certified mail to those within 100 feet; e-mailing neighborhood associations within

Case # 2026-12047
1202 West Alameda Street – Feed Bin Rezone
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300 feet; and posting the required City sign on the property from January 28, 2026 to
February 12, 2026.
8. 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.
9. Staff recommended that the Commission approve the rezoning Application request.
10. SFCC 1987 Section 14-2.1.D.3.VI sets out procedures for rezoning and requires the
Commission to hold a public hearing, review the Application, and make a
recommendation to the Governing Body.
11. On August 6, 2026, the Planning Commission held a public hearing on the Application.
12. Prior to and during the hearing, written and spoken public comment were submitted to
the Planning Commission advocating for a height restriction on the Property to enable
conformity with the surrounding neighborhood.
13. Pursuant to SFCC 1987 Section 14-2.1.D.3.VII.a.1.iii, the Commission finds that the
Applicant’s Rezoning request would retain the existing commercial zoning of the property
but expand the allowed permitted uses in a manner that is advantageous to the community,
as articulated in the General Plan.
14. Pursuant to SFCC 1987 Section 14-2.1.D.3.VII.a.2, the Commission finds that all the
rezoning requirements of Chapter 14 have been met.
15. Pursuant to SFCC 1987 Section 14-2.1.D.3.VII.a.3, the Commission finds that the
Rezoning is consistent with applicable policies of the General Plan, including the future
land use map’s designation for the area as Public/Institutional.
16. Pursuant to SFCC 1987 Section 14-2.1.D.3.VII.a.4, the Commission finds the Rezoning
and proposed uses are 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.
17. Pursuant to SFCC 1987 Section 14-2.1.D.3.VII.a.5, the Commission finds that 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 expanded PUD zoning request.
18. Although such findings are not necessary because the proposed change is consistent with
applicable General Plan policies, the Commission also finds, pursuant to SFCC 1987
Section 14-2.1.D.3.VII.b:
a. The prevailing use and character of the area is primarily mixed-use and includes a
variety of civic, recreational, commercial, and residential uses. The expansion of the
PUD permitted uses is therefore compatible with the area.
b. The property is less than two acres in size, however, the underlying zoning of C-2
will not be affected. Only the uses under the PUD will be expanded.
c. The increase in the PUD allowable uses will benefit the surrounding landowners and
general public of the neighborhood community, as evidenced by the public comment
provided at the hearing.
19. 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.
20. The Commission further finds, pursuant to SFCC 1987 Section 14-2.1.B.4.V.d.2, based

Case # 2026-12047
1202 West Alameda Street – Feed Bin Rezone
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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, and modifies Attachment A to include that
condition.
21. Based on these findings, the Planning Commission voted unanimously in favor of the
motion to recommend the Governing Body approve the Rezoning request, subject to the
conditions and technical corrections in Attachment A.
CONCLUSIONS OF LAW
Under the circumstances and given the evidence and testimony submitted during the
hearing, the Commission CONCLUDES as follows:
1. The Applicant has the right under the SFCC to propose the rezoning of the Property.
2. All procedural requirements regarding the pre-application conference, ENN meeting, and
notice of public hearing have been met.
3. The Applicant met the applicable Submittal Requirements.
4. The Commission has the authority to review and recommend the Governing Body approve or
deny the rezoning request.
5. The Commission finds that the conditions in Attachment A, as modified by the Commission,
are necessary to fulfill all rezoning approval criteria.
6. The Commission finds that the Application to rezone the Property from C-2 PUD, with a
permitted use of feed bin store only, to C-2 PUD, with permitted uses of residential; retail;
food and beverages; office; woodshop (light assembly and manufacturing); storage; and arts
and crafts studio, gallery, or school, fulfills all rezoning approval criteria, including
alignment with General Plan theme and policies, subject to the conditions specified.
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 rezone request for the Property, as described in the Application for Case #2026
– 12047, subject to the conditions in Attachment A, as modified by the Commission.
_________________ _____________
Janet Clow, Chair Date
FILED:
______________________ ______________
Geralyn F. Cardenas Date
City Clerk

Case # 2026-12047
1202 West Alameda Street – Feed Bin Rezone
4
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