1. 338 Orchard Drive Staff Report

Extracted text

City of Santa Fe, New Mexico
DATE: September 8, 2026
TO: Historic Districts Review Board Members
VIA: Heather Lamboy, AICP, Planning & Land Use Department Director
Maggie Moore, Assistant Land Use Director, MM
FROM: Lani McCulley, Senior Planner, Historic Preservation Division, LJM
2026-012976-HDRB. 338 Orchard Dr., Downtown & Eastside Historic District.
Contributing. Osage Design Studio, agent for Anita Alarid, owner, requests a historic status
review with primary facade(s) designation, if applicable, for a residential structure.
REFERENCE ATTACHMENTS (Sequentially):
CITY SUBMITTALS
District Standards & yard wall
& fence standards.
x Historic Inventory Form
x Zoning Review Sheet
x Other: [area aerials]
APPLICANT SUBMITTALS
x Proposal Letter
x Site Plan/Floor Plan
x Elevations
x Photographs
x Other: [2026 HCPI]

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STAFF RECOMMENDATION:
Staff recommends the historic status of the structure be maintained as contributing, with the north and west
elevations (R1 and R7), including the portal, as the primary façades, per 14-4.6(C) Designation of Significant,
Contributing or Noncontributing Status Within Historic Districts.
Sample motions:
a. In case 2026-012976-HDRB, for 338 Orchard Drive, retain/designate the main residence as contributing
and designate facades (R1 and R7) as primary façades.
Figure 1: Property Location
BACKGROUND & SUMMARY:
Site Description:
The property at 338 Orchard Drive has been under several addresses, including 338 ½ Orchard Drive and 338 ½
East De Vargas Street. The 1984 Historic Cultural Properties Inventory shows the residence as the East De Vargas
Street address. The residence sits just south of the Alarid house to the north at 338 East De Vargas Street and was
once part of that property, which may explain the addressing issues.

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The property reaches from Orchard Drive to Paseo de Peralta. The eastern portion of the property is currently a
parking area with a parking agreement. The entire lot was originally a portion of an orchard that belonged to the
Chapman family and reached much further than its current space. The land was slowly subdivided and sold off
throughout the years.
Figure 2: The Residence Northwest Corner
The 1931 Adobe territorial-style residence is currently listed as contributing to the Downtown and Eastside
Historic District. The residence is known as the Constanct and Ruby Chapman House. The roof is flat with a
three-course brick coping.
The windows of the residence are primarily double-hung, three-over-one above a single-lite sash with separate
window screens. There is a non-historic vinyl window on the south that is not typical of the residence and was
installed at an unknown date. The exterior doors are wood with glazing. The doors and windows are painted in a
turquoise color.
A portal sits on the north elevation. The portal is supported by painted wood columns, a wood header, exposed
roof vigas, and corbels. The floor of the portal is high concrete with two sets of concrete steps. There is a visible
dip in the roof line from the floor slab settling. The original porch had masonry columns on either corner with a
header, a wood column, and corbels in the center. The design is evident in the 1984 Historic Cultural Properties
Inventory image.

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Figure 3: Portal Columns 1930s and 2026
The screened porch on the east elevation is not original to the house but was constructed by 1958. It appears on
aerials to change in size over time. It is currently constructed of vertical wood siding with framed fixed screened
windows, a sloped shed roof with galvanized metal drip edge.
The west elevation houses a low stuccoed chimney stack, and on the south elevation, a small basement window
at grade is visible and is the only indication that there is a partial cellar under the residence.
The property is lined with a coyote fence on the east, which separates the residence from the commercial parking
lot, and a wood and chain link fence along the south property line. A board fence lines the north and west property
lines.
The property has been in the Chapman/Alarid family since its construction in 1931 by Ruby Gonzales Chapman
and Constant R. Chapman. Their daughters Anita Chapman Alarid and her younger sister Adalida Chapman were
raised in the house. Anita’s granddaughter, Christina Martinez, is the current owner and resident, raising her
daughter Sofie in the house. The house has continually been in the family for eighty years.
PREVIOUS CASE SUMMARIES:
ARC:
No archaeological clearance has been issued for the property.
HDRB:
No cases from the Historic District Review Board were found for the property.
ADMINISTRATIVE:
A re-roof was approved administratively in 2023 under case 2023-007294-ADMIN.

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Figure 4: North Elevation Image from 1984 HCPI
APPLICANT’S REQUEST:
The applicant proposes the following exterior alterations:
1) Status Review with primary façade designation, if applicable, for a residential structure.
The house has retained its historic footprint, main design features, and openings from its construction date. It
continues to convey its historic period and original design. Though it is associated with four generations of the
family, it is not enough to define a status of significance. Therefore, staff recommends the residence remain with
a contributing status. Though the portal on the north has changed slightly, it is the strongest architectural feature
of the structure. The portal is documented in period photographs and reflects the family’s use of the residence.
The west elevation is the most publicly visible and retains the original window openings and continues to express
the historic character of the structure. Therefore, staff would recommend the north and west elevations as primary
facades, including the north portal.

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Figure 5: Façade Diagram
RELEVANT CODE CITATIONS:
14-4.6 HISTORIC DISTRICTS
A. General Provisions
1. Purpose
In order to promote the economic, cultural, and general welfare of the people of Santa
Fe and to ensure the harmonious, orderly, and efficient growth and development of
the City, the Governing Body deems it essential to preserve the qualities relating to
the history and culture of Santa Fe, maintain a harmonious outward appearance in
order to preserve property values, and attract residents and tourists alike. The specific
purposes of this section are to preserve qualities relating to the history of Santa Fe,
such as the following:
I. Continue the existence and preservation of historic areas and buildings;
II. Continued construction of buildings in Santa Fe's historic styles; and
III. General harmony as to architectural style, form, color, height, proportion, texture,
and material between buildings of historic design and those of more modern
design.
B. Buildings with Significant or Contributing Historic Status

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l. Purpose
Historic designation is intended to address the following:
I. Recognizing each structure as a physical record of its time, place, and use.
II. Preventing changes that create a false sense of historical development, such as the
addition of conjectural features or architectural elements from other buildings;
III. Preserving and retaining changes to structures that have acquired historic
importance in their own right, recognizing that most structures change over
time;
IV. Preserving distinctive features, finishes, and construction techniques or
examples of craftsmanship that characterize a structure; and
V. Avoiding making new additions and related or adjacent new construction in such a
manner that, if removed in the future, the original form and integrity of the historic
property and its environment would be unimpaired.
2. Designation of Significant, Contributing, or Noncontributing Status
I. Status Designation
Structures within historic districts may be designated a status of "significant,"
"contributing," or "noncontributing," as defined in Section 14-9.3, General
Definitions. Staff shall maintain a record of the current status of structures
located in the historic districts.
II. HDRB Authority to Review Status Designation
a. The HDRB may change the status of a structure or designate a status for a
structure that has no status designated.
b. A change in status or the designation of a status shall be based upon an
evaluation of data provided through survey or other relevant sources of
information and the definitions of "significant," "contributing," or
"noncontributing."
c. When the HDRB designates a structure as contributing, it shall also specify
which facades of the structure are primary.
Ill. Initiation of Review of Status Designation
The Board may review the status designation in response to the following:
a. An application for construction or demolition as set forth in Section 14-5.2 as
follows:
1. Prior to the application being placed on a board agenda or prior to
issuance of a construction permit, if Board approval is not required,
staff shall determine whether the board should review the status of the
structure. Staff's determination shall be made within thirty days of
submitting the application. If staff's determination is not completed
within thirty days, the application shall be forwarded to the board.
Review by the board as to the structure's status shall be made at the
earliest practicable date. The board or staff (as applicable) may consider
the application immediately following the determination of

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status. The application shall be reviewed based upon the status of the structure
following the determination of status.
2. Prior to action by the board on the application, the board itself may
decide to review the status of the structure. The board's determination
as to the status shall be made within forty-five days of the decision of
the board to review the status. The board or staff (as applicable) may
consider the application immediately following the determination of the
status. The application shall be reviewed based upon the status of the
structure following the determination of status.
b. Request from the property owner;
c. A request initiated by the city. Staff shall notify the property owner prior to
initiating the request.
IV. Notice of HDRB's Review of Status
a. Unless the review is requested by the property owner, staff shall mail notice to
the property owner of the subject property no less than 15 days prior to the
HDRB's review of a change in or designation of status.
b. In addition, staff shall send notice, by first-class mail, to all property owners
within one hundred (100) feet of the subject property no less than fifteen days
prior to the board's review of a change in or designation of status if the review
may result in the lowering of the structure's status. Staff shall retain an affidavit
of mailing.
c. With the consent of the property owner, the city shall have posted on the
property a poster obtained from the planning and land use department.
Otherwise, the city shall post the poster at the nearest place available to the
city. Such poster shall be securely posted, prominently displayed, and visible
from a public street, at least fourteen days prior to the scheduled board hearing.
The posting shall indicate the nature of the application, identification of the
property affected, and the time, date, and place of the hearing. The poster shall
be removed within thirty days of final action. Failure to do so may result in the
city removing the sign at the applicant's expense. A civil fee of fifty dollars
($50.00) will be charged.
NONCONTRIBUTING STRUCTURE
A structure, located in a historic district, that is less than 50 years old, or that does not exhibit sufficient
historic integrity to establish and maintain the character of the Historic district.
CONTRIBUTING STRUCTURE
A structure, located in a historic district, approximately 50 years old or older that helps to establish and
maintain the character of that historic district. Although a contributing structure is not unique in itself, it
adds to the historic associations or historic architectural design qualities that are significant for a district.
The contributing structure may have had minor alterations, but its integrity remains.

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SIGNIFICANT STRUCTURE
A structure located in a historic district that is approximately 50 years old or older, and that
embodies distinctive characteristics of a type, period, or method of construction. For a structure
to be designated as significant, it must retain a high level of historic integrity. A structure may be
designated as significant for its association with events or persons that are important on a local,
regional, national, or global level; or if it is listed on or is eligible to be listed on the State Register
of Cultural Properties or the National Register of Historic Places.
PRIMARY FACADE
One or more principal faces or elevations of a building with features that define the character of
the building's architecture.
G. Additional District-Specific Design Standards
2. Downtown and Eastside Historic District
The governing body recognizes that a style of architecture has evolved within the city
from the year 1600 to the present characterized by construction with adobe, hereafter
called "old Santa Fe style", and that another style has evolved, hereafter called "recent
Santa Fe style", which is a development from, and an elaboration of the old Santa Fe
style, with different materials and frequently with added decorations.
I. Old Santa Fe Style
Old Santa Fe style, characterized by construction with adobe, is defined as
including the so-called "pueblo" or "pueblo-Spanish" or "Spanish-Indian" and
"territorial" styles and is more specifically described as follows:
a. With rare exception, buildings are of one story, few have three stories, and the
characteristic effect is that the buildings are long and low. Roofs are flat with a
slight slope and surrounded on at least three sides by a firewall of the same color
and material as the walls or of brick. Roofs are never carried out beyond the line
of the walls except to cover an enclosed portal or porch formed by setting back
a portion of the wall or to form an exterior portal, the outer edge of the roof being
supported by wooden columns.
Two-story construction is more common in the territorial than in other sub-
styles, and is preferably accompanied by a balcony at the level of the
floor of the second story. Façades are flat, varied by inset portales, exterior
portales, projecting vigas or roof beams, canales or water-spouts, flanking
buttresses and wooden lintels, architraves and cornices, which, as well as
doors, are frequently carved, and the carving may be picked out with bright
colors. Arches are almost never used except for nonfunctional arches, slightly
ogival, over gateways in freestanding walls;
b. All exterior walls of a building are painted alike. The colors range from a light
earth color to a dark earth color. The exception to this rule is the protected space
under portales, or in church-derived designs, inset panels in a wall under the
roof, in which case the roof overhangs the panel. These spaces may be painted
white or a contrasting color, or have mural decorations;

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c. Solid wall space is always greater in any façade than window and door space
combined. Single panes of glass larger than thirty (30) inches in any dimension
are not permissible except as otherwise provided in this section;
d. The rules as to flat roofs shall not be constructed to prevent the construction of
skylights or installation of air conditioning devices, or any other necessary roof
structures, but such structures other than chimneys, flues, vents and aerials,
shall be so placed as to be concealed by the firewall from the view of anyone
standing in the street on which the building fronts;
e. True old Santa Fe style buildings are made of adobe with mud plaster finish.
Construction with masonry blocks, bricks, or other materials with which the
adobe effect can be simulated is permissible; provided that the exterior walls are
not less than eight (8) inches thick and that geometrically straight façade lines
are avoided. Mud plaster or hard plaster simulating adobe, laid on smoothly, is
required; and
f. It is characteristic of Old Santa Fe style commercial buildings to place a portal
so that it covers the entire sidewalk, the columns being set at the curb line.
II. Recent Santa Fe Style
Recent Santa Fe style intends to achieve harmony with historic buildings by
retention of a similarity of materials, color, proportion, and general detail. The
dominating effect is to be that of adobe construction, prescribed as follows:
a. No building shall be over two stories in height in any façade unless the façade
shall include projecting or recessed portales, setbacks, or other design
elements;
b. The combined door and window area in any publicly visible façade shall not
exceed forty percent of the total area of the façade except for doors or windows
located under a portal. No door or window in a publicly visible façade shall be
located nearer than three (3) feet from the corner of the façade;
c. No cantilevers shall be permitted except over projecting vigas, beams, or wood
corbels, or as part of the roof treatment described below;
d. No less than eighty percent of the surface area of any publicly visible façade shall
be adobe finish, or stucco simulating adobe finish. The balance of the publicly
visible façade, except as above, may be of natural stone, wood, brick, tile, terra
cotta, or other material, subject to approval as hereinafter provided for building
permits;
e. The publicly visible façade of any building and of any adjoining walls shall,
except as otherwise provided, be of one color, which color shall simulate a light
earth or dark earth color, matte or dull finish and of relatively smooth texture.
Façade surfaces under portales may be of contrasting or complementary colors.
Windows, doors and portals on publicly visible portions of the building and walls
shall be of one of the old Santa Fe styles; except that buildings with portals may
have larger plate glass areas for windows under portals only. Deep window
recesses are characteristic; and
f. Flat roofs shall not have more than thirty (30) inches overhang.