1. 527 Agua Fria St 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
FROM: Lani McCulley, Senior Planner, Historic Preservation Division, LJM
2026-012977-HDRB. 527-A Agua Fria St., Westside-Guadalupe Historic District.
Contributing. Osage Design Studio, agent for Neirika, LLC, owner, proposes to relocate the
garage door opening. An exception is requested to 14-4.6(E)(4)(II)(c) for recreating a missing
feature without replication.
REFERENCE ATTACHMENTS (Sequentially):
CITY SUBMITTALS
District Standards & yard wall
& fence standards.
x Historic Inventory Form
x Zoning Review Sheet
x Other: previous case files
APPLICANT SUBMITTALS
x Proposal Letter
x Site Plan/Floor Plan
x Elevations
x Photographs
x Other: exception criteria

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STAFF RECOMMENDATION:
Staff finds that the exception criteria to 14-4.6(E)(4)(II)(c) for recreating a missing feature without replication
have not been met, and recommends denial of the exception request. Otherwise, staff recommends approval of
the application as it complies with 14-4.6(E) General Design Standards for all Historic Districts, and 14-4.6(G)(5)
Westside-Guadalupe Historic District Design Standards.
Sample motions:
a. In case 2026-012977-HDRB, for 527 Agua Fria Street, approve/deny the exception to 14-4.6(E)(4)(II)(c)
for the recreation of an opening without replication on a contributing structure, finding that the exception
criteria have/have not been met
b. In case 2026-012977-HDRB, for 527 Agua Fria Street, approve/deny the elements of the project that do
not require an exception.
Should the Board deny the exception request, the applicant shall return with an alternative proposal for review
and approval before proceeding to a building permit.
Figure 1: Site Location
BACKGROUND & SUMMARY:
Background:
In case 2026-011230-HDRB on January 13, 2026, the Historic Districts Review Board approved a remodel which
included replacement of windows and doors, raising the lower roofs on the north, constructing a 36 sq. ft. addition,
replacing chimneys, constructing fences and gates, exterior stairs, and stuccoing the residence and yard wall. An
exception to 14-5.2(D)(5)(a) for replacing historic windows. The exception was approved. The garage door
opening was on the north side of the residence, while the door itself was missing. As part of the remodel, the
garage door opening on the north side was to be filled with French doors as part of making this section into a
guest house.
Streetscape:
The streetscape for this property runs from just east of De Fouri Street to Romero Street. The street is lined with
sidewalks, with properties having low stucco yard walls and a couple of rock yard walls. Some of the yard walls
are topped with metal fencing. There is a single chain-link fence, and to the west of Closson Street, there are some

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coyote fences. The yard walls and fences often feature wooden pedestrian gates. There are no vehicle gates. The
average is forty-three inches in height, which is the maximum allowable height.
The properties tend to be narrow and long, with multiple buildings on most sites. The buildings vary in distance
from the street, with some right up to the sidewalk and others set back twenty to thirty feet from the street. The
buildings are a combination of residential and commercial spaces.
The buildings are a variety of Spanish Pueblo Revival, Territorial, and Vernacular style flat-roof homes, as well
as a variety of pitched-roof homes. The homes are in lighter brown stucco with white, brown, and blue trim and
natural wood elements. There are several properties with metal elements as well.
Figure 2: Street View of Residence
Site Description:
The 3,017 sq. ft. single-family residence sits on a 0.418-acre lot and was constructed in 1908 and is listed as
contributing to the Westside-Guadalupe Historic District, with the south and east elevations designated as the
primary facades.
The 1908 residence is constructed in vernacular-style architecture with thick, stucco-plastered walls, red-tiled
roofs, and ornate archways, with large, symmetrical facades designed for warmth and indoor-outdoor living.
The roof is a red metal roof with gables of various heights, gable horns, and exposed rafters. The roof heights
vary, with the lowest at 7’-10” and the highest at just under 20’-0”. The walls are concrete and stucco in light tan;
most windows are 8-lite wood casements in pairs and trios, and a few picture windows. The doors are wood, with
the front south door being curved to match the curve in the portal. The south portal has a gable roof with a round
arched opening. The southeast corner portal has a shed roof and stucco piers. The yard wall along the street is low
stucco with a wood pedestrian gate, and the rear fencing is a 6’-0” high plank wood fence.
According to the 2025 HCPI, “The original house was built sometime before 1908. An addition was constructed
at the rear of the house (northeast side) sometime after 1908 and before 1913. A much larger addition was
constructed on the west side of the house sometime after 1913 and before 1921. The new southwest corner of the
house is constructed of adobe. A covered front porch was added at the southeast corner of the house. Another
large addition was added to the back of the house, possibly an enclosed back porch with a lower roof. A separate
garage was added to the west, and access to a cellar on the east side of the house was added sometime after 1921

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and before 1930. It is estimated that the double gable roof was added after 1930, and a small restroom addition
was added at the top of the cellar stair on the northeast corner of the house.” The roof was changed in 1920-
1925. The diamond vents had glass installed behind them at an unknown time. The previous garage was connected
to the main structure with an addition, which is understood to be the 1984 northeast addition under case H-84-
343, though the file is no longer available for verification. However, it does show in the 1998 Sanborn map
provided in the 2025 HCPI. The roof was approved to be replaced in 2024.
PREVIOUS CASE SUMMARIES:
ARC:
No Archaeological clearance has been issued for this property.
HDRB:
In case 2026-011230-HDRB on January 13, 2026, the Historic Districts Review Board approved a remodel which
included replacement of windows and doors, raising the lower roofs on the north, constructing a 36 sq. ft. addition,
replacing chimneys, constructing fences and gates, exterior stairs, and stuccoing the residence and yard wall. An
exception to 14-5.2(D)(5)(a) for replacing historic windows. The exception was approved.
In case 2025-011549-HDRB, the Historic Districts Review Board reviewed the property for status. The Board
designated the structure as contributing, with the south portion of the original residence and the east elevation as
the primary facades.
Figure 3: Primary Facades
In case H-84-343, the Historic Districts Review Board approved the construction of an addition on the northeast
side of the structure. There are no documents on file in the Historic Preservation Division.
ADMINISTRATIVE:
In case 2024-009160-ADMIN, the residence was approved for a reroof.

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APPLICANT’S REQUEST:
The applicant proposes to:
1) Create a single garage door on the non-primary south façade. The door will be a wood carriage door style.
Figure 4: Previously Approved Floor Plan and the Proposed Floor Plan
This façade historically held two garage doors, which were replaced with windows.

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Figure 5: The Historic Openings, Current Openings, and Planned Opening
EXCEPTION CRITERIA AND RESPONSES:
Exception to 14-4.6(E)(4)(II)(c): The applicant requests an exception to recreate a missing feature without
replication.
(i) Do not damage the character of the district
Applicant Response: The unique character of the City will be maintained, as the primary residence would be
renovated in accordance with the HDRB’s conditional approval. Approval of the proposed single garage door
would reflect the use of the garage but updated for modern times. In addition, the structure as a whole indicates
an evolution of use and renovation evident in the historic districts. For instance, the historic photo shows two
garage doors in a garage structure with a rounded stucco parapet. This has changed to a stucco wall, painted
wood fascia, street-facing windows, and a rear garage door. The applicant is merely continuing this evolution.
Staff Response: Staff finds that this criterion is met. The character of the City will not be damaged by placing
a garage door where there was one previously. It is obvious from the setup of the lot that this was once a
garage, and the applicant is returning the space to its original use.
(ii) Are required to prevent a hardship to the applicant or an injury to the public welfare
Applicant Response: The Applicant considered two doors similar to the historic photo. For functionality, the
Applicant would prefer a single door. Modern vehicles are often larger than historic vehicles. A wider single
door would ease the maneuverability of a vehicle entering or exiting. Narrow double doors would create a
hardship, as the future residents would not have free use of the garage.

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Staff Response: Staff finds that this criterion is not met. There is a trade-off between parking flexibility and
energy efficiency versus convenience and lower maintenance costs. Two single garage doors are more energy
efficient; each door is independent, which results in higher costs for maintenance and installation. A single
double garage door is usually 16-18 feet with no center post, making it easier to park large trucks, maneuver
trailers, or swing car doors open. The cost of maintenance and installation is less since there is a single opening
and door, but there is greater heat loss. Modern vehicles are larger and require more space for maneuvering
than those that were initially parked in this garage. Therefore, the single door is the preference; however, staff
does not find that this falls under a “hardship”.
(iii) Strengthen the unique heterogeneous character of the City by providing a full range of design options to
ensure that residents can continue to reside within the historic districts
Applicant Response: As noted above, a single wider door would be the most flexible option for a new garage
door. This is the ideal design option for the Applicant and future residents. The Applicant has reasonable
concerns that not providing a garage would limit what residents would consider residing in the residence. This
was the primary reasoning for eliminating the ADU from the work scope and reconstructing the garage.
Staff Response: Staff finds that this criterion is met. The applicant worked with staff on other designs for the
garage opening. There was discussion regarding the pros and cons of the two doors versus the single door.
There is a trade-off, but the more practical design option is the single door for the modern vehicles and options
for use of the garage space for the residents to continue to reside within the district.
RELEVANT CODE CITATIONS:
14-4.6 HISTORIC DISTRICTS
A. General Provisions
l. 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 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.
C. Buildings with Significant or Contributing Historic Status
l. Purpose

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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 as to 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.
V. Restoration of Status
If a property owner makes changes to a structure without the proper City approvals,
which result in the lowering of the structure's status, staff or the Board may require
the property owner to restore the structure such that its former status is restored.
3. Review by Historic Districts Review Board Required
I. Except where this chapter provides for review by staff, the HDRB shall review all
applications for new construction, alteration, or demolition in the historic districts
and of landmark structures throughout the city, based on the standards set forth in
this section.
II. The historic board shall judge any proposed alteration or new structure for harmony
with adjacent buildings, preservation of historical and characteristic qualities, and
conformity to the standards for architectural style set forth in this section.

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Ill. The HDRB may approve, deny, approve with conditions, or, with the consent of the
applicant, postpone an application.
a. For applications approved with conditions, no permit shall be issued until the
HDRB conditions have been met.
b. An application that is postponed shall be heard at a date agreed upon by the
HDRB and the applicant.
IV. No permit shall be issued until the time for appeal to the Governing Body has
expired.
4. Compliance with General and Specific Design Standards Required
All development located within the historic districts and subject to this section shall
comply with all applicable general development standards set forth in Section 14-
4.6E), General Design Standards for All Historic Districts, as well as any applicable
specific development standards set forth in Section 14-4.6G), Additional District-
Specific Design Standards.
E. General Design Standards for All Historic Districts
These standards shall apply to all additions or alterations to existing structures in the
Historic Districts. Contributing, significant, and landmark structures may be subject to
specific additional restrictions and district-specific standards in Section 14-4.6(G).
l. General
I. The historic status of a property with a historic status designation of significant,
contributing, or landmark structure shall be retained and preserved. If a proposed
alteration will cause a property to lose its significant, contributing, or landmark
status, the application shall be denied. The removal of historic materials or
alteration of architectural features and spaces that embody the status is prohibited.
II. If a proposed alteration or new construction will cause an adjacent property to lose
its significant, contributing, or landmark status, the application may be denied.
Ill. For the regulations of this subsection, all facades of a significant structure
are primary facades.
2. Building Additions
I. Design
a. Building additions that meet the standards of Section 14-4.6G2,
Downtown and Eastside Historic District, shall continue to meet those
standards, in addition to the standards set forth in this section.
b. Building additions shall have similar materials, architectural treatments and
styles, features, and details as the existing structure, but shall be
distinguishable from and not attempt to duplicate the existing structure.
II. Size and Location
a. Building additions are not permitted on primary facades.

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b. All building additions shall be set back a minimum of ten feet from the
primary facade.
c. Building additions shall not exceed 50 percent of the square footage of the
building's historic footprint and shall not exceed 50 percent of the historic length
in linear feet of the primary facade.
d. To the extent architecturally practicable, new building additions shall be
attached to any existing non-primary facade of a structure rather than
attaching them to the primary facade of a structure.
Ill. Height
a. The maximum height of building additions to significant and landmark
structures shall be at least six inches lower than the parapet or equivalent roof
feature of the existing adjacent connecting facade.
b. Building additions to contributing structures shall be no more than one
additional story higher than the existing structure. To the extent
architecturally practicable, two-story additions shall be set to the rear or the
side rear of the structure. When an additional story is to be placed upon an
existing contributing structure, that footprint may be no greater than fifty
percent of the footprint of the existing structure, subject to the provisions of
Subsection A(1) above. For the purposes of this paragraph, an additional story
shall not exceed twelve (12) feet from the existing rooftop to the highest point
of that story.
IV. Remodeling to Increase Height
a. For remodeling of an existing significant or landmark structure, no increase in
height of the structure is permitted.
b. For remodeling an existing contributing structure, a height increase may be
permitted through approval of an exception, as described in Section 14-4.6D.
V. Rooftop Equipment
Rooftop equipment, including but not limited to solar collectors, clerestories,
decks, or mechanical equipment, may only be installed on contributing and
noncontributing structures and shall not be publicly visible, nor shall a parapet be
raised to conceal such equipment.
3. Porches and Portals
Existing porches or portals on significant and landmark structures, and on primary
facades of contributing structures, shall not be permanently enclosed.
4. Windows, Doors, and Other Architectural Features
I. For all facades of significant and landmark structures and for the primary
facades of contributing structures:
a. Historic windows shall be repaired or restored wherever possible. Historic
windows that cannot be repaired or restored shall be duplicated in the size, style,
and material of the original. Thermal double-pane glass may be used. No
window opening shall be widened or narrowed.
b. Window depth and other characteristics of window and door fenestration shall

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be preserved.
c. No new opening shall be made where one presently does not exist unless
historic documentation supports its prior existence.
d. No historic opening shall be closed.
II. For all facades of contributing, significant, and landmark structures:
a. Architectural features, finishes, and details other than doors and windows
shall be repaired rather than replaced.
b. In the event replacement is necessary, the use of new material may be
approved. The new material shall match the material being replaced in
composition, design, color, texture, and other visual qualities.
c. Replacement or duplication of missing features shall be substantiated by
documentation, physical, or pictorial evidence.
5. Roofs
The existing historic roof styles and materials shall be maintained or replaced in kind
if necessary. The addition of dormers or other roof features should only be considered
when they are an existing historic feature of the structure.
6. Surface Cleaning
The surface cleaning of structures shall employ the gentlest means possible. Chemical
or physical treatments, such as sandblasting, that cause damage to historic materials are
not permitted.
7. Archaeological Resources
Discovery of archaeological resources made during the development of a historic
property shall be referred to the Archaeological Review Committee. See Section 14-
2.1G.1.V.c, Unexpected Discoveries.
8. Signs
9. Murals
10. Pedestrian-Oriented Areas
F. Height, Pitch, Scale, Massing, and Floor Stepbacks.
The height, pitch, scale, and massing of any structure in a historic district, as defined in this
section, shall be limited as provided for in this section, unless further restricted elsewhere
within this chapter.
l. Applicability
The following sections identify specific areas and specific projects subject to this
section. The Planning and Land Use Director shall determine whether or not properties
are included within this section.
I. Specific Areas
The height limitations in this subsection F apply:
a. Within the following historic districts:

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1. Downtown and Eastside;
2. Don Gaspar Area;
3. Historic Transition; and
4. Westside-Guadalupe.
b. In the Historic Review district, as specified herein.
II. Streetscape Standards
III. Project Location
Planning and Land Use Department staff shall determine the applicability of this
section to individual projects and the applicable streetscape
2. Height
I. Official Map of Building Heights in the Historic Districts - Procedures
II. Height Limitations
The HDRB shall limit the height of structures as set forth in this section.
Heights of existing structures shall be as set forth on the official map of
building heights in the historic districts.
a. If a proposed building has a parapet, the façade shall not exceed two feet above
the average of the height of the façades in the streetscape.
b. If the proposed building has a pitched roof, the ridge height of the
proposed building shall not exceed two feet above the average of the ridge
height of the pitched roofs in the streetscape.
c. Yard walls and fences shall be limited to a height that does not exceed the
average of the height of other yard walls and fences in the streetscape.
d. The height of any other structure shall be limited to the allowable building
height within the applicable streetscape, as defined in this section.
e. The height and dimensions of signage are as set forth in Section 14-7.61,
Sign Regulations in the Historic Districts.
f. The HDRB may increase the allowable height for proposed buildings and
additions located on a sloping site where the difference in the natural grade
along the structure's foundation exceeds two feet. In no case shall the height of
a façade exceed four feet above the allowable height of the applicable streetscape
measured from natural or finished grade, whichever is more restrictive. This
increase in height shall be constructed only in the form of building setbacks from
the street.
Ill. Height Measurement
a. In historic districts, height shall be the vertical distance measured between the
highest part of a structure and the existing grade or finished grade, whichever is
more restrictive, at the midpoint of the street-facing facade, excluding rooftop
appurtenances, the increased height of walls or fences over pedestrian and
vehicular openings, and gates (either in open or closed position).
b. For structures that do not have street frontage, height shall be determined by the
facade that contains the tallest vertical distance measured between the highest
part of a structure and the existing grade or finished grade, whichever is more

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restrictive. The height of walls and fences is measured from the street-facing
side of the wall or fence.
IV. Pitch
If the determined streetscape includes over 50 percent buildings with pitched
roofs, the proposed building may have a pitched roof. A pitched roof is defined as
a gable, shed, or hipped roof. The pitch of the roof shall match the predominant
pitch extant in the streetscape.
V. Scale
The height of a proposed building or addition, its façade length, and its roof form
and pitch shall appear to be in proportion to the height, façade length, and roof
form and pitch of buildings in the applicable streetscape, or the building on which
the addition is proposed.
VI. Massing and Floor Stepbacks
The HDRB may require that upper floor levels be stepped back, to carry out the
intent of this section; provided that the HDRB in making such determinations shall
take into account whether the height of the proposed building, yard wall, fence, or
proposed step back of upper floor levels is in harmony with the massing of the
applicable streetscape and preservation of the historic and characteristic visual
qualities of the streetscape. The HDRB shall also require that the publicly visible
facades of the structure be in conformance with Section 14-4.6G), Additional
District-Specific Design Standards, and, in meeting those requirements, may
require that different floor levels be stepped back.
G. Additional District-Specific Design Standards
2. Westside-Guadalupe Historic District
I. District Standards
Compliance with the following structural standards shall occur whenever those
exterior features of buildings and other structures subject to public view from any
public street, way, or other public place are erected, altered, or demolished.
a. Slump block, stucco, brick, or stone shall be used as exterior wall materials.
Wood and other materials may be used for details. Aluminum siding, metal,
panels, mirrored glass, and unstuccoed concrete block or unstuccoed concrete
shall not be used as exterior wall materials;
b. The color of stuccoed buildings shall predominantly be in browns, tans, local
earth tones, and soft pastels. Surfaces of stone or brick shall be in the natural
color. Entryways and portales or porches may be emphasized by the use of
white or other colors. Painting of buildings with a color that causes arresting
or spectacular effects, or with bold repetitive patterns, or using buildings as
signs is prohibited. Murals, however, are permitted and may be referred to the
city arts board for an advisory recommendation.

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c. Roof form, slope, and shape. It is intended that the buildings be designed to be
"wall-dominated". "Wall-dominated" means that the building's geometry is
more defined by walls than by roofs. Buildings with flat, gabled, shed, or hipped
roofs can be designed as "wall-dominated" solutions and are allowed. The height
of the roof above the wall shall be no greater than the height of the wall. Folded
plate, hyperbolic, or mansard roofs are not allowed;
d. The use of solar and other energy-collecting and conserving strategies is
encouraged. The use of large glazed areas on south-facing walls for trombe walls
or other solar collectors, direct gain, or other energy-collecting purposes is
allowed. When in view from any public street, way, or other public place, solar
equipment shall be screened as follows:
1. raising the parapet;
2. setting back from the edge of the roof;
3. Framing the collector with wood.
4. In the case of pitched roofs, by integrating the collector into the pitch;
5. In the case of ground solar collectors, by a wall or vegetation;
6. In the case of wall collectors, by enclosing or other walls;
7. Other means that screen the collector or integrate it into the overall
structure. Non-glare materials shall be used in solar collectors.
e. Mechanical, electrical, telephone equipment, microwave satellite receiving
dishes, and other obstructive equipment shall be architecturally screened with
opaque materials by raising the parapet, boxing in the equipment, or other
appropriate means. The equipment shall be of a low profile to minimize the
screening problems.
f. Walls and fences shall be of brick, adobe, masonry, rock, wood, coyote fencing,
or similar materials. Wrought iron fences and slump block walls are allowed.
Walls of unstuccoed concrete block, unstuccoed concrete, chain-link, metal wire,
or similar materials are prohibited, except where the wall or fence is not in the
street frontage.
g. Greenhouses;
h. Attached greenhouses that front on the street shall give the
appearance of being integrated into the structure of the building
or of being a substantive addition rather than having a lean-to
effect. The use of corrugated fiberglass or rolled plastic for the
external surface of attached or freestanding greenhouses that
front on the street is prohibited. Greenhouses with slanting sides
shall be bracketed at the ends, and greenhouses made from
enclosed porches or portals shall maintain the shape of the porch
or portal.
i. Porches and portales are encouraged;
j. When parking spaces are required for commercial or
multi-family residential buildings, they shall be placed
to the rear or side of the building.

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Page 15 of 15
II. Walls; Fences; Solar Collectors: Administration
Applications for the erection, alteration, or demolition of walls, fences, and solar collectors
and required submittals shall be reviewed by the planning and land use department.
Approval, disapproval, or referral shall be indicated by the division on the application for
the building permit and on each of the required submittals, all of which shall be signed by
the division staff assigned to the review. The division staff shall report approvals,
disapprovals, and referrals to the board at its next regular meeting as an informational item.
(Ord. No. 2007-45 § 30, Ord. No. 2020-22