4. 527 Agua Fria Street 2025-011230-HDRB Remodel

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Historic Districts Review Board
January 13, 2026
Page 18 of 23
h. 2025-011230-HDRB, 527 Agua Fria Street, Units 1, 2, and 3, Westlake-
Guadalupe Historic District, contributing, Osage Design Studio, agent
for Neirika, LLC, owner, proposes to construct a 36 square foot addition,
replace windows and doors, raise two sections of roofing, re-roof, stucco,
and other repairs. Exceptions are requested to 14-5.2(D)(5)(a)(i)(ii)(iii) for
the replacement of windows on primary facades, and to 14-5.2(D)(3)(a) for
raising the roof of a contributing structure.
Ms. McCulley presented the case and staff recommendation. Staff found that the
exception criteria have not been met and recommended denial of the exception to Section
14-5.2(D)(5)(a) for replacement of historic windows on primary façades (Items 1a, 1g, 1h,
and 1l). Otherwise, staff recommended approval of the other elements of the application
(Items 1b, 1c, 1d, 1e, 1f, 1i, 1j, 1k, and 2 through 9), as they comply with 14-5.2(D)
General Design Standards for all Historic Districts, and 14-5.2(I) Westside-Guadalupe
Historic District Design Standards.
Chair Rios requested that the primary façades be identified by elevation.
Ms. McCulley responded that they are the south elevation, larger sections and the entire
east elevation.
Richard Woodbury, address inaudible, representing Osage Design Studio, was sworn in.
He noted that the status of the project was recently downgraded from significant to
contributing, which reflects the evolution of the architecture over time, as people living in
homes modify them to make them more comfortable. He would like to replace the wooden
windows, improve the lean-to porch to modern comfort, and improve the appearance of
the structure.
Steven Vierra, co-owner, 24 Calle San Acacia, Santa Fe, was sworn in. Speaking via
teleconference, he expressed an intention to restore the home so it could last another
100 years while respecting the neighborhood and its aesthetic. He noted that the home
has already undergone so many changes that it no longer represents only one historical
era or architectural style. The rotting wood could likely be restored rather than replaced,
but this would be a short-term solution and not energy efficient.
Member Cherry asked about the vents on the front door.
Mr. Woodbury noted that the diamond gable vents could be repaired, but that there are
currently two front doors. He wishes to change Door 3 to a window and replace Door 2
with a wood-panel door with lights.
Ms. McCulley clarified that Windows F, G, H, I, J, and L were on the primary façade. Staff
recommended replacing Door 2 be in kind to maintain its arch. The applicant wishes to
make Door 3, which is wooden, into a window, which would be smaller than the door.









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Standards.
Sample motions:
Up to two motions will be required in this case. One motion for the exception to 14-5-2(D)(5)(a)
for replacement of windows, and one for the elements of the project that do not require an
exception.
a. In case 2025-011230-HDRB, for 527 Agua Fria Street, approve/deny the exception to
section 14-5-2(D)(5)(a)(i)(ii)(iii) for replacement of windows on primary facades, finding
that the exception criteria have/have not been met (Items 1a, 1g, 1h,,and 1l).
b. In case 2025-011230-HDRB, for 527 Agua Fria Street, approve/deny the elements of the
project that do not require an exception (items 1b, 1c, 1d, 1e, 1f, 1i, 1j, 1k, and 2-9).
Should the Board deny the exception request, the applicant shall return with an alternative proposal
for review and approval before proceeding with a building permit.
The property lies within the Historic Downtown Archaeological Review District. See Chapter 14,
SFCC, Article 14-3.13(B)(1). There may be archaeological concerns associated with this project,
and archaeological clearance may be required.
Figure 1: Site Location
BACKGROUND & SUMMARY:
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,

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and to the west of Closson Street, there are some 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 stuccos with
white, brown, and blue trims 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. multi-family residence at 527 Agua Fria units 1, 2, and 3 sits on a 0.418-acre lot
and was constructed by 1908 and is listed as contributing to the Westside-Guadalupe Historic
District with the south and east elevations designated as the primary facades.

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Figure 3: Façade Diagram
The 1908 residence is constructed in a 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”. According to the
1997 HCPI, the roof was changed to the existing tile roof in 1920-1925. According to the 2025
HCPI, “the original roof was a flat roof with drainage to the north. At some point, a gabled roof
was added, raising the elevations of the residence. It is not evident if this was a clay tile roof, but
it now has a metal roof simulating a tile roof. The cross-gable roof is offset. The lower metal roofs
covering the front porches and side and back additions have a combination of metal tile and
standing seam. The roof over the garage and connector is a low-slope standing-seam metal roof.”
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

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west and access to a cellar on the east side of the house sometime after 1921 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.
The residence is currently a three-unit structure that is being converted to a main residence with a
guest house. It currently has an interior-only construction permit for the conversion work that is in
progress. The addressing from multi-family to single-family will be changed after the conversion
is complete.
PREVIOUS CASE SUMMARIES:
ARC:
No Archaeological clearance has been issued for this property.
HDRB:
In case H-84-343, the residence was approved for 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.
APPLICANT’S REQUEST:
The applicant proposes to:
1) Replace windows and doors with divided lite windows as follows. An exception is
requested to section 14-5-2(D)(5)(a) for replacement of windows on primary facades:
a. Window replacement in the same size opening at F, G, H, I, J, L, M, O, P, R, S, T,
and V. Windows F, G, H, I, and J are historic and restorable. Window O is historic;
however, unrestorable. Windows L, M, P, R, S, T, and V are non-historic. Windows
F, G, H, I, J, and L are all located on primary facades.
b. Window replacement with a new size at window E, which is a non-historic window,
and not located on a primary facade.
c. Window Q will be infilled as part of the structural changes on the north elevation.
This window is non-historic, and not located on a primary facade.
d. Window N will be converted to a door. Window N is historic, however, not part of
the original house, and not located on a primary facade.
e. Two new windows where there are currently no openings will be in the addition,
and on the north elevation wall.
f. A new door opening at the accessory dwelling unit.
g. Doors 1 and 3 (door 3 is on a primary façade) are to be replaced with windows;
both are non-historic.

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h. Door 2 (on a primary façade) is to be replaced without a size change, but the shape
will be changed to rectangular with no arc, and the swing will be reversed.
i. Door 4 will be increased in size. According to the window assessment, it is historic,
however, not of the original house, and is not located on a primary facade. The
current unit has cut stiles and rails. The unit is lacking in structural integrity.
j. Doors 5 and 6, removed with reconstruction of space and addition, both are non-
historic and are not located on a primary façade.
k. Door 7 will be decreased in size to convert from a vehicle door to a pedestrian door.
This door is currently missing and is not located on a primary facade.
l. The east and south gable diamond vents are to be replaced with metal louvered
vents for attic exhaust, painted white to match the facia. The east and south gable
vents should open for venting; however, they have glass on the inside and do not
vent to facilitate attic airflow.
Figure 3: Window Schedule
2) Raise the roof of the lower section of the north elevation, currently at 7’-10”, to a height
of 9’-8” and reroof to match the existing. The slope of the roof will be lessened to minimize
the overall height change. This portion of the roof is not located on a primary façade.

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Figure 4: Area of Roof to be Raised on North Elevation
3) Construct a 36. sq. ft. addition to a height of 11’-2”, where the maximum allowable height
is 17’-8” on the north elevation. The addition will have a pre-finished metal gutter,
downspout, and rain barrel. The addition is not on a primary façade nor is it within 10’ of
a primary façade.
Figure 5: Area of Addition on North Elevation
4) Replace a chimney to meet current fire code and remove the metal flue for the wood stove
that is currently on the northwest roof area. The chimney and flue are not located on
primary facades.
Figure 6: Area of Chimney on North Elevation

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5) Construct a 6’-0” high coyote fence with 6’-0” pedestrian gates on the north of the
residence to replace the existing 6’-0” high wood plank fence.
6) Repair and stucco the unstatused front yard wall and replace the pedestrian gate with a new
wood gate with solid wood rails and a flat wood panel, painted to match the existing fascia.
The stucco shall be cementitious and will match the existing color. The existing color will
need to be tested for confirmation of color.
7) Install a flagstone path from the front gate to the front door and replace the flagstone on
the floor of the portal.
8) Install exterior steps with handrails at the exterior doors on the north elevation.
9) Stucco the residence in cementitious stucco to match the existing color. The existing color
will need to be tested for confirmation of color, and the fascia will be painted white.
EXCEPTION CRITERIA AND RESPONSES:
Exception to section 14-5-2(D)(5)(a); The applicant requests an exception to replace historic
windows F, G, H, I, J, and L, and doors 2 and 3 on primary facades.
(i) Do not damage the character of the district
Applicant Response: The structure has been designated “contributing,” and the south and east
facades are considered “primary”. However, in the opinion of the Applicant, changes to the
street-facing public façade should take precedence. On the street-facing façade, the changes
involve window & door replacement in existing openings. No size changes are requested. No
new openings or infilled openings are requested. Thus, the character of the district will be
maintained. The most extensive work is proposed for the rear. This work will be hidden from
public view. Hence, the character of the district will be maintained.
Staff Response: Staff finds that this criterion is not met for items Items 1a, 1g, 1h, and 1l. The
windows are deemed as repairable per the window assessment. Replacing historic windows
when unnecessary does damage the character of the historic district.
(ii) Are required to prevent a hardship to the applicant or an injury to the public welfare
Applicant Response: The exception request includes replacement of existing windows,
replacement of doors, removal of iron grilles, replacement of the diamond gable vents, and
new doors & windows in new openings on the north façade. As noted in the window
assessment report, only a few of the windows are historic to the structure. The current window
types vary. Many are single-pane, non-insulated units or older insulated units that do not meet
the current energy code. Replacement would allow for code compliance, increasing the
comfort of the inhabitants. None of the doors is historic. Replacement will allow for units that
function well and have a design congruent with the overall appearance of the remodeled
structure. The existing iron grilles are not historic and inhibit maintenance access to the
windows. The fixed glazed diamond gable vents are non-functioning. Code requires that attics
be vented, which new louvered metal vents, painted to match the fascia, will allow. As noted
in the exception request below, the rear “lean-to” addition does not meet code regarding ceiling
height. Replacing windows and doors in existing and new openings, as well as raising the roof,

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allows for the spaces to be more efficiently utilized and provide code-required life safety
egress.
Staff Response: Staff finds that this criterion is not met. Window replacement for the non-
historic window L, can be considered because this window is non-historic, irreparable, and
will be replaced in the same size openings. However, window replacement for the historic
windows F, G, H, I, J, which can be repaired; repair is not under consideration in this
application. According to the window assessment rating, these historic windows are in
satisfactory condition and, therefore, are repairable. There is no hardship in retaining these
windows.
Replacing the diamond vents changes the style of the home. Diamond-shaped gable vents for
the side of a house were popular in the Victorian era and in Mediterranean-style buildings.
They offer decorative appeal and attic ventilation, blending both aesthetic and functional
purposes, particularly in architectural features. Metal louvered vents will not match the style
of the residence.
Replacement of the non-historic doors can be considered. However, the front door that arcs at
the top to match the portal is unique and a part of the character of the building. The door
shape should be retained.
The green code does not apply to contributing, significant, or landmark properties. Therefore,
the windows do not need to come into compliance with the green code.
The Green Code Reads:
“R501.6 Historic buildings. Provisions of this code relating to the construction,
repair, alteration, restoration and move-ment of structures, and change of
occupancy shall not be mandatory for historic buildings provided that a report has
been submitted to the code official and signed by the owner, a registered design
professional, or a representative of the State Historic Preservation Office or the
historic preservation authority having jurisdiction, demonstrating that compliance
with that provision would threaten, degrade or destroy the historic form, fabric or
function of the building.”
There is no hardship in retaining the windows F, G, H, I, J, or the diamond attic vents.
(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: The unique character of the City will be maintained as the proposed
window & door replacement will provide a fresh, consistent, harmonious appearance. While it
is common for individual structures to have different window and door sizes, configurations,
finishes, etc., it is not pleasing for these structures to have units in varying degrees of
maintenance.
Staff Response: Staff finds that this criterion is not met. Replacement of all windows, including
those that are repairable, damages the status of the building and therefore the district and the
city.

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RELEVANT CODE CITATIONS:
14-5.2 HISTORIC DISTRICTS
(A) General Provisions
(1) General Purpose
In order to promote the economic, cultural, and general welfare of the people of the city
and to ensure the harmonious, orderly and efficient growth and development of the city,
it is deemed essential by the governing body that the qualities relating to the history of
Santa Fe, and a harmonious outward appearance, which preserve property values and
attract tourists and residents alike, be preserved, some of these qualities being:
(a) The continued existence and preservation of historical areas and buildings;
(b) The continued construction of buildings in the historic styles; and
(c) A general harmony as to style, form, color, height, proportion, texture, and material
between buildings of historic design and those of more modern design.
(C) Regulation of Significant and Contributing Structures in the Historic Districts
(Ord. No. 2004-26)
(1) Purpose and Intent
It is intended that:
(a) Each structure to be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as the addition of
conjectural features or architectural elements from other buildings, shall not be
undertaken.
(b) Changes to structures that have acquired historic significance in their own right
shall be retained and preserved, recognizing that most structures change over time;
(c) Distinctive features, finishes, and construction techniques or examples of
craftsmanship that characterize a structure be preserved; and
(d) New additions and related or adjacent new construction be undertaken 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 within Historic
Districts
(a) Status Designation
Structures within historic districts may be designated a status of "significant,"
"contributing," or "noncontributing" based upon the definitions of these terms in
Article 14-12. Staff shall maintain a record as to the current status of structures
located in the Historic Districts.

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(f) 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.
(4) Compliance with General and Specific Design Standards Required
All development located within the historic districts and subject to this Section 14-5.2
shall comply with all applicable general development standards set forth in Subsection
14-5.2(D), as well as any applicable specific development standards set forth in
Subsections 14-5.2(E) through (I).
14-12 Significant Structure:
A structure located in a historic district that is approximately fifty 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:
(A) for its association with events or persons that are important on a local, regional,
national, or global level; or
(B) 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.
14-12 Primary Façade:
One or more principal faces or elevations of a building with features that define the character
of the building's architecture.
(D) General Design Standards for All H Districts
In any review of proposed additions or alterations to structures that have been declared
significant or contributing in any historic district or a landmark in any part of the city, the
following standards shall be met:
(1) General
(a) The status of a significant, contributing, or landmark structure shall be retained and
preserved. If a proposed alteration will cause a structure 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 shall be prohibited.
(b) If a proposed alteration or new construction will cause an adjacent structure to lose
its significant, contributing, or landmark status, the application may be denied.
(2) Additions
(a) Additions shall have similar materials, architectural treatments and styles, features,
and details as the existing structure, but shall not duplicate those of the existing
structure in a manner that will make the addition indistinguishable from the existing
structure.

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(b) Additions to buildings that meet the standards of Subsection 14-5.2(E) shall
continue to meet those standards set forth in Subsection 14-5.2(E) in addition to the
standards set forth in this section.
(c) Additions are not permitted to primary façades.
(d) Additions are not permitted to the side of the existing footprint unless the addition
is set back a minimum of ten (10) feet from the primary facade. The addition shall
not exceed fifty percent of the square footage of the existing footprint, and shall not
exceed fifty percent of the existing dimension of the primary facade. To the extent
architecturally practicable, new additions shall be attached to any existing
noncontributing portion of structures instead of attaching them to the significant or
contributing portion.
(e) The height of additions:
(i) For significant and landmark structures shall be a minimum of six (6) inches
less than the parapet or equivalent roof-feature of the existing adjacent
connecting facade.
(ii) For 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.
(3) Remodeling to Increase Height; Rooftop Appurtenances
(a) For remodeling of existing significant and landmark structures, no increase in
height of the structures is permitted. (For standards relating to additions to existing
structures, see paragraph (2) above.)
(b) For significant and landmark structures, publicly visible rooftop appurtenances,
including but not limited to solar collectors, clerestories, decks, or mechanical
equipment, shall not be added, nor shall the parapet be raised to conceal the rooftop
appurtenances. For contributing buildings, solar collectors, clerestories, decks, or
mechanical equipment if publicly visible shall not be added.
(4) Porches and Portals
Existing porches or portals shall not be enclosed.
(5) Windows, Doors, and Other Architectural Features
(a) For all facades of significant and landmark structures and for the primary facades
of contributing structures:
(i) 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
opening shall be widened or narrowed.

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(ii) No new opening shall be made where one presently does not exist unless
historic documentation supports its prior existence.
(iii) No existing opening shall be closed.
(b) For all façades of significant, contributing, and landmark structures, architectural
features, finishes, and details other than doors and windows shall be repaired rather
than replaced. 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. Replacement or
duplication of missing features shall be substantiated by documentation, physical,
or pictorial evidence.
(6) Roofs
The existing 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 or historical feature of the structure.
(8) Archaeological Resources
Discovery of archaeological resources made during the historic districts review process
shall be referred to the archaeological review committee.
(9) Height, Pitch, Scale, Massing, and Floor Step backs
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
within this chapter.
(a) Applicability
The following sections identify specific areas and specific projects subject to this
section. Planning and land use department staff shall determine whether or not
properties are included within this section. (Ord. No. 2007-45 § 30; Ord. #2020-22,
§ 16)
F. When the proposed building, yard wall, or fence is located in a
streetscape that includes no buildings, yard walls, or fences, the
height of the proposed building shall not exceed sixteen (16) feet.
Yard walls and fences in this streetscape shall not exceed five (5)
feet in height.
(c) Height
(ii) In exercising its authority under this section, the board 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 be in excess
of two (2) feet of the average of the height of the façades in the
streetscape.

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B. If the proposed building has a pitched roof, the ridge height of the
proposed building shall not be in excess of two (2) feet of 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. Pursuant to Section 14-7.4(C), the height of any other structure shall
be limited to the allowable building height within the applicable
streetscape, as defined in this section. (Ord. No. 2002-37 § 26)
E. The height and dimension of signage are set forth in Section 14-
8.10(H).
F. The board 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 (2) feet.
In no case shall the height of a façade exceed four (4) 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
step-backs from the street.
(d) Pitch
If the determined streetscape includes over fifty percent of 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.
(e) 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.
(f) Massing and Floor Step backs
The Board may require that upper floor levels be stepped back, to carry out the
intent of this section; provided that the board 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 Board shall also require that the publicly visible
façades of the structure be in conformance with Subsections 14-5.2(E) through (H),
and in meeting those requirements, may require that different floor levels be stepped
back.
(I) Westside-Guadalupe Historic District

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(1) 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.
(c) Roof form, slope, and shape. It is intended that 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:
(i) raising the parapet;
(ii) setting back from the edge of the roof;
(iii) framing the collector with wood;
(iv) in the case of pitched roofs, by integrating the collector into the pitch;
(v) in the case of ground solar collectors, by a wall or vegetation;
(vi) in the case of wall collectors, by enclosing by end or other walls;
(vii) 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 obtrusive 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

Historic Districts Review Board, Case #2025-011230-HDRB Page 16 of 16
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
that greenhouses made from enclosed porches or portales 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.
(2) 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 shall report
approvals, disapprovals, and referrals to the board at its next regular meeting as an
informational item. (Ord. No. 2007-45 § 30; Ord. #2020-22, § 16)

Osage Design Studio
Richard Woodbury
1216 Vitalia Street
Santa Fe, NM 87505
505.629.5948
osagedesignstudio@yahoo.com
December 15, 2025 revised 12/30/25
Historic Preservation Division
Planning and Land Use Department
City Hall
200 Lincoln Avenue
Santa Fe, NM 87501
Project Number: 2025-011549-HDRB
Address: 527 Agua Fria Street, Santa Fe NM 87501
Owners: NEIRIKA LLC
Building Status: Contributing
UPC: 1-053-099-521-161
Parcel No.: 11266176
On behalf of the applicant NEIRIKA LLC, I am submitting a request for approval of an interior and exterior
remodel of the subject structure and exceptions listed below. The property is located within the
Guadalupe Historic District. The site has two existing residential structures. The subject structure is a tri-
plex to be converted into a duplex located at the front of the property facing Agua Fria Street. The rear
structure is not part of the scope of this request; no work planned on the rear structure.
Per the HDRB meeting December 9, 2025, the subject structure was designated as “contributing”. The
primary facades were determined to be the south façade (except for the south facing façade of the
existing garage offset to the rear) and the east façade.
Exterior work includes:
• Replacement of all of the windows and the majority of the exterior doors.
• The work includes stucco repair and a new stucco color coat.
• Removing and raising the roof along the north side (rear) of the structure.
• A 36 square foot addition in heated area.
Please see the attached plans for reference.
The roof has been recently replaced with a pre-finished red “clay tile” shaped roof system. In addition,
the interior has received a non-structural demolition of interior partitions, cabinetry, and fixtures. This
work was permitted with the City of Santa Fe. Interior work includes installing new interior partitions,
bathroom fixtures, and kitchen fixtures & appliances.
Exception Requests
In general, per Chapter 14-5-2 (D), for all facades of contributing structures, architectural features,
finishes, and details shall be repaired or restored rather than replaced. In addition, no additions are

permitted to primary facades. Exceptions are required to for multiple modifications to the primary
facade. Exception requests must address the following criteria:
a. Do not damage the character of the district.
b. Are required to prevent a hardship to the applicant or an injury to the public welfare.
c. 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.
Each exception request is listed below with its corresponding response to the criteria.
1. Replace existing windows and selected exterior doors, including altering the size and location of
fenestrations. The exception request includes removal of iron grilles on some of the windows and
replacement of existing “diamond” gable vents. 14-5-2(D)(5)(a)(i)(ii)(iii): Historic windows shall be
repaired or restored wherever possible. No new openings shall be made unless historic
documentation supports its prior existence. No existing openings shall be closed.
a. Do not damage the character of the district.
Response: The structure has been designated “contributing” and all facades are considered
“primary”. However, in the opinion of the Applicant, changes to the street facing public
façade should take precedence. On the street facing façade, the changes involve window &
door replacement in existing openings. No size changes are requested. No new openings or
infilled openings are requested. Thus, the character of the district will be maintained. The
most extensive work is proposed for the rear. This work will be hidden from the public view.
Hence, the character of the district will be maintained.
b. Are required to prevent a hardship to the applicant or an injury to the public welfare.
Response: The exception request includes replacement of existing windows, replacement of
doors, removal of iron grilles, replacement of the diamond gable vents, and new doors &
windows in new openings on the north façade. As noted in the window assessment report,
only a few of the windows are historic to the structure. The current window types vary.
Many are single pane, non-insulated units or older insulated units that do not meet the
current energy code. Replacement would allow for code compliance, increasing the comfort
of the inhabitants. None of the doors are historic. Replacement will allow for units that
function well and have a design congruent with the overall appearance of the remodeled
structure. The existing iron grilles are not historic and inhibit maintenance access to the
windows. The fixed glazed diamond gable vents are non-functioning. Code requires that
attics be vented which new louvered metal vents, painted to match the fascia, will allow. As
noted in the exception request below, the rear “lean to” addition does not meet code
regarding ceiling height. By replacing windows and doors in existing and new openings, as
well as raising the roof, allows for the spaces to be more efficiently utilized and provide code
required life safety egress.
c. 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.
Response: The unique character of the City will be maintained as the proposed window &
door replacement will provide a fresh, consistent, harmonious appearance. While it is
common for individual structures to have different window and door sizes, configurations,

finishes, etc., it is not pleasing for these structures to have units in varying degrees of
maintenance.
In summary, the proposed work, including the requested exceptions, will provide an aesthetically
pleasing and modern efficient living space without any compromise to the integrity of the original
structure or have any negative impact on the structure contributing to the historic fabric of the
neighborhood.
Please contact me if you have any questions or require additional information.
Sincerely,
Richard Woodbury
Richard Woodbury
Osage Design Studio
Attachments: Preliminary Zoning Review Worksheet (PZR) – sent prior
24x36 drawing set, 6 sheets
Property photographs
Window Assessment – sent prior
Exterior Finish Schedule
NM Historic Building Inventory Report – sent prior



Photographs of interior along rear façade (north wall). White pole set at 6’-0” (disregard numbers on
pole). Per code, minimum ceiling height of a habitable space is 7’-0”
Photo on left in area of proposed Bedroom-2. Approximate bearing to beams 5’-8”.
Photo on right in area of proposed rear hallway. Approximate bearing is 6’-10”. However, finish floor
will be raised approximately 6” to match floor level of remainder of residence.

527 Agua Fria Street
Existing Exterior Photographs
12/15/25
1 - South Façade (facing Agua Fria)
2 - South Façade showing west face of structure

3 - South Façade (facing Agua Fria)
4 - South Façade (facing Agua Fria)

5 - East Façade (southeast corner)
6 - East Façade

7 - North Façade (northeast corner)
8 – North Facade

9 - North Facade
10 - North Façade

11 - North Façade
12 - North Façade (northwest corner)



















Page 4 of 4
In closing, my professional opinion is as follows:
Windows F, G, H, I and J are historic and restorable.
Window N is historic however not part of the original house.
Window O is historic however unrestorable.
Window A, B, C, D, E, K, L, M, P, Q, R, S, T, V and north gable door are non-historic.
Doors #1, #2, #3, #5 and #6 are non-historic.
East and south gable vents should be vents however have glass on the inside and not venting to facilitate with attic
air flow.
Door #7 is missing.
Door #4 is historic however not of the original house. The unit has cut stiles and rails. The unit is lacking in structural
integrity.
If you have any questions, please contact me at 505-379-7900.
Assessment prepared by: Ra N. Patterson