1. 719 Gildersleeve 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
2026-012978-HDRB. 719 Gildersleeve St., Don Gaspar Area Historic District. Contributing.
Alison Kuller, owner, proposes to replace windows in the residence and casita, construct a 100 sq.
ft. addition, and stucco in the color “cottonwood”. An exception is requested to 14-4.6(E)(4)(I)(a)
for the replacement of historic windows.
REFERENCE ATTACHMENTS (Sequentially):
CITY SUBMITTALS
District Standards & yard wall
& fence standards.
x Historic Inventory Form
x Zoning Review Sheet
x Other: previous cases
APPLICANT SUBMITTALS
x Proposal Letter
x Site Plan/Floor Plan
x Elevations
x Photographs
x Other: window assessment

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STAFF RECOMMENDATION:
Staff finds that the exception criteria for section 14-4.6(E)(4)(I)(a) for replacement of historic windows have not
been met, and recommends denial of the request to replace historic windows. Otherwise, the staff recommends
approval of the other elements of the application as they comply with 14-4.6(E) General Design Standards for all
Historic Districts, and 14-4.6(G)(1) Don Gaspar Area Historic District Design Standards.
Sample motions:
a. In case 2026-012978-HDRB, for 719 Gildersleeve Street, approve/deny the exception to 14-
4.6(E)(4)(I)(a) for the replacement of historic windows, finding that the exception criteria have/have not
been met.
b. In case 2026-012978-HDRB, for 719 Gildersleeve Street, approve/deny the elements of the project that
do not require an exception.
BACKGROUND & SUMMARY:
Site Description:
The single-family Spanish Pueblo Revival style residence at 719 Gildersleeve is a 1,800 sq. ft. rectangular, single-
story structure with a linear casita attached at the rear. The residence is designated as contributing to the Don
Gaspar Area Historic District, with the south and west façades designated as the primary façades. The casita is
designated as non-contributing. The front yard wall is designated as contributing.
The residence holds an inset portal on the southwest corner with entry steps facing west. The entry steps are lined
with low walls, with a step down at the lower steps. The windows are symmetrical across each elevation. The
west and east windows are one-over-one single-lite windows, while the remaining windows of the main residence
are divided lites: four (4) verticals on top and one (1) light on the bottom. There is a mix of historic and non-
historic windows. The non-historic windows replicate the historic windows with the exception of those on the
west elevation. The windows are trimmed in a variety of greens or dark blue. The entry doors are non-historic
wood doors. The stucco of the residence is a pebble-dashed texture in cementitious “Cottonwood” with “Colonial
White” under the portal.
The casita was created by converting the previous garage and adding approximately 300 sq. ft. to the structure in
1998. The garage door was replaced with a double French door, and a new pedestrian entry was placed in the
north elevation. All of the windows were replaced as part of a 1997 request. These windows are divided lite, but
do not replicate the historic windows of the main residence. There is a shed attached to the east elevation of the
casita. The shed is unstained wood with a corrugated metal shed roof.
A low stucco yard wall along the street includes buttress elements on either side. The yard wall is in pebble-
dashed texture with cementitious stucco in “Cottonwood”. A coyote fence lines the north property line.
PREVIOUS CASE SUMMARIES:
ARC:
No archaeological clearance has been issued for the property.
HDRB:

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In case H-12-088, relocation of the driveway was denied due to removal of the contributing wall. An appeal was
filed for the case. The decision of the Historic Districts Review Board was upheld at the appeal hearing.
In case H-97-0106, conversion of the garage to a casita increased the rear structure by 300 sq. ft. to its existing
overall size of 500 sq. ft., replaced the garage opening with French doors, replaced the doors and windows, and
installed skylights was approved. There were no changes to the main residence.
ADMINISTRATIVE:
In case 2026-012304-ADMIN, re-roofing of the buildings was approved.
While there is no case on file, there is a note that in 1989, a re-stucco and insulation installation was approved.
APPLICANT’S REQUEST:
The applicant proposes the following exterior alterations:
1) Replace windows and doors. All windows are currently wood double-hung, with a window on the south
and one on the north that are twin double-hung windows with divided lights: four (4) verticals on top and
one (1) light on the bottom, except the west windows, which are one over one. The existing color is a
variety of greens or dark blue. The proposed windows are in keeping with the existing as double-hung
windows with divided lights: four (4) verticals on top and one (1) light on the bottom, including the
replacements for the west elevation; however, the windows will be metal-clad over wood in an off-white
called “Abalone”. An exception is requested to Section 14-4.6(E)(4)(I)(a) for replacing historic windows.
a. Windows A, B, C (111, 110, and 109 of the window schedule), and H (105 of the window
schedule) are historic and restorable. These windows are listed on the window assessment as being
in Fair condition, which is defined as “exterior finishes have cracked and peeling, missing to bar
surface, putty glazing cracking and missing in 30% to 40% of the sashes. All sash frames and
casings have some members 30% to 40% completely deteriorated.”
b. Windows G and L (104 and the window to be removed) are historic; however, they are not
restorable.
c. Windows D, E, F, I, J, and K (101, 102, 103,106, 107, 108 of the window schedule) are non-
historic.
d. None of the windows (112, 113, and 114 of the window schedule) on the casita are historic.
2) Enclose a portion of the portal on the southwest corner of the residence. This small addition will remove
a historic window (window L in the window assessment) and connect the main residence to the casita.
Window L is historic but is not restorable. An exterior pedestrian door will be placed on the east elevation.
3) Stucco repair of the residence and casita and stucco of the enclosure in a cementitious stucco to closely
match the existing residence, which is in “Cottonwood”.
EXCEPTION CRITERIA AND RESPONSES:
Exception to 14-4.6(E)(4)(I)(a): The applicant requests an exception to replace historic windows.
(i) Do not damage the character of the district
Applicant Response: Far from damaging the character of the district, the replacement windows will match
the original style and keep the house from becoming derelict from lack of maintenance.
Staff Response: Staff finds that this criterion is met. The windows 111, 110, 109, and 105 are located so that
they can be seen from the public way, but details of the windows are obscured. Since the windows are being

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replicated with the four (4) verticals on top and one (1) light on the bottom, it will not damage the character
of the district to replace the windows.
(ii) Are required to prevent a hardship to the applicant or an injury to the public welfare
Applicant Response: The hardship to the applicant lies in the fact that the windows don’t function properly
and can’t be opened for airflow in the summer months. They leak hot air out in the winter and cooler air out
in the summer, adding to the applicant’s utility bills and creating drafts. They also permit pollen, dust, and
smoke to enter the house; the applicant is allergic to pollen, currently requiring two air filters operating 6
months of the year in addition to her allergy medications.
Staff Response: Staff finds that this criterion is not met. Windows 109, 110, and 111 are restorable according
to the window assessment. If they are properly restored, they should eliminate the draft and resulting issues
and be operable.
(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 applicant is committed to historic preservation and lives in this neighborhood partly
because of its unique architecture. Indeed, six of the windows she intends to replace are in themselves more
modern replacements and will be returned to the style used when the house was built in the 1920s. She has
watched as two houses on her street have been abandoned because of lack of maintenance and remain
unoccupied because of the high cost of renovation and the complications of the building process in the
neighborhood. She’s trying to keep her own house well maintained in order to avoid the same result.
Staff Response: Staff finds that this criterion is met. The new windows will replicate the historic windows
and will appear the same but in a uniform color.
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.

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C. Buildings with Significant or Contributing Historic Status
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 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

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with adjacent buildings, preservation of historical and characteristic qualities, and
conformity to the standards for architectural style set forth in this section.
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 14-4.6(G)(2),
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.

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II. Size and Location
a. Building additions are not permitted on primary facades.
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

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window opening shall be widened or narrowed.
b. Window depth and other characteristics of window and door fenestration shall
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-
2.1(G)(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

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The height limitations in this subsection F apply:
a. Within the following historic districts:
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

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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
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
l. IDon Gaspar Area 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, stone, or wood shall be used as exterior wall
materials. Aluminum siding, metal panels, mirrored glass, and unstuccoed
concrete block or unstuccoed concrete shall not be used as exterior wall
materials. The 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.
b. Roof forms, including but not limited to flat, gabled, shed, and hipped roofs, are
allowed. Folded plate or hyperbolic roofs are not allowed.
c. The use of solar and other energy-collecting and conserving strategies is

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encouraged. The use of large, glazed areas on south-facing walls for trombe walls
or other solar collectors, greenhouses, garden rooms, 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 by the following methods:
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 one end or the other of the walls.
7. Other means that screen the collector or integrate it into the overall
structure. Non-glare materials shall be used in solar collectors.
d. Mechanical, electrical, telephone equipment, microwave satellite receiving
dishes, and other obstructive equipment shall be architecturally screened by
opaque materials by raising the parapet, framing in the equipment, or other
appropriate means. The equipment shall be of a low profile to minimize the
screening problems.
e. 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, chain-link, metal wire, or similar materials are
prohibited, except where the wall or fence is not in view from any public street,
way, or other public place.
f. Greenhouses. 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 the greenhouses made from enclosed
porches or portales shall maintain the shape of the porch or portal.
g. For residential uses, paving with asphalt or parking is not allowed in the front
yard except on the sidewalk or driveway.
h. For commercial uses, zoned C-1 front yards are required to be landscaped, and
no required front yard shall be used for off-street parking.
i. As a condition of any rezoning, all applicants shall provide evidence of
sufficient off-street parking and an intent to maintain the architectural integrity
of the existing building or to conform to the architectural style of the district if
constructing a building on a vacant lot.
II. Walls; Fences; Solar Collectors; Administration
Applications for the erection, alteration, or destruction 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 review. The division staff

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shall report approvals, disapprovals, or referrals to the board at its next regular
meeting as an informational item. (Ord. No. 2007-45 § 30; Ord. No. 2020-22, §
16)