(3) Letter of Intent & Response to ENN Guidelines - Midtown Workforce Housing

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Integrity Land Planning, LLC.
P.O. Box 2536
Santa Fe, New Mexico, 87504
nathan@integritylandplanning.com
(505) 690-8603
LETTER OF INTENT / RESPONSE TO ENN GUIDELINES
MEMORANDUM
Date: August 28, 2026
To: City of Santa Fe Land Use Department
From: Nathan Manzanares – Principal - Integrity Land Planning, LLC (Agent)
Project: Midtown Workforce Housing – Administrative Development Plan
Property Address:1125 Midtown Calle Central, Santa Fe, NM 87505 (Tract F-1A)
Applicant: ASPECT QOZB LLC.
RE: Letter of Intent / Response to ENN Guidelines – Midtown Workforce Housing-
Administrative Development Plan Application
To Whom It May Concern:
On behalf of the Applicant (ASPECT QOZB LLC.), Integrity Land Planning, LLC respectfully
submits this Letter of Intent in connection with the Early Neighborhood Notification (“ENN”)
process for the proposed Midtown Workforce Housing Project, located at 1125 Midtown Calle
Central within the City of Santa Fe’s Midtown Site.
The subject property consists of approximately 1.99 acres and is located within the Midtown
Master Plan area and Midtown LINC Overlay District.
The property is zoned C-2 and is designated Transitional Mixed Use by the City’s Future Land
Use Map. The site is currently developed primarily with paved parking, sidewalks,
landscaping, and existing utility infrastructure.
Proposed Request
The Applicant proposes the development of approximately 98 multifamily workforce housing
units within a new residential building. The current concept consists of an approximately four-
story residential building, with a proposed building height of approximately 50 feet, 6 inches.
The development will include associated off-street parking, pedestrian improvements,
landscaping, bicycle facilities, common open space, stormwater management facilities, utility
connections, and other site improvements necessary to support the proposed residential use.

- Integrity Land Planning, LLC. Santa Fe, New Mexico -
Approximately 98 vehicle parking spaces are currently proposed, resulting in approximately
one parking space per residential unit. The Midtown Master Plan establishes a maximum
residential parking ratio rather than a minimum parking requirement and is specifically
intended to reduce excessive surface parking while encouraging walking, bicycling, public
transportation, and other transportation alternatives.
The project is intended to provide much-needed workforce housing within the Midtown
District while implementing the City’s adopted vision for Midtown as a higher-density,
walkable, mixed-use, and pedestrian-oriented neighborhood.
Site Context and Development Suitability
The subject property consists of approximately 1.99 acres within the larger Midtown
redevelopment area.
The property is particularly well suited for residential infill development because it is already
located within an established urban service area and is surrounded by existing or planned
municipal infrastructure, streets, pedestrian connections, public facilities, employment centers,
cultural facilities, and other Midtown uses.
The existing property contains asphalt parking, sidewalks, landscaping, and utility
infrastructure associated with the former institutional campus. Public water and sanitary sewer
infrastructure are located within or immediately adjacent to the Midtown Site.
Future vehicular and pedestrian access will be coordinated with the Midtown Master Plan street
network. The project team is also coordinating with the City regarding interim access during
construction and occupancy if portions of the permanent Midtown roadway system have not
yet been completed.
The site is not located within a designated FEMA floodplain, and no significant natural
constraints have been identified that would preclude redevelopment of the property for the
proposed residential use.
Overall, the property represents an appropriate opportunity to convert an underutilized portion
of the former Midtown campus into productive residential use within an area specifically
identified by the City for redevelopment and additional housing.
Consistency Current Zoning Designation, Future Land Use and General Plan
The property is zoned C-2, is located within the Midtown LINC Overlay District, and is
designated Transitional Mixed Use under the City’s Future Land Use Map.
The adopted Midtown Master Plan specifically identifies housing as a preferred use and
anticipates significant residential development throughout the Midtown Site, including
opportunities for affordable and workforce housing.

- Integrity Land Planning, LLC. Santa Fe, New Mexico -
The proposed 98-unit workforce housing development is consistent with the City’s long-term
vision for Midtown as a mixed-use urban district that accommodates housing, employment,
cultural uses, public spaces, recreation, transportation choices, and other complementary
activities.
The project also supports broader City objectives related to compact infill development,
efficient use of existing infrastructure, expansion of housing opportunities, redevelopment of
underutilized land, improved walkability, multimodal transportation, and reduced pressure for
outward expansion of the City.
No annexation or rezoning is proposed as part of this application.
Compliance with City of Santa Fe Land Development Code, Midtown Master Plan and
LINC Design Standards
The proposed development has been designed within the regulatory framework established by
the City of Santa Fe Land Development Code, Ordinance 2025-25, the Midtown LINC Overlay
District, the adopted Midtown Master Plan, and the December 2025 Midtown Master Plan
amendments.
Because the subject property is located within the Midtown Master Plan boundary, the
Midtown-specific development standards provide additional direction regarding building
form, parking, open space, landscaping, pedestrian circulation, streetscape design, stormwater
management, and architectural character.
The current building concept is approximately four stories and 50 feet, 6 inches in height.
Architectural design will incorporate façade articulation and other building-design techniques
intended to reduce the perceived mass of the structure, create visual interest, and establish an
attractive pedestrian-oriented streetscape.
The current plans also incorporate landscaped open space, pedestrian facilities, rainwater
harvesting, parking, bicycle facilities, and other amenities. Certain detailed Midtown
development standards are continuing to be coordinated with the City and Metropolitan
Redevelopment Agency as the plans are refined prior to formal application.
The Applicant intends to pursue the project as a qualifying residential project within the
Midtown LINC Overlay District, including applicable development incentives and
administrative review procedures.
Development Plan Review Criteria:
The proposed Administrative Development Plan demonstrates a development concept that is
compatible with the long-term redevelopment vision for Midtown, provides additional housing
within a designated mixed-use district, utilizes existing municipal infrastructure, incorporates
pedestrian and multimodal transportation facilities, and represents an efficient reuse of
previously developed urban property.

- Integrity Land Planning, LLC. Santa Fe, New Mexico -
The final Development Plan will include the architectural, civil, landscaping, drainage, utility,
lighting, bicycle parking, open space, and other plans required by the City.
Access, Utilities and Infrastructure
The Midtown property is already served by substantial municipal infrastructure, including
public water, sanitary sewer, roadway, electrical, telecommunications, and other utility
systems.
Public water service will be provided by the City of Santa Fe. Sanitary sewer service will be
coordinated with the larger Midtown infrastructure system and the City's planned sewer
improvements serving future Midtown development.
Electrical service will be coordinated with PNM, including the electrical infrastructure
necessary to accommodate the residential development and applicable electric vehicle
infrastructure.
Vehicular access will ultimately be provided through the planned Midtown street system. The
project team will continue coordinating with the City regarding roadway construction phasing
and any interim access that may be necessary before completion of the permanent street
network.
Stormwater management will be addressed through engineered drainage improvements
designed in accordance with the Midtown Master Plan and applicable City requirements. The
project will incorporate onsite stormwater quality treatment, rainwater harvesting, and other
green infrastructure measures where appropriate.
Community Benefit and Public Interest
The proposed project represents a significant opportunity to advance several of the City’s
primary objectives for redevelopment of the Midtown Site.
Most importantly, the development will add approximately 98 workforce housing units within
the geographic center of Santa Fe at a location already served by infrastructure and located
near employment, education, cultural facilities, commercial services, recreation, public
transportation, and other community resources.
The project will also replace an underutilized paved area with productive development,
increase activity within Midtown, contribute to the creation of a walkable residential
neighborhood, and support the long-term economic viability of the Midtown redevelopment
effort.
Key public benefits include:
• Creation of approximately 98 additional workforce housing units;
• Redevelopment of underutilized property within an existing urban service area;
• Efficient utilization of existing water, sewer, roadway, and utility infrastructure;

- Integrity Land Planning, LLC. Santa Fe, New Mexico -
• Improved pedestrian and bicycle connectivity;
• Increased population within walking distance of Midtown employment, cultural,
recreational, and commercial uses;
• Support for a compact and sustainable urban development pattern; and
• Continued implementation of the City’s adopted Midtown Master Plan.
Response to ENN Guidelines
a. Effect on Character and Appearance of Surrounding Neighborhoods
The proposed Midtown Workforce Housing Project has been designed as a context-sensitive
urban infill development that directly supports the character envisioned by the adopted
Midtown Master Plan.
The project consists of approximately 98 multifamily workforce housing units within a four-
story building approximately 50 feet, 6 inches in height. The Midtown Master Plan specifically
anticipates a transition of the former institutional campus into a higher-density, mixed-use,
pedestrian-oriented neighborhood containing significant new residential development.
Architectural design will incorporate façade articulation, changes in building planes, materials,
colors, rooflines, balconies, terraces, landscaping, and other architectural treatments intended
to reduce the perceived mass of the building and create an attractive pedestrian-oriented
streetscape.
The project will also include landscaped open spaces, pedestrian connections, streetscape
improvements, bicycle facilities, and rainwater-harvesting areas.
Rather than introducing a development pattern inconsistent with the surrounding area, the
project represents implementation of the urban character specifically contemplated for the
Midtown Site through the City’s extensive community planning process.
b. Effect on Protection of the Physical Environment
The project represents redevelopment of an already disturbed and urbanized portion of the
former Midtown campus.
The property currently contains substantial asphalt pavement, sidewalks, landscaping, and
existing utility infrastructure. Development of the property therefore allows additional housing
to be accommodated within the existing urban area rather than extending development into
previously undisturbed lands outside the City’s developed core.
Stormwater will be managed through engineered drainage facilities designed to comply with
the Midtown Master Plan and City requirements. The development will incorporate rainwater
harvesting, stormwater quality treatment, landscaping, and green infrastructure measures
intended to reduce runoff and promote responsible water management.
Existing landscaping and trees will be preserved where practicable, and additional landscaping
will be incorporated into the final development plan.

- Integrity Land Planning, LLC. Santa Fe, New Mexico -
The site is not located within a designated FEMA floodplain, and no significant rivers, arroyos,
escarpments, rock outcroppings, or other major natural constraints have been identified within
the development area.
Overall, the project represents an environmentally responsible approach to accommodating
additional housing through redevelopment of previously disturbed urban land.
c. Impacts on Prehistoric, Historic, Archaeological, or Cultural Sites or Structures
The subject property is located within the City’s Suburban Archaeological Review District and
within the historically developed Midtown campus.
The larger Midtown property has previously undergone extensive planning, environmental,
and redevelopment review by the City. The project team is coordinating with the City,
Metropolitan Redevelopment Agency, and Historic Preservation staff to determine what
archaeological investigations and clearances have previously been completed for the Midtown
property and whether those approvals cover Tract F-1A and the proposed development area.
Where prior City-approved archaeological documentation adequately addresses the property,
the Applicant intends to rely upon that work rather than unnecessarily duplicate previous
investigations.
If additional archaeological review or documentation is determined to be required, the
Applicant will comply with all applicable City and State requirements prior to construction.
The project is not located within the Downtown Historic District, and no known acequias or
designated historic structures are proposed to be removed or altered as part of the project.
Accordingly, no adverse impact to known prehistoric, historic, archaeological, or cultural
resources is currently anticipated.
d. Relationship to Existing Density and Land Use Within the Surrounding Area and
With Land Uses and Densities Proposed by the General Plan
The proposed project is consistent with the City’s adopted planning framework for the
Midtown Site.
The property is zoned C-2, is located within the Midtown LINC Overlay District, and is
designated Transitional Mixed Use on the Future Land Use Map.
The Midtown Master Plan specifically identifies housing as a preferred use and establishes a
long-term vision for substantial additional housing within the former campus, including
affordable and workforce housing.
The proposed 98-unit project will help implement that adopted vision by increasing residential
density within an area intended to evolve into a compact, walkable, mixed-use neighborhood.
The project supports City policies encouraging infill development, efficient use of municipal
infrastructure, increased housing supply, redevelopment of underutilized property, compact
urban form, and improved connections between housing, employment, recreation, and
services.
No annexation or rezoning is required.

- Integrity Land Planning, LLC. Santa Fe, New Mexico -
e. Effects on Pedestrian or Vehicular Traffic and Access to Services
The development has been designed to provide safe and efficient access for vehicles,
pedestrians, bicyclists, emergency responders, service providers, and persons with disabilities.
Approximately 98 off-street parking spaces are currently proposed. The Midtown Master Plan
establishes a maximum residential parking allowance rather than a minimum parking
requirement, supporting the broader Midtown objective of reducing excessive surface parking
and encouraging alternative transportation.
Accessible parking spaces and ADA-compliant pedestrian routes will be incorporated into the
development.
Pedestrian connections will connect the building to the surrounding Midtown street, sidewalk,
bicycle, and paseo network. Bicycle parking and other multimodal facilities will also be
provided in accordance with applicable requirements.
The project’s location within Midtown provides residents convenient access to existing and
future public transportation, employment, schools, cultural facilities, recreational areas,
commercial services, and other community destinations.
Vehicular access and roadway phasing will continue to be coordinated with City staff as the
surrounding Midtown street network is constructed.
f. Impact on Economic Base of Santa Fe
The project will provide meaningful economic benefits to Santa Fe both during construction
and following occupancy.
Construction will generate employment and business opportunities for local contractors,
architects, engineers, surveyors, suppliers, tradespeople, and other professional services.
Following completion, approximately 98 additional households within Midtown will support
surrounding businesses, services, cultural facilities, and future commercial development within
the district.
The availability of workforce housing also directly supports Santa Fe’s employers by
increasing opportunities for employees to live within the community and closer to major
employment centers.
The project therefore represents both a significant private investment in the Midtown
redevelopment area and an investment in the long-term stability of Santa Fe’s workforce and
economy.
g. Effect on Availability of Affordable Housing and Availability of Housing Choices
One of the principal public benefits of the proposed development is the creation of
approximately 98 units of workforce housing within Santa Fe.
The Midtown Master Plan specifically identifies housing affordability and increased housing
choice as central goals for redevelopment of the property.

- Integrity Land Planning, LLC. Santa Fe, New Mexico -
Locating workforce housing within Midtown provides residents an opportunity to live close to
employment, transit, commercial services, recreation, cultural facilities, and other daily
destinations.
The project will increase the overall supply of housing while providing a multifamily housing
option within an area intended by the City to accommodate significant residential growth.
Final affordability requirements, income restrictions, unit mix, and applicable housing
agreements will be coordinated with the City as part of the formal development process.
Overall, the project directly advances the City’s objective of increasing the availability and
diversity of housing for Santa Fe residents.
h. Effect on Public Services and Infrastructure Elements
The subject property is located within an existing urban service area and is already served by
substantial public infrastructure.
Public water and sanitary sewer systems currently serve the larger Midtown property. Existing
and planned infrastructure improvements have been specifically designed to accommodate
redevelopment of the Midtown Site.
The project will coordinate final water, sanitary sewer, fire-flow, electrical, communication,
and other utility requirements with the applicable City departments and utility providers.
The Midtown Master Plan includes a coordinated infrastructure strategy for future roads,
water, sanitary sewer, stormwater, and other systems necessary to accommodate development
throughout the property.
Because the project is located within an existing municipal service area, it represents an
efficient use of public facilities and infrastructure and minimizes the need to extend services
into undeveloped areas of the City.
i. Impacts on Water Supply, Availability, and Conservation Methods
The proposed development will be served by the City of Santa Fe municipal water system.
The project will comply with applicable City development water budget and conservation
requirements and will incorporate water-efficient plumbing fixtures and other conservation
measures.
Landscaping will be designed using water-efficient practices, and rainwater harvesting will be
incorporated into the site design to supplement irrigation demand and assist with stormwater
management.
The Midtown Master Plan recognizes the existing public water system serving the property
and includes planned infrastructure improvements necessary to accommodate long-term
Midtown development.

- Integrity Land Planning, LLC. Santa Fe, New Mexico -
The project therefore represents an efficient use of existing municipal water infrastructure
while incorporating conservation practices intended to reduce potable water demand.
j. Effect on Opportunities for Community Integration and Social Balance
The proposed development strongly supports community integration by introducing workforce
housing into a larger mixed-use redevelopment area containing existing and planned cultural,
recreational, educational, employment, commercial, civic, and residential uses.
The Midtown Master Plan was specifically developed to transform the former campus into a
connected, walkable neighborhood rather than a collection of isolated development projects.
Residents of the proposed development will have direct pedestrian and bicycle connections to
the future Midtown street and paseo system and will be located close to existing and future
employment, public transportation, cultural facilities, parks, open spaces, and commercial
services.
The addition of workforce housing also promotes greater economic diversity within Midtown
and creates opportunities for individuals and families with a range of incomes and life stages
to live within the district.
The project therefore contributes directly to the City’s vision for Midtown as an inclusive,
connected, mixed-use community.
k. Effect on Urban Form
The Midtown Workforce Housing Project represents an excellent example of compact urban
infill development.
The project places approximately 98 new residences on previously developed and
underutilized land within the geographic center of Santa Fe and within an area already served
by municipal infrastructure.
This development pattern reduces pressure for continued outward expansion into undeveloped
areas and places residents closer to existing employment centers, public services,
transportation options, recreation, and commercial destinations.
The development also contributes to the transformation of the former institutional campus into
the connected urban neighborhood envisioned by the Midtown Master Plan.
Through increased residential density, pedestrian-oriented building design, multimodal
transportation connections, coordinated open space, and efficient use of infrastructure, the
project supports the City’s long-term goals for compact development, sustainability, improved
mobility, and more complete neighborhoods.

- Integrity Land Planning, LLC. Santa Fe, New Mexico -
l. Additional Comments
The proposed Midtown Workforce Housing Project represents an important opportunity to
implement the City’s longstanding vision for redevelopment of the former College of Santa
Fe/Santa Fe University of Art and Design property.
The project will transform an underutilized paved portion of the Midtown property into
approximately 98 workforce housing units while supporting the surrounding Midtown
redevelopment effort.
The Applicant intends to continue working collaboratively with the City of Santa Fe Land Use
Department, Metropolitan Redevelopment Agency, Public Works Department, Water
Division, Fire Department, Historic Preservation staff, and other applicable agencies
throughout the development review process.
The project team will continue refining the architectural, civil, landscape, drainage, utility,
access, and open-space plans prior to formal application to ensure the development is
consistent with the applicable Midtown Master Plan, Midtown LINC, and City requirements.
Conclusion
The proposed Midtown Workforce Housing Project represents a well-considered infill
development that is consistent with the City’s adopted vision for redevelopment of the
Midtown Site. The project will provide approximately 98 workforce housing units within an
area specifically planned for increased residential density and mixed-use development while
utilizing existing municipal infrastructure and supporting a more compact and sustainable
urban growth pattern.
The development is designed to contribute positively to the future Midtown neighborhood
through pedestrian-oriented design, landscaping, open space, multimodal transportation
connections, stormwater management, water conservation, and coordinated architectural
design. Most importantly, the project will contribute directly to addressing Santa Fe’s need for
additional workforce housing while helping transform an underutilized portion of the former
campus into an active and connected residential neighborhood.
The Applicant looks forward to working collaboratively with City staff, the Metropolitan
Redevelopment Agency, surrounding neighborhoods, registered organizations, and other
interested stakeholders through the ENN and development review process to refine the project
and establish a clear path forward toward formal approval.
Sincerely,
Nathan Manzanares
Principal – Integrity Land Planning, LLC
Agent for ASPECT QOZB LLC
nathan@integritylandplanning.com
(505) 690-8603