City of Santa Fe
Historic Districts Review Board
Findings of Fact and Conclusions of Law
Case # 2025-11244-HDRB
Address – 412 Camino Cabra
Agent’s Name – Ju Tan, Architect, JuiceKitchen Design Workshop, LLC
Owner/Applicant’s Name – Tom Wilmoth and Heather Lundine
THIS MATTER came before the Historic Districts Review Board (“Board”) for hearing
on January 13, 2026.
BACKGROUND
The single-family residence located at 412 Camino Cabra is listed as contributing to the
Downtown and Eastside Historic District, with the east façade designated as primary. The
structure was built in 1950 on a 0.147-acre lot, which comprised 734 square feet of roofed area.
The L-shaped structure was built of masonry block in a modest, vernacular manner, Santa Fe
Style, with metal casement windows and a wooden, flat roof. A portal wraps around the
northeastern façade, supported by wooden viga beams and corbels. Two alterations – the
addition of a portal on the east elevation and a closet addition on the west – took place after
1978, but much of the core structure remains intact. The house was built by the Lucrecio Roybal
family. One of the sons, Frank Roybal, resided on the property after returning from World War
II and built the residence. Frank worked for Allen Stamm’s home construction company.
At its November 14, 2023, meeting, in Case # 2023-7474-HDRB, the Board designated
the structure as contributing to the Downtown and Eastside Historic District, noting the
characteristics of vernacular construction during the 1950s. The HDRB designated the east
elevation to the south of the portal as a primary facade, as the large steel casement window is
character-defining, given the window materials available at the time of construction.
At this hearing, the Applicant requests Board approval of the following items:
1) Exterior window replacements throughout the house, including on the east, primary
façade. Two exceptions are required, to SFCC Section 14-5.2(D)(1)(a), Removal of
Historic Material; and to SFCC Section 14-5.2(D)(5)(a)(i), Historic Windows Shall be
Repaired or Restored Wherever Possible.
2) Install new brick steps leading up to the existing entry portal with a new wrought iron
handrail to match the existing one to be removed.
3) Construct a new, 4’9” coyote fence and gate around the existing entry portal to replace
the existing blue, wood fence and gates, where the maximum fence height is 5’1”.
4) Construct a new, 3’6” yard wall, where the maximum fence height is 5’1”.
5) Stucco patch and repair around window replacements to match existing synthetic stucco
in texture and color.
Staff recommends denial of Item # 1 of the proposed project, and recommends a finding

Finding of Fact and Conclusions of Law – Remodel or New Construction
Case # 2025-11244-HDRB
p. 2
that the exception criteria have not been met for the primary-façade window replacement. The
Staff recommends approval for all other elements of the application.
FINDINGS OF FACT
After conducting a public hearing and having heard from the Applicant and all interested
persons, the Board hereby FINDS, as follows:
1. Land Use Department Staff conducted a preliminary zoning review (“PZR”) and
determined that the application appears to meet the underlying zoning standards set forth
in the Santa Fe City Code (“SFCC”).
2. Historic Preservation Division Staff reviewed the application and related materials and
information submitted by the Applicant for conformity with applicable SFCC
requirements and provided the Board a written report of its findings (“Staff Report”),
which evaluates the factors relevant to the application.
3. Historic Preservation Division Staff Recommendation: Staff recommended denial of
Item # 1 of the proposed project, and recommended a finding that the exception criteria
had not been met for the primary façade window replacement. Staff recommended
approval for all other elements of the application as they complied with SFCC Section
14-5.2(D), General Design Standards for all Historic Districts, and 14-5.2(E), Downtown
and Eastside Design Standards.
4. The project is subject to SFCC Section 14-5.2(C), Regulation of Significant and
Contributing Structures.
5. The project is subject to the requirements and general design standards set forth in SFCC
Section 14-5.2(D), General Design Standards.
6. The property is located in the Downtown and Eastside Historic District and is subject to
the district design standards set forth in SFCC Section 14-5.2(E).
7. Under SFCC Sections 14-2.6(B-C), 14-5.2(A)(1), 14-5.2(C)(2)(a-d & f), 14-5.2(C)(3)(a-
b), 14-5.2(C)(4), and 14-5.2(D), the Board has authority to review, approve, with or
without conditions, or deny, all or some of the Applicant’s proposed design to assure
overall compliance with applicable design standards.
8. Under SFCC Section 14-5.2(D)(1)(a), removal of historic materials or alteration of
architectural features and spaces that embody the status of a contributing structure shall
be prohibited.
9. Under SFCC Section 14-5.2(D)(5)(a)(i), historic windows on the primary façades of
contributing structures shall be repaired or restored wherever possible.
10. The Applicant proposes to remove a prominent historic window (window F) on the east,
primary façade and replace it with a window that does not duplicate the existing in the
material of the original.
11. Staff determined that two exceptions, to SFCC Section 14-5.2(D)(1)(a) and 14-5.2(D)(5)
(a)(i), would be required for approval of Item # 1 of the application, and the Applicant
requested the exceptions.
12. To obtain these exceptions, the Applicant was required to conclusively demonstrate that
the three exception criteria set forth in SFCC Section 14-5.2(C)(5)(b) have been met.
13. Based on the information set forth in the Staff Report and exhibits, and the evidence and
testimony presented at the hearing, the Board finds that the Applicant has conclusively

Finding of Fact and Conclusions of Law – Remodel or New Construction
Case # 2025-11244-HDRB
p. 3
demonstrated that all exception criteria have been met:
a. Pursuant to SFCC Section 14-5.2(C)(5)(b)(i), the Board finds that granting the
exception would not damage the character of the district because the proposed
aluminum-clad, wood window (Kolbe Vistaluxe WD) features a slim-line frame
designed to replicate steel-casement windows, the existing opening in the façade
will not be modified, and the proposed new window will fit in the existing
opening;
b. Pursuant to SFCC Section 14-5.2(C)(5)(b)(ii), the Board finds that the exception
is required to prevent a hardship to the Applicant or an injury to the public
welfare because the existing window is set out of plumb, will not close correctly,
its hinges are buried in the stucco, and it cannot be removed without damaging its
frame beyond repair, according to a report by a window assessment professional;
and
c. Pursuant to SFCC Section 14-5.2(C)(5)(b)(iii), the Board finds that granting the
exception would 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, because the existing steel-casement windows
have a low thermal quality, and produce condensation which leaks into the walls
and damages the stucco; the new windows will have a higher thermal quality,
reduce energy consumption and promote the City of Santa Fe’s stated goal of
carbon neutrality (see City Resolutions # 2014-85 and 2015-30).
14. The Board finds that the Applicant has conclusively demonstrated that all of the
exception criteria have been met.
15. No exception is necessary for replacement of the windows on the other elevations of this
contributing structure because they are not on primary façades and have no special
protection under SFCC Section 14-5.2(D)(5)(a)(i).
16. Under SFCC Section 14-5.2(C)(3)(b), the Board has the authority to approve an
application for alteration or new construction on the condition that changes relating to
exterior appearance recommended by the Board be made in the proposed work, and no
permit is to issue until new drawings or documentation, satisfactory to the Board, have
been submitted.
17. The information contained in the Staff Report and exhibits, and the testimony and
evidence submitted at the hearing, establishes that all applicable requirements for Board
review as herein described have been met.
18. The information contained in the Staff Report and exhibits, and the testimony and
evidence submitted at the hearing, establishes that all applicable design criteria have been
met, subject to the condition imposed by the HDRB, as described below.
CONCLUSIONS OF LAW
Under the circumstances and given the evidence and testimony submitted during the
hearing, the Board acted upon the application as follows:
1. The Board has the authority to review and approve the application.
2. The Board approves Items # 1-5 as set forth in the application, as recommended by
Staff, with the following additional condition:

Finding of Fact and Conclusions of Law – Remodel or New Construction
Case # 2025-11244-HDRB
p. 4
a. Window F on the primary, east façade shall be replaced with the product as
close to the existing window in lite and muntin pattern as economically
feasible, as approved by the Staff.
3. The Board grants the exceptions requested in the application.
IT IS SO ORDERED ON THIS 22nd DAY of SEPTEMBER, 2026, BY THE
HISTORIC DISTRICTS REVIEW BOARD OF THE CITY OF SANTA FE.
_______________________ _____________
Cecilia Rios, Chair Date
FILED:
______________________ ______________
Geralyn Cardenas Date
City Clerk
APPROVED AS TO FORM:
_________________________ ______________
Frank Ruybalid Date
Assistant City Attorney