Planning commission approves variance for addition at 195 Brownell Holland Road

The Santa Fe Planning Commission approved a variance on Sept. 4 allowing an addition to the single-family home at 195 Brownell Holland Road to extend into the Escarpment Ridgetop Overlay.

Senior planner Alexa Hempel presented staff’s recommendation, saying the applicant sought a variance from City Code section 14-5.6.D.1 because the lot was created by a 2009 lot split even though the house dates to 1958. “The total roof area to be added with this addition is 806 square feet, and 440 of that is within the ridge top,” Hempel said, and staff concluded the work would be built on existing patios and would limit disturbance of native vegetation.

The nut graf: the commission’s authority allows variances where strict compliance would cause extraordinary hardship, provided the variance does not nullify the overlay’s intent to preserve ridge top environment and scenic vistas. Staff found the proposal met the five variance criteria in the land-use code and recommended approval subject to technical corrections and stated conditions.

In presenting the case, Hempel described alternatives the applicant and staff considered, including building onto an exterior façade outside the overlay and building a detached structure off the ridge top, both of which were rejected because of septic-field setbacks, slope disturbance and the applicant’s program needs. Hempel also noted that the New Mexico Environment Department letter included with the application said the existing septic location was the most feasible for maintenance and that altering it would be difficult. Staff did not require grading, drainage or structural plans as part of the variance review but noted building permits later will require those plans and fire-prevention compliance because the addition exceeds 500 square feet of roof area.

Two neighbors spoke at the public hearing. Sonia Thorpe Bohannon, who said she lives immediately north of the property, testified, “I’m in full support of the project.” The architect on the project, Amber Odoms of Elisanto Design, and other project representatives answered commissioner questions about septic constraints and design details during the public portion.

After closing public comment, a commissioner moved to approve the variance as recommended by staff and the commission voted to approve. Commissioners who registered affirmative votes during the roll call on the motion were recorded as Commissioner Smith, Commissioner McGee, Commissioner Miranda, Commissioner Vieland and Commissioner Cavan; the chair announced the motion passed.

The action is limited to the variance request; conditions listed in Attachment A of the staff report (technical corrections, compliance with fire code, and required landscaping/mitigation at permitting) remain in force. Because the approval is a variance to the Escarpment Overlay rules, any building permits will still be required before construction and will trigger additional plan and code checks.

Staff and applicants said an advanced treatment septic alternative was not evaluated in detail because a newer septic system already exists on site and moving it would disturb slopes and vegetation. The parcel is zoned R-1 and is about 5.079 acres, and the applicant previously obtained a small variance in 2016 for a 300-square-foot addition (case referenced by staff as 2016-17).