Planning Commission approves 5-unit Habitat for Humanity development at 635 Alta Street

The Santa Fe Planning Commission on Jan. 5 approved a development plan allowing Santa Fe Habitat for Humanity to build five affordable housing units in two buildings at 635 Alta Street.

The project is a required implementation of a 2022 real estate donation agreement under which the city transferred the quarter‑acre lot to Habitat for Humanity; the plan calls for two two‑story residential buildings with a combined gross floor area of about 6,448 square feet, ten parking spaces and approximately 2,014 square feet of private open space. Staff recommended approval subject to conditions and technical corrections.

Staff planner Rebecca Clauser told the commission that all five units would be affordable and that the lot is in the R‑21 zoning district, which governs density entitlement for the site. Clauser said the property lies within the West Side Guadalupe historic district and the historic downtown archaeological review district, and that the city’s archaeological review committee had granted clearance on Jan. 25, 2024. She also listed outstanding technical corrections: final approval of the wastewater plan, landscaping adjustments and the requirement that a metered water service and an approved water budget be in place at building permit.

Neighbors at the hearing raised questions about vehicle access, setbacks and the height of a proposed wall along Alto Street. Steven Domas, who lives at 623 Alto Street, asked whether the project was seeking an increase in density and whether vehicle access would cross his property line. Rebecca Clauser replied the proposal complies with the current R‑21 zoning, and that vehicle access shown on the plans is from Upper and Lower Alto rather than a driveway running through adjacent lots.

Kathy Collins, executive director of Santa Fe Habitat for Humanity, said the organization was still finalizing ownership arrangements for the five units and acknowledged the board is considering options to preserve long‑term affordability. "We do serve 80% down to 30% of AMI," Collins told the commission, and said the Habitat board planned a retreat on June 20 to discuss mechanisms to maintain affordability.

Several members of the public urged lower front wall heights along Alto Street to keep the neighborhood pedestrian‑oriented. Architect Joe Simmons, who said he has built nearby, expressed support for the project but asked that the applicant consider lowering a proposed six‑foot wall, calling for a lower wall to better "engage the neighborhood." Frank Rubelín, who advises the Historic District Review Board, said a six‑foot yard wall would likely require an exception and that the historic board typically calculates appropriate wall height from the average of adjacent yard walls.

Commissioners also sought and received clarification on setback rules from staff: a five‑foot minimum side setback applies and structures taller than 14 feet must step back to 10 feet from the property line; staff said the proposal met those requirements. Clauser also confirmed that certain details — including the exact stepback distances and any access permits — would be finalized at the building permit and access‑permit stage.

Commissioner Caitlin Capen moved to approve the development plan "subject to the conditions of approval and technical corrections recommended by staff." The motion passed on a roll call vote with Commissioners Rieland, Capen, McReynolds and Barber recorded as voting yes.

The approval authorizes the development plan only; remaining conditions (final water and wastewater approvals, technical landscaping and engineering corrections, and building permits) must be satisfied before construction. The applicant will return to staff for building permit review and any historic‑board review required if the proposed wall design is modified.