Planning staff presented the Phase 1 update to Santa Fe’s Land Development Code (LDC) at the Planning Commission meeting on Oct. 16, calling the rewrite the result of more than two years of public engagement and technical review.

"This update of the code has, is the culmination of over 2 years of public engagement, community input, citywide staff review, and direction from city leadership," Maggie Moore told the commission. The presentation described a repeal‑and‑replace organization that consolidates district regulations, clarifies use tables, and reorganizes development and design standards to make the code easier to use.

Why it matters: The last comprehensive code rewrite dated to 1987, and planners said piecemeal amendments left the code layered, contradictory and hard to interpret. Phase 1 focuses on clarity, reorganizing zoning district information into consolidated tables and maps; simplifying permitted‑use tables; consolidating development procedures; and adding targeted incentives to encourage affordable and “missing middle” housing.

Key proposals staff highlighted include:
- Consolidation of zoning district information into single, illustrated entries and removal of several overlays that staff said are not used on the ground.
- A new parks-and-open‑space zoning district as a placeholder for later mapping work.
- Changes to parking rules to create flexible approaches for reducing minimum parking through shared parking, off‑site arrangements and other means; no change to underlying minimum ratios in Phase 1.
- EV‑capable and EV‑installed parking categories and updated bicycle‑parking standards.
- An "enhanced affordability incentives" package that layers scaled density bonuses and administrative review for projects that provide affordability above the Santa Fe Homes baseline (currently 20% for‑sale and 15% rental affordability in existing Santa Fe Homes program). Moore used a 20‑unit example to show how higher affordability percentages would scale allowed density and produce more total homes on a parcel.

Planning staff also noted that architectural design review and street design standards are slated for deeper examination in Phase 2; Phase 1 intentionally avoided major substantive changes in those areas so the team could prioritize broad organization and targeted housing incentives.

The Historic Districts Review Board held a joint study session before the commission and said it had "grave concern" about proposed changes to design standards for historic districts. The H‑Board’s action retained existing district standards and recommended that changes to district design standards be deferred to Phase 2 while supporting many other Phase 1 reforms.

Public testimony at the commission hearing was overwhelmingly supportive of the Phase 1 update and the affordability incentives. Speakers who testified in favor included Cathy Collins (executive director, Santa Fe Habitat for Humanity), Veronica Toledo (HomeWise), Miles Conway (New Mexico Home Builders Association), Carlos Gamora (technical advisory working group member), and several neighborhood residents. Arguments in favor emphasized the local housing shortage, workforce housing needs for teachers and first responders, and the ability of streamlined rules and scaled incentives to spur more affordable housing production.

Staff laid out the timeline that led to the hearing: outreach in 2023 and 2024, advisory working groups, an assessment report, joint review with the Historic Districts Review Board and a scheduled governing‑body adoption hearing on Nov. 19, 2025. Department materials include a disposition cross‑walk that maps existing code provisions to new citations and highlights substantive changes.

Action: The Planning Commission voted to recommend approval of the Phase 1 LDC update to the governing body "as submitted." The motion carried on a roll call vote. Commissioners who recorded affirmative votes during the roll call included Miranda, Reeland, Capen, McReynolds, Barber and Embry. The record shows the commission will forward its recommendation to the governing body's subcommittees for further review and to the Nov. 19 special meeting for final adoption by the governing body.

What remains: staff and consultants said Phase 2 will take up the more substantive regulatory choices — street standards, architectural review outside historic districts, and deeper parking‑ratio changes — and some historic‑district design work that the Historic Districts Review Board asked to reserve for later. The governing body and subcommittees will receive the commission recommendation in the coming weeks.