The Santa Fe Planning Commission on Nov. 6 approved the Tierra Contenta Phase 3A preliminary subdivision plat and granted a variance allowing limited disturbance of 30% slopes to build trail connections and stormwater infrastructure.

Staff presented two related cases: case 2025-10685 (Phase 3A preliminary subdivision plat) and case 2025-10688 (variance to allow disturbance of natural 30% slopes). Rebecca Clauser, the case planner, told the commission the plat would create 16 development tracts, six open-space tracts and three innovative street sections, and would establish a 10-acre school site, neighborhood commercial tracts and a network of trails and open space. Staff found the preliminary plat met approval criteria subject to conditions and technical corrections, but staff recommended denial of the 30%-slopes variance because the project exceeds the allowance in section 14-8.2.d.2.b (the code permits only three isolated disturbances up to 1,000 square feet each) and staff concluded the applicant had not demonstrated the special circumstances required to justify the variance.

HomeWise representatives said the project is intended to provide backbone infrastructure to unlock up to 1,500 homes, 40% of which the annexation agreement requires to be affordable. Project director Weston Glass and civil engineer Orlin Gutierrez described the design: a looped Paseo Del Sol that completes the neighborhood spine, on-street parking and bike lanes, a 10-foot multimodal trail where constrained sections exist and seven engineered detention/infiltration ponds sited in arroyos. HomeWise argued locating the ponds and trails in arroyos minimizes overall disturbance, improves infiltration to groundwater and allows creation of accessible, ADA-friendly trail grades where people already walk.

The variance request would allow disturbance of approximately 7,305 square feet of 30% slopes (about 18 separate disturbances in the applicant''s analysis) to accommodate two community trail crossings of drainage ways and pond/dam construction at arroyo outlets. Orlin said some sites within arroyos would be more stable after engineered disturbance and stabilization than the current uncontrolled social trails and erosion patterns.

City staff and Parks Department representatives urged caution. Parks staff said maintenance for proposed ponds and trails would require additional city crews; terrain-management staff noted the code allows only limited disturbance of 30% slopes and recommended denial of the variance. Staff also raised concerns about assuming the city would fund neighborhood-park construction; staff proposed an additional condition that the applicant obtain final park design approval with the city prior to certificate-of-occupancy issuance for the first development tract. HomeWise countered that the annexation agreement assigns responsibility for park funding to the city and said the proposed last-minute condition was procedurally inappropriate; the applicant asked for time to meet with staff and legal.

After extended discussion and public comment, the commission voted to approve the preliminary subdivision plat subject to the conditions of approval and a new condition postponing resolution of the park-design/fencing obligation to allow the applicant and staff to resolve it before final plat. On the variance, the commission voted to approve the applicant''s variance request to allow the 7,305-square-foot disturbance of 30% slopes for trails and drainage infrastructure, a decision contrary to staff''s recommendation to deny.

Commissioners and staff recorded several follow-up steps: coordinate with terrain management and Parks to refine trail alignment, satisfy public-utilities and wastewater requirements, address traffic-impact comments, and resolve the park-design/cost question prior to final plat. Parks staff said any long-term maintenance obligations for ponds and trails will require additional city staffing and budget decisions.

Speakers quoted in this article are recorded in the meeting transcript.