Santa Fe planning commission outlines phased plan to update Land Development Code

Chair Clow opened the May 21 study session of the Santa Fe Planning Commission and staff introduced consultant Matt Goel to restart Phase 2 of the Land Development Code (LDC) update.

"Phase two is ... a high level visioning," Mr. Goel said, framing the work as a continuation of Phase 1 with an emphasis on aligning the code with the city’s general plan. Janice, a city staff member, told the commission that the general plan is on track to be adopted in early fall 2026 with an implementation plan expected in late fall 2026.

Why it matters: staff and commissioners said the code rewrite will shape where and how housing, commercial development and sustainability measures are implemented across Santa Fe. Commissioners repeatedly raised housing affordability and missing‑middle housing as top priorities and pressed staff on sequencing and public engagement.

What the commission heard: staff proposed organizing the LDC update into three installable packages. Installment 1 would include high‑priority items with limited dependence on the final general plan—process reforms, customer‑service improvements in permitting, housing incentives, and targeted code cleanups. Installment 2 would tackle politically and technically complex matters such as preservation and design standards, parking reform, and detailed housing/density rules. Installment 3 would include district restructuring and mapping changes that require the general plan’s future‑land‑use guidance.

"We want to create momentum and not drop a huge draft all at once," Mr. Goel said, urging bite‑sized engagement so the city can adopt changes incrementally.

Key policy questions discussed: commissioners and staff discussed where to permit missing‑middle housing (duplexes, triplexes, small multi‑unit buildings), whether and when to legislate short‑term rental limits (noting that some decisions would require governing‑body action), and how to balance historic preservation with wildfire mitigation and modernization. Staff said some missing‑middle housing types were already added to the use table in Phase 1 and that short‑term rental policy may be better addressed in a later installment to allow broader public input.

Process modernization: multiple commissioners urged digitizing permitting and creating lower‑lift administrative approvals for small, code‑compliant projects to reduce time and cost. Staff said the city is transitioning to an e‑review platform (OpenGov) with a public rollout planned for fall 2026 and that administrative thresholds—such as which projects can be reviewed administratively versus routed to the commission—are under review.

Historic preservation and design: the commission discussed the Historic Districts Review Board’s exterior‑focus authority and the tension between preserving historic fabric and urgent wildfire mitigation (roofs, defensible space). Staff flagged that the local ordinance protects exteriors and that review procedures and standards may need refinement to be both predictable and responsive to safety needs.

Sustainability and infrastructure: speakers urged code tools to encourage water‑wise landscaping (limiting turf and impervious cover), safer pedestrian and bicycle connectivity, and targeted infill in areas with existing utilities. Staff said the general plan’s implementation maps will include 3–5 year capital projects and infrastructure priorities to guide infill incentives.

Next steps: staff will prepare an assessment report that memorializes the three‑installment approach, refine the scope and timeline, meet with the Historic Districts Review Board and other stakeholder groups, and begin drafting. Commissioners asked that outreach include a wide range of stakeholders—from homeowners and small developers to housing nonprofits—to ensure the packages respond to community needs.

What’s next: the commission will receive drafts of the installments for review; each installment is intended to be adopted independently so that early, high‑priority changes can take effect before later, plan‑dependent work is complete.