Santa Fe Homeowner’s Renovation Plans Spark Historic Code Debate

Francesca Banci, a homeowner in Santa Fe’s Don Gaspar neighborhood, is advocating for changes to the city’s historic preservation code following a dispute over the designation of her properties. Banci purchased her home in 2021 and embarked on a significant renovation of the historic property, recognized as a “contributing” structure under the city’s preservation ordinance. This designation signifies its importance to the architectural character of the area.

Banci also owns a second, smaller property on the same lot, which she intended to renovate for rental purposes. She emphasizes her commitment to providing quality housing for residents rather than operating short-term rentals. However, her plans were complicated when the Historic Districts Review Board reviewed the status of her secondary property in November 2023. The board made a controversial decision to upgrade both her properties to “contributing” status, despite recommendations from city staff and Banci’s objections.

During the board’s meeting on November 26, 2023, senior planner Lani McCulley presented the staff’s recommendation to keep both properties as non-contributing. Past assessments from historians had supported this view. Nonetheless, board member John Bienvenu argued for the upgrade, stating, “For me … this building is very much a contributing building,” highlighting the significance of the tightly grouped structures to the neighborhood’s history.

Banci’s appeal to the City Council resulted in a vote on August 26, 2023, where the council granted her request for a reversal—an outcome she did not anticipate. She argued that the historic code requires a reevaluation to facilitate easier navigation for property owners and reduce reliance on subjective interpretations by appointed boards. “The code needs to be revamped so that the people who live here and work here can have quality housing without having to jump through hoops,” she stated in an interview prior to the council meeting.

Despite her efforts, the board voted 5-0 to designate both properties as contributing, making any renovation more complex. Banci expressed concern that this designation would hinder necessary upgrades, stating that the current state of her property does not meet occupancy standards. She pointed out that changes to the primary façade would require variances, complicating her renovation plans.

In a discussion at the August council meeting, Assistant City Attorney Frank Ruybalid reassured council members that he had never seen the board mandate a property owner to keep a structure uninhabitable. Councilor Alma Castro shared her concerns about the implications of contributing status, stating that it could prevent property owners from restoring their homes to a livable condition.

Ultimately, the council voted 6-1 in favor of Banci’s appeal, with Mayor Alan Webber casting the sole dissenting vote. Following the decision, Banci expressed her surprise and gratitude. “I’ve got a lot of money to spend on the renovation,” she remarked, noting that her plans would still require final approval from the Historic Districts Review Board.

The debate surrounding Banci’s properties underscores the complexities of historic preservation in Santa Fe. As the city grapples with a housing shortage, the challenge remains to balance the preservation of its architectural heritage with the need for practical solutions to support its residents.