Joint Special Meeting of Los Alamos County Council and Los Alamos Public Schools - February 26, 2026

This special joint meeting between the Los Alamos County Council and the Los Alamos Public Schools (LAPS) Board was held at Chamisa Elementary School in White Rock, New Mexico. The primary agenda item was a presentation and discussion on the North Mesa Housing Transportation and Utilities Study, which examined the feasibility of developing up to 360 housing units on a 30-acre school-owned site. The meeting included detailed technical analysis, council and board questions, and public comment.

Consent Calendar

• Approval of LAPS Board Agenda: Motion passed unanimously.
• Approval of County Council Agenda: Motion by Councilor, second by Councilor Cull, passed unanimously.

Public Comments

• Lisa Reader (3207 Woodland Road) expressed support for the study but raised concerns about traffic congestion at North Road and Diamond Drive, especially during peak times and potential evacuation scenarios during wildfires. She noted recent accidents at the roundabout and urged consideration of emergency access.
• Mr. Carmichael (speaker identified by name in transcript) questioned the long-term population growth assumptions, noting that artificial intelligence might reduce the workforce at Los Alamos National Laboratory, potentially reducing demand for housing.
• David Hampton expressed strong support for the project, stating the land was always intended for housing to generate permanent income for schools and to provide housing for employees.
• Phil Gerske, former chairman of the North Mesa steering committee, clarified that the 2019 site design map was not iteratively updated and that the Decker Parish bid exceeded budget, leading to the EPS feasibility study and subsequent Wilson & Company analysis. He recommended that the school board lead the approval process since they are the landowners and the county is the approval agency.
• Mr. Warnickey (online participant) supported the land lease model, citing the current assessor's appraisal of $1.38 per square foot as low and suggesting a land lease could generate approximately $700,000 per year for the schools. He argued that traffic concerns are overblown and that building housing on North Mesa would reduce commuting and increase bus viability.

Discussion Items

• Presentation of North Mesa Housing Transportation and Utilities Study (presented by Dan Osborn, Housing and Special Projects Manager, and Steven Lujan, Wilson & Company):
  • The study evaluated infrastructure capacity for 210–360 housing units on the North Mesa site (30 acres), plus the Arbolada subdivision (137 units) and Ponderosa Estates (49 units).
  • Transportation Analysis: 11 intersections along Diamond Drive were analyzed. Under existing conditions, all intersections performed at Level of Service (LOS) C or better except Diamond Drive and North Road (LOS D in AM peak). With full build-out, that intersection would degrade to LOS E in the AM peak. Crash data from 2019–2023 showed 94 crashes, with the highest number at Diamond Drive and Canyon Road.
  • Wastewater Infrastructure: Existing sewer pipe drop B at Cooper Place has severe corrosion (holes exposing exterior), requiring full replacement at an estimated cost of $1.35 million. Current capacity is sufficient for build-out, using only about 48% of peak capacity due to steep slopes.
  • Water Infrastructure: Proposed upgrades to address low pressure and high velocity segments, including upsizing pipes. Estimated cost for area A (North Mesa site) is $2.39 million; area B (Arbolada) is $987,000.
  • Total Preliminary Cost Estimate: Approximately $14.7 million, including $2.82 million for off-site/utility upgrades and $11.88 million for on-site subdivision development. These costs include planning-level contingencies and engineering fees.
  • Phase I Environmental Site Assessment: Identified paint cans, drums, and portable classroom stockpiles (removed in 2021) as a low-risk recognized environmental condition (REC).
  • ALTA Survey: Not certified due to lack of land title commitment; preliminary research provided.
• Council and Board Q&A:
  • Councilor Reger questioned the 0.5% annual growth rate assumption for traffic, clarifying it applies to the entire county population, not just the North Mesa area. The traffic analysis concluded that the system could absorb the additional development without major LOS degradation except at one intersection.
  • Councilor Ryti asked about addressing the Diamond Drive/North Road intersection issue; the response indicated that detailed design studies and potential signal warrant analyses would be needed.
  • Councilor Herrmann inquired about soliciting development partners; staff confirmed they have a list of potential developers and would issue a national solicitation.
  • Councilor Havemann raised concerns about traffic between North Mesa and Barranca Elementary, noting that the roundabout at Diamond Drive and N.M. 4 was included but internal Mesa roads were not analyzed in detail.
  • Councilor Hand asked about the impact of adding a sixth grade wing and a new elementary school on infrastructure; staff noted those were not included in the study but likely would not be a showstopper.
  • Councilor Cull asked about the distinction between on-site development costs (borne by developer) and off-site infrastructure costs (potentially subsidized by the county for affordable housing). Staff clarified that the county could participate in covering costs under the Affordable Housing Act.
  • President Wyman (LAPS) confirmed that the school district has plans to add a sixth grade wing to the middle school and would eventually need an elementary school on the reserved 5-acre site.
  • Vice President Copeland asked about the timeline for revenue generation; staff explained that if a lease model is used, revenue would likely not start until the development debt is paid off (30–40 years), but that terms could be negotiated.
  • Several council members discussed the density mix, with Councilor Neal-Clinton advocating for higher density (townhouses, apartments) over single-family homes to maximize housing and match community needs.
  • The county manager noted that the intersection of Diamond Drive and Canyon Road (not the North Road intersection) is the primary safety concern based on crash data, but that improvements are possible.

Key Outcomes

• No formal votes were taken on the North Mesa housing project. The meeting was a discussion and information-sharing session.
• Next Steps Identified:
  • County staff will continue to refine the study and prepare for a potential solicitation of development partners.
  • The school board and county council will need to formalize desired outcomes, including housing targets, revenue expectations, and commitment to affordable housing.
  • Future land use and zoning changes (comprehensive plan amendment and rezoning from institutional to residential) will be required before development can proceed.
  • Additional traffic studies and design work for the Diamond Drive/North Road intersection may be initiated.
• Adjournment: The county council meeting adjourned first, followed by the LAPS board meeting.