Planning and Zoning Commission Meeting Summary – March 25, 2026

The Los Alamos County Planning and Zoning Commission held a public hearing on Wednesday, March 25, 2026, at 5:30 PM in the Council Chambers. The primary action was the approval of a Site Plan Adoption for the Coyote Mesa Neighborhood, a 380-unit deed-restricted affordable housing development proposed at 125 DP Road. The meeting also included approval of previous meeting minutes, staff and applicant presentations, public testimony, and farewell remarks to two outgoing commissioners.

Consent Calendar

• Approval of Minutes (February 25, 2026): The Commission unanimously approved the minutes from the February 25, 2026, Planning and Zoning Commission meeting as presented. Motion by Commissioner Chrien, seconded by Commissioner Hampton.

Public Comments & Testimony

• Public Comment (General): No general public comments were offered at the beginning of the meeting.
• Public Hearing Testimony: One affected party, Dan McCarn (a resident of The Bluffs at 135 DP Road), provided testimony. He expressed concerns that the proposed dog park is too small and that a children's playground was not clearly included. He also asked about management of amenities and suggested a larger combined dog park and children's play area closer to The Bluffs. He did not submit a petition but noted he had previously collected over 100 signatures for such a park. No other members of the public offered testimony.

Discussion Items

• Staff Report (Danyelle Valdez): The Planning Manager presented the case for Site Plan Adoption SIT-2026-0075. She detailed the project: 380 dwelling units (one four-story wrap-style building with 237 units and internal 480-space parking garage, ten garden flat buildings with 131 units, three townhome buildings with 12 units), a 6,200-square-foot amenity building, extension of the Canyon Rim Trail, a fenced dog park, and other amenities. The project is 100% deed-restricted affordable housing for households earning 60–120% of Area Median Income (AMI). Staff reviewed all seven decision criteria under Section 16-74(i) of the Development Code and concluded that all applicable criteria were met. The Interdepartmental Review Committee (IDRC) found no conditions needed; a drainage encroachment permit will be handled during permitting. Staff recommended approval.
• Applicant Presentation (Norris Design, Servitas, Kimley-Horn, PGAL): Lindsay Newman (Norris Design) presented the project history, noting the site was County-owned and designated in the 2016 Comprehensive Plan and 2024 Affordable Housing Plan for high-density workforce housing. The developer, Servitas, was selected through a competitive RFP in 2024. The project targets 17 units per acre. A community open house was held on February 5, 2026, with about 25 attendees. Jorge Garcia (PGAL) described architectural design principles: breaking up building mass, creating human scale, providing secure courtyards, and using native materials. John Pena (Kimley-Horn) addressed drainage and stormwater management, including retention/detention ponds and coordination with LANL for outfalls. Christopher Clyde (Servitas) noted the decision to provide 480 parking spaces (exceeding the 355 minimum) for livability.
• Commission Questions & Discussion:
  • Commissioner Knockley asked about the 60% AMI floor; Dan Osborne (County Housing Special Projects Manager, sworn in) explained that lower AMI levels (30–60%) are served by other County projects (Canyon Walk, The Bluffs), and the 60–120% range targets the missing middle. He also clarified that the site had been remediated for any prior contamination and received a clean human health risk assessment in December 2023.
  • Commissioner Adler asked about cultural/archaeological surveys; Osborne stated no known sites exist but any discoveries would follow standard process.
  • Commissioner Hampton asked about the interface with The Bluffs; Newman noted a 30-foot landscaped setback and architectural measures for privacy.
  • Commissioner Hampton questioned parking adequacy; Clyde and Newman stated the 1.26 spaces per unit ratio was chosen for livability and to avoid under-parking, given the residential-only use.
  • Commissioner Hampton asked about drainage to surrounding canyons; Pena described pond locations and discharge coordination with LANL.
  • Commissioner Knockley asked why the project did not maximize density further; Newman responded that the 17 units per acre matches the County's target and that additional units would compromise open space and site amenities.
• Commission Deliberation: Each decision criterion (a through g) was reviewed briefly. Commissioners concurred that all applicable criteria were met, with no conditions needed.

Key Outcomes

• Motion to Approve (Commissioner White, seconded by Commissioner Brown): The Commission voted unanimously (9-0) to approve Case No. SIT-2026-0075, the Site Plan Adoption for Coyote Mesa Neighborhood. Approval is based on findings that the applicant met the decision criteria per Section 16-74(i) of the Development Code. The Chair was authorized to sign the Findings of Fact and Conclusions of Law to be prepared by staff.
• Appeal Notice: The Chair read the appeal rights: any appeal must be filed within 15 calendar days after the final written decision, per Section 16-72(g)(5)(a) of the Development Code.
• Farewell to Departing Commissioners: Commissioners Nakhleh and Adler attended their last meeting. Chair Easton, Commissioner Hampton, Council Liaison Havemann, and other commissioners expressed gratitude for their years of service. Commissioner Knockley thanked staff and the community; Commissioner Adler thanked colleagues and staff for support.
• Comprehensive Plan Update: Staff reported that the Plan Los Alamos process is ongoing, with 90 survey responses as of the meeting. The public is encouraged to participate at planlosalamos.org.
• Council Liaison Report: Councilor Havemann provided updates from recent County Council meetings, including a presentation on NNSA activities, an ordinance for leasing the golf course restaurant, variances remanded back to P&Z, and discussion of federal priorities and inclusivity task force recommendations.

Commission/Director Communications

• Department Report: No formal report; staff reminded about the Comprehensive Plan survey and upcoming meetings.
• Chair's Report: Chair Easton thanked departing commissioners and highlighted their contributions to the Development Code update.
• Commissioners' Comments: Commissioner Hampton humorously noted departing commissioners are eligible to serve again after April 1, 2027.
• Adjournment: The meeting adjourned after farewells.