Planning and Zoning Commission approves streetscape variance for proposed hotel at 400 Trinity Drive

The Los Alamos County Planning and Zoning Commission on a recorded vote approved VAR20250006, a variance that allows a six‑foot sidewalk and an eight‑foot landscape strip along Central Avenue for a hotel proposed at 400 Trinity Drive. The commission adopted conditions from the county engineer and authorized the chair to sign a final order.

The variance applies to an approved site plan for a 60‑unit extended‑stay hotel proposed at 400 Trinity Drive in the Downtown Los Alamos zone district. Will Gleason, urban planner and partner at Decker, told the commission the request responds to site constraints and grading: “we're proposing a 60 unit, extended stay, a shortened and extended stay hotel,” and asked the commission to allow the sidewalk and landscape strip to be swapped so the landscaping sits adjacent to the building and the sidewalk sits between that landscape zone and the curb.

Desiree Lehi Hahn, senior planner with Los Alamos County Community Development, recommended approval in a staff report that framed the variance as fitting within the downtown master plan's goals while acknowledging site constraints. “The purpose is to implement the vision established in the Los Alamos downtown master plans,” she said, and told commissioners the alternate configuration would reduce the amount of private property that would otherwise need to be dedicated as public right of way to approximately 80 square feet.

Eric, the county engineer, told the panel the county supported the variance subject to conditions because of maintenance and public‑access considerations. “Dedication of this right away is important to us, for future maintenance and, really, for a public access easement,” he said, adding that county maintenance and liability concerns make right‑of‑way dedication standard practice where private improvements serve a public function.

Commission discussion focused on the tradeoffs between the downtown streetscape standards and the practical constraints of the site. Commissioner Benjamin Hill said he disagreed that the variance met the code criterion requiring that the variance not be contrary to public safety, health or welfare. “I disagree that it's been met,” Hill said, arguing the intent of the downtown standards is a wider pedestrian zone and separation from traffic. Other commissioners, including David Hampton, said the lot sits at the edge of the downtown district and that the requested configuration better fits the transition area near the roundabout and the project's grading constraints.

The commission voted by roll call. Commissioners recorded as voting were: Ronald Nelson — no; Benjamin Hill — no; (Commissioner Bridal) — yes; Stephanie Nockley — yes; Rachel Adler — yes; (Commissioner Cherryston) — yes; David Hampton — yes. The motion passed (yes 5, no 2).

The approval is conditioned on requirements recommended by the county engineer and contained in Attachment B of the staff packet, to be satisfied before building permit issuance. Conditions include maintenance responsibilities for landscaping in county right of way, execution of a maintenance agreement for landscaping and stormwater features in county right of way, dedication or formal easement for the small portion of sidewalk that crosses private property (the applicant requested the option of a sidewalk easement in lieu of a replat), and application of all prior site plan conditions.

The commission made its decision under criteria in Chapter 16 of the Los Alamos County Development Code, including Section 16‑74(G) (variance decision criteria). The chair read the development‑code appeal rights: the commission's decision may be appealed within 15 calendar days by property owners and others specified in the code.

Votes and key documents from the hearing are entered into the official record; the county engineer memorandum (Attachment B, dated 02/21/2025) was listed as a condition of approval.