Planning and Zoning Commission approves sketch and preliminary plat to replat Arbelada for mixed single‑family and cottage development

The Los Alamos County Planning and Zoning Commission on June 11 approved sketch and preliminary subdivision plat SUB2025‑0021, a proposal by Consensus Planning and Titan Development on behalf of property owners Sonia Donaldson and Sandy Kramer to replat the previously approved Arbelada subdivision in North Mesa.

Staff presented the application and recommended approval. Desiree Luhan, senior planner, said the 17.07‑acre parcel (commonly referenced as 659 San Ildefonso Road) was previously platted in 2023 as an 85‑lot subdivision; the new scheme divides the property into two developments totaling 137 dwelling units. The western portion (about 7.54 acres) would become 23 single‑family lots and three tracts for open space and drainage; lot widths there are proposed at 50 feet with lot areas averaging about 6,057 square feet. The eastern portion (about 9.5 acres) is planned as a cottage development of roughly 114 rental townhome units arranged in 36 two‑story buildings; the cottage area requires a conditional use permit and additional reviews.

Staff noted the county will review multiple subsequent applications: a minor zone map amendment (scheduled for July 23) to rezone lots 1–23 from SFR‑4 to SFR‑5, a final subdivision plat (anticipated Aug. 27) that would finalize lot boundaries and infrastructure, and a conditional use permit for the cottage development. Community Development staff said departmental reviewers, including public utilities and engineering, considered the master plan and did not raise capacity concerns at the sketch/preliminary stage; detailed utility, drainage and traffic reports are expected with later applications.

Representatives from Titan Development described the cottage concept as 2–3 townhomes per building, 3‑bedroom units around 1,300 square feet, a central clubhouse with leasing office, pool and open space and two access points off San Ildefonso Road. Titan said buildings would include buffers toward the adjacent Broadview Estates and that they hope to begin construction as early as February (the firm said it was attempting an earlier start if feasible). Titan partners noted past work elsewhere in New Mexico.

Multiple North Mesa residents testified in opposition or with concerns, citing traffic and pedestrian safety on San Ildefonso Road, low water pressure in uphill neighborhoods, aging sewer infrastructure, construction noise, privacy impacts for adjacent yards and the cumulative impact of adding 137 dwelling units. Commissioners discussed those concerns, the staged permitting process and whether the preliminary plat gave the public adequate opportunity to review later engineering and mitigation measures. Staff and the applicant said many of the details — including final street cross‑sections, drainage designs and traffic mitigation — will be submitted and reviewed with later applications.

After deliberation, Commissioner Hill moved to approve the sketch and preliminary subdivision plat with staff findings; the motion passed in a roll call vote (five in favor, two opposed). The commission authorized the chair to sign the final order and findings prepared by county staff. The decision can be appealed under Section 16‑72G‑5 of the development code within 15 calendar days of the final written decision.