Commission approves 114‑unit cottage development conditional use permit for Tract 4 on North Mesa

The Los Alamos Planning and Zoning Commission on Aug. 20, 2025, approved a conditional use permit for a 114‑unit cottage development on Tract 4 of the Arbolada site in North Mesa.

Danielle Valdez, planning manager and case manager for CUP‑2025‑0001, told the commission the cottage development — a built‑to‑rent community of 36 two‑story buildings with 114 units and shared amenities — is supported by county policies including the 2024 Affordable Housing Plan and the 2025 Strategic Leadership Plan. Valdez said the project is not a typical garden‑style multifamily complex but a lower‑density cottage model with centralized amenities, trails and landscaped open space, and that IDRC review found adequate utilities, drainage and emergency access.

Developer representatives from Titan Development described project features and rationale for using a conditional use permit rather than rezoning. Josh Rogers said the cottage approach allows lower building heights and density (he characterized the project at about 12–13 units per acre versus 24–25 for typical garden apartments) and avoids an up‑zone that could permit taller, higher‑density construction later. Rogers also said Titan has multiple financing sources for projects and provided a market rent estimate in the mid‑$3,000s as a preliminary figure.

Neighbors again raised concerns about the scale of development and the effect on local schools. Resident testimony cited Barranca Mesa Elementary’s enrollment (reported in the hearing as 422 students) and class sizes (one parent reported their child’s class had 24 students) and asked whether the school district had accounted for added student populations; commissioners and staff reiterated that school capacity and staffing fall under the school district’s authority and recommended residents contact the superintendent for that information.

On technical points, Titan’s civil engineer confirmed drainage features are designed to retain stormwater on‑site and that grading and drainage plans will be reviewed and enforced as part of normal permitting. The applicant also said a 6‑foot masonry (CMU) wall, waterproofed below grade, will be placed along the eastern boundary to address neighbor concerns, and that the tot lot and some amenities would be publicly accessible with an easement to the adjacent single‑family neighborhood.

Commissioner Bruhl moved to approve CUP‑2025‑0001; the motion was seconded and the roll call recorded affirmative votes from Commissioners Hill, Nelson, Easton, Adler and Breul. The commission authorized the chair to sign the final order and findings of fact. The written decision is subject to a 15‑calendar‑day appeal period.