A concept from the finalized North Mesa Housing Study of how the Los Alamos Public Schools’ land could be developed for workforce housing. Courtesy/LAC
By KIRSTEN LASKEY
Los Alamos Daily Post
kirsten@ladailypost.com
A parcel of land located next door to Los Alamos Middle School could transform from a vacant lot to housing for the Los Alamos Public Schools’ local workforce.
At the moment, the land remains a blank slate as discussions swirl around what it could potentially be. Los Alamos Public Schools (LAPS) and Los Alamos County Council hosted a joint meeting Feb. 26 regarding the project but no action was taken.
The 30-acre parcel is owned by Los Alamos Public Schools (LAPS).
According to a staff report presented at the joint meeting Feb. 26, the school district originally acquired the land in 1967 via a federal land transfer from the Department of Energy.
It is stated in the report that originally the land was reserved for school facilities but that shifted in 2019 to address the community’s need for affordable workforce housing. In November 2020, LAPS and Los Alamos County formalized a partnership through a Memorandum of Understanding (MOU) to further explore development concepts for the site. A second MOU was approved in 2023 to further define roles and responsibilities for potential development. Los Alamos County Housing and Special Project Manager Dan Osborn explained to the Los Alamos Daily Post what is included in this MOU.
“The December 2023 Memorandum of Agreement (MOA) codified the roles, responsibilities, and timeframes for workforce housing development on the North Mesa site and provided guidance to gather enough information to inform the developability of the site,” he said.
Furthermore, a North Mesa Housing Study done by Dekker, a land use planning consultant, determined that the site could potentially support a mix of housing types ranging between 210 and 360 units of low, medium and higher-density housing. The price points of these units would be geared toward teachers and other community workforce. This compliments the County’s Affordable Housing Plan, which recommends the need to develop between 1,300-2,500 new units of housing targeted to the “missing middle” with compact, efficient, and higher-density housing options.
So, a picture is starting to come into focus of what the land could become – now the question is, is it feasible?
According to the staff report, in 2024, the County engaged Wilson and Company to conduct a Transportation and Utilities Study, which was completed in August 2025. This study provides the data necessary to discuss the development of the site, address needed infrastructure, and potentially begin a process to solicit a public-private partnership.
The study’s findings were presented during the Feb. 26 joint meeting.
Transportation & Transit
Traffic Operations: Traffic volumes are confirmed to remain within acceptable levels of service through the 2045 horizon year.
Multi-Modal Needs: The study identifies a need for buffered bike lanes on Diamond Drive, a new shared-use trail along North Mesa Road, and safety upgrades to the San Ildefonso Road underpass.
Transit: Development must include integrated bus stops for Atomic City.
Utilities & Infrastructure
Wastewater: The system is generally adequate but requires a critical replacement of “Sewer Drop B.” The Department of Public Works is targeting this repair for the 2028 budget.
Water System: This requires the most significant investment. Approximately 11,600 linear feet of piping must be upsized to ensure adequate fire -flow and pressure. These costs are typically developer-borne but may offer opportunities for County participation under the affordable housing ordinance.
The total cost estimate for all these recommendations is $14.7 million.
Regarding what the next steps are, he said, “The (School) District and County Council will independently discuss their desired outcomes for the property and provide direction to their respective staffs.”
Osborn emphasized that any housing development would be mutually beneficial to both parties.
“The development of the site would provide LAPS with reoccurring lease revenue and the additional housing would act as a recruitment tool for teachers and district employees, while the County-at-large gains essential housing inventory to support the broader local workforce and small businesses,” Osborn said.
LAPS Superintendent Jennifer Guy declined to comment on the project; stating that the school board will discuss and review it at future board meetings. Osborn explained that the “project is designed as a partnership where LAPS provides the land via lease to a private developer, who then constructs workforce housing under specific guidelines to benefit the school and community.”
There is a lot up in the air regarding this project and it has no set timeline. Since time means money, when asked if factors like inflation and rising costs for construction may ruin the project’s goal of offering affordable housing, Osborn said, “There are so many factors that affect construction and costs, and affordability. Feasibility depends on the County’s ability to leverage the affordable housing plan and would require the use of permanent affordability measures – like deed restrictions and income qualification – to ensure the units remain accessible to educators and the local workforce.”