DOWNTOWN MASTER PLAN Los Alamos - Part 2 - Vision & Goals
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Los Alamos Downtown & White Rock
Los Alamos Downtown & White Rock
Downtown
DowntownMaster Plans
Master Plans
Los Alamos
DOWNTOWN
MASTER PLAN
Part 2 - Vision & Goals
May 2021 Working Draft
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LOS ALAMOS DOWNTOWN MASTER PLAN -
Working Draft
Los Alamos Downtown & White Rock
Downtown Master Plans
Part 2. VISION & GOALS
THIS SECTION OUTLINES THE VISION AND GOALS FOR DOWNTOWN LOS ALAMOS
ALONG WITH STRATEGIES TO ACHIEVE THEM. THE VISION AND GOALS WERE CREATED
THROUGH AN ITERATIVE PLANNING PROCESS SUPPORTED BY EXISTING COUNTY GOALS
AND POLICIES. THE VISION AND GOALS ARE CATEGORIZED INTO EIGHT AREAS. IN THE
FOLLOWING, EACH CATEGORY IS DESCRIBED WITH ASSOCIATED STRATEGIES TO ACHIEVE.
2 - 1 OVERALL VISION STATEMENT
Downtown Los Alamos Vision Statement
“A Downtown that is walkable with attractions for young and old, inspired by the unique
history of Los Alamos and a place where local businesses can thrive.”
2 - 1.i INTRODUCTION some challenges. The vision, goals, and strategies
outlined in this document represent the culmination
Downtown Los Alamos has been shaped over of several months of extensive public engagement
its history by a wide range of factors that have efforts along with coordination amongst the project
led to the urban fabric that exists today. From team in examining national best practices, the
its early years as a center for the Manhattan Los Alamos County Comprehensive Plan, and the
Project exclusively administered by the federal specific opportunities and challenges facing the Los
government, Los Alamos has had a unique Alamos community.
development history. Formerly the site of a boys’
ranch school, the area was acquired by eminent The Los Alamos community faces some unique
domain by the Department of War and transformed opportunities and challenges that can be helped
into a secret government research facility. After the by specific interventions in Downtown. These
end of World War II, Los Alamos was opened to the opportunities and challenges, summarized more
public and Los Alamos National Laboratory (LANL) succinctly in Part 1. Existing Conditions, include the
was founded. Downtown Los Alamos was designed following:
originally as a temporary military town that was
then converted into a low density commercial area - Lack of housing availability, especially obtainable
to serve the growing population after World War II. housing
Like many suburban shopping areas, the layout and - Vacant and underutilized structures and land with
circulation was designed to accommodate a car- blighted conditions
centric population. - High commercial space rents for small, local
Previous visioning plans that seek to shape
Downtown have had some successes as well as
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Los Alamos Downtown & White Rock
Downtown Master Plans
Exhibit 1. Downtown Los Alamos Pedestrian Corridor
businesses Alamos and the surrounding natural landscape of
- Scattered surface parking lots the Jemez Mountains and Valles Caldera . A wide
- Large block size that hinders mobility range of transportation options are available that
- Lack of pedestrian connectivity along Trinity Drive bring people in from out of town, from adjacent
- Lack of a comprehensive placemaking strategy neighborhoods, and major employers at all times of
- Unclear and outdated Development Code day and week.
procedures that hinder development
Through much of 2020 and 2021, the community
2 - 1. i i i D E V E LO P M E N T
and project team worked to identify a vision, goals, FRAMEWORK
and a development framework for Downtown
Los Alamos. During many meetings, community To help achieve this vision for Downtown Los
members from all walks of life expressed their Alamos, the Master Plan and the development
ideas and desires for Downtown. From these framework focus on the benefits of mixed-use,
meetings and discussions, a vision formed that transit-friendly, pedestrian-oriented development.
describes how Los Alamos should look, feel and As called for in the County’s Comprehensive Plan
function in the future. and community feedback from this planning effort,
Downtown should provide:
2 - 1.ii A VISION FOR - A Parking Management strategy
DOWNTOWN - A pedestrian-friendly, mixed-use environment
- Multi-modal transportation choices
Downtown Los Alamos is envisioned to be a place - A variety of civic and entertainment spaces
that is walkable and provides attractions for - Expanded opportunities for local businesses
young and old. Key assets are connected by wide - A variety of housing options at increased densities
sidewalks that accommodate outdoor seating
and allow businesses to expand their activities The development framework proposes a
into the public realm. Downtown has a cohesive combination of public and private investment in
identity that is inspired by the unique history of Los public spaces and underutilized and/or vacant
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properties to capture growth in accordance with the The desired increase in density needed to
County’s long range vision. accommodate a sufficient number of downtown
housing units and create the envisioned pedestrian-
The following sections outline eight elements that oriented development patterns will ultimately
align with the Comprehensive Plan and inform a require infilling existing surface parking lots. In
set of recommendations intended to implement order to continue to accommodate necessary
the community vision for Downtown Los Alamos. parking, this plan anticipates the need for several
This vision focuses on a development framework new parking structures within the Downtown
based around a combination of placemaking area. While the exact location of these structures
improvements and targeted infill development needs further study and negotiation, preliminary
within strategic redevelopment parcels achieved alternatives on existing surface parking lots are
through a combination of public and private illustrated in “Exhibit 2. Development Framework”
investment. Most of the public investment on page 5. These include the northwest
would facilitate streetscape improvements and corner of Central Avenue and 15th Street and the
placemaking within the public realm, including southwest corner of Nectar Street and 15th Street.
gateway features, sidewalk enhancements, In order to ensure these structures don’t negate
intersection treatments, public spaces, street the desired pedestrian-oriented development
extensions, and the investment of site furnishing patterns, any future parking structures should
such as signage, lighting, and seating. These provide a “commercial liner”, i.e. a thin building that
placemaking strategies build on and extend the lines the edge of the street to provide activation
improvements that have already been made along along the sidewalk and conceals parking. In
Central Avenue in order to increase both the addition to the existing assets of Ashley Pond and
aesthetic quality and sense of identity and place areas surrounding Fuller Lodge, the development
within the Downtown. New commercial buildings, framework envisions a network of diverse public
high-density residential buildings, and mixed-use spaces. A critical component of this system is a
buildings are shown on targeted infill sites between new public plaza adjacent to Central Park Square.
Central Avenue and Trinity Drive from 15th Street This area is currently serving as a surface parking
to the Hilltop House site. An envisioned residential lot and would be converted to a public plaza on
development south of Trinity Drive provides the west side of Central Park Square. Excellent
this area of Downtown with more residents and pedestrian connections would lead south along
would serve as an impetus to improve pedestrian Central Park Square, cross Central Avenue, and
connections across Trinity Drive. continue south to Trinity Drive. The area between
Central Avenue and Trinity Drive specifically is
Private investment is required to provide envisioned as a pedestrian-only corridor with
quality mixed-use and high-density residential restaurants that feature outdoor seating and retail
developments on a number of strategic sales that overflow to outdoor areas.
redevelopment sites. One critical redevelopment
area is located at the former Smith’s Marketplace Key elements of the Development Framework are
site, called the Mari Mac Village Shopping Center. outlined “2 - 1.iv Key Vision Elements” on page 5.
Another location identified as key to creating a
welcoming gateway into Downtown is the former
hotel east of the Mari Mac Village Shopping Center
called the Hilltop House. These structures are
fully or partially vacant and derelict and serve as
key opportunities for mixed-use redevelopment
Downtown.
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2 - 1. i v K E Y V I S I O N E L E M E N T S
A Parking District along 15th Street
1 that converts surface parking lots to
parking structures that allow for a
Exhibit 2. Development Framework
Park Once strategy
Redevelopment of Mari Mac Village
2 Shopping Center as mixed-use
development
Pedestrian and bicycle improvements
3 along north-south roads and Trinity
Drive including buffered sidewalks,
bike lanes, landscaping, and pedestrian
furnishings
Comprehensive placemaking strategy
4 that creates a unified urban form and
identity
P A public space adjacent to Central
1 5
w
Park Square with enhanced pedestrian
Ro
ub
amenities
tht
4 A dedicated pedestrian corridor as an
Ba
6
5 1 extension of Central Park Square south
of Central Ave that features outdoor
dining and retail
Street extensions to break up large
r
7
r D
Iris St
blocks
me
P
ei
nh
pe
Op
4
3 Central Ave
Central Park Square
6 TH S t E x t e n s i o n
9 TH S t E x t e n s i o n
6
2 0 TH S t r e e t
1 5 TH S t r e e t
2 2
Knecht St
Deacon Street
3 3 P
3 7 7
Trinity Dr
DP R
d
7 TH
7 St
LEGEND
P
Proposed Parking Structure
Redevelopment Opportunities
Mari Mac Village Shopping Center
Targeted Mixed-Use Infill
Central Park Square Targeted
Mixed-Use Infill
Los Alamos Downtown & White Rock
Downtown Master Plans
Exhibit 3. Mari Mac Village Redevelopment
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Exhibit 4. Downtown Los Alamos Public Space
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URBAN FORM/
IDENTITY
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2 - 2 URBAN FORM / IDENTITY
2 - 2 . i V I S I O N STAT E M E N T in relation to the sidewalk, the location of parking
and other features within the public realm influence
A vibrant, walkable Downtown with a mix the pedestrian experience. Controlling and
of uses and a vibrant Main Street catering improving these elements will enhance walkability
to all ages, tying together existing assets and and create a pedestrian friendly Downtown.
honoring the unique culture and history of
Los Alamos. 2 - 2. i i i R E C O M M E N D AT I O N S
2 - 2.ii INTRODUCTION A . Up d a t e D ow nt ow n Zo ni ng t o
P ro mo t e Ped es t r i a n- O r i ent ed
The Urban Form & Identity element establishes a D evel o p ment Pa t t er ns
vision for the overall look and feel of Downtown Los
Alamos. This is achieved by the building form, type Downtown development standards are currently
and location of structures, the design, materials regulated through a Downtown Overlay District that
and theme elements employed and placemaking is divided into four downtown subdistricts that are
features in the public right-of-way. The community intended to allow a variety of mixed-use intensities.
has already invested considerable resources into The Town Center (DT-TCO) zone accommodates a
Downtown to enhance the look and feel, particularly mix of office, commercial, civic, and certain types
along Central Avenue, Ashley Pond, and the of residential uses at the highest density allowed
historically significant areas. Enhanced crosswalks, within the downtown district. The Neighborhood
wide sidewalks, street furnishing, lighting, and Center (DT-NCO) subzone covers a lower to middle
signage are a few of these improvements. Central range of development intensities of residential,
Avenue, also known as the Main Street Corridor, office, commercial, and civic uses at densities
will remain a focus and should build upon prior lower than the Town Center, but higher than the
investments to strengthen its identity as the core lowest intensity subzone - Neighborhood General
downtown area. Other areas, however, have not (DT-NGO). The Neighborhood General subzone
seen the same investment. These areas should allows similar uses as permissive within the
specifically receive attention to create a more Neighborhood Center, but at lower densities. The
attractive and cohesive look and feel for the entire Civic/Public Open Space (DT-CPO) zone specifically
Downtown. accommodates public uses such as parks, plazas,
recreation, and civic buildings.
Safe, accessible, and well-maintained sidewalks
promote more pedestrian activity and maximize Overlay zones are intended to create a special
social capital. They are considered a basic asset for zoning district which is essentially placed over an
downtowns as they provide a space along streets underlying base zone(s) such as commercial or
dedicated to pedestrian movement and promote multi-family. An overlay identifies special provisions
connectivity and interaction. within the overlay district in addition to those in the
underlying base zone in order to protect a specific
Creating a more unified identity for Downtown resource or guide development within a special
will offer a greater sense of place and a distinct area. While the Downtown zoning is currently
Downtown experience. The placement of buildings labeled as an overlay, it functions more like a base
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Exhibit 5. Precedent Examples -Downtown district with standards tailored to achieve a unique
Development vision for the downtown area. This plan therefore
recommends that a new Downtown-specific mixed-
use base district that reflects the recommendations
contained in this document be created to replace
the existing Downtown Overlay Zone. The new
zoning district should allow a range of commercial/
retail and entertainment uses and also allow a
variety of urban housing choices including live/
work, townhouses, and multi-family apartments.
Based on the vision established in this master
plan in coordination with public feedback, there
is no need for the zoning district to introduce
subdistricts. Rather, pedestrian-oriented
development standards should be universally
applied throughout the entire district. The
proposed zoning district should carry forward
reduced building setbacks and either limit
building heights to an agreed upon number of
stories or completely remove building height
limits to promote higher density and pedestrian-
oriented development yet balance it with the
desired character for the Downtown. If building
heights are limited, this plan recommends that
further incentivizes are provided for provisions
that implement at adopted County goals and the
recommendations of this plan through additional
height bonus incentives for affordable housing
or public space amenities. The existing overlay
zones, for example, provide an additional 15-foot
height bonus, the equivalent of approximately one
(1) story, for development with residential uses
occupying at least 20 percent of the building floor
area. This bonus could be expanded to allow even
higher densities and/or additional provisions for
elements like public spaces to be included. In order
to protect the stability of the established residential
neighborhoods surrounding Downtown, these
standards will need to be paired with neighborhood
protection standards that automatically require
building height step-downs and/or landscape
buffers where periphery development is directly
adjacent to low-density residential development.
Accompanying development standards for site
and buildings design, public spaces, parking
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Table 1. Downtown Los Alamos Development Standards Recommendations
Element Development Standards
Site design • Creating a minimum sidewalk width requirements along all public right-of-
ways
• Require building orientation that limits parking between the building and
the sidewalk edge.
Building design • Allow mixed-use developments five (5) to seven (7) stories.
• Require buildings that are within 30’ or adjacent to a lower-density resi-
dential zone to step down to two (2) floors.
• Enact basic urban design standards to activate ground level building ele-
vations. These include:
- Minimum 30% glazing on ground floor
- Require at least one public entrance on commercial properties facing
street frontage vs. parking lot
- Maximum of 100’ building façade without a change in the elevation
plane of at least 2’
- Maximum front setback of 25’ along designated streets
• Update material standards to be more flexible while requiring durable
exterior cladding. (No “T-111” plywood siding on public facing elevations)
Parking • Eliminate off-street parking requirements within the Downtown.
• Where surface parking is provided, have incentives for solar shade cano-
pies.
• Require a minimum number of bicycle parking spaces within new develop-
ments.
Landscaping • Require street trees at a minimum of 25’ on center along public sidewalks.
• Create parking lot landscaping requirements of 1 tree per 10 parking
spaces or exceptions for solar parking canopies.
• Require a minimum 5’ landscape buffer when periphery developments are
adjacent to low-density residential uses.
and landscaping can help implement the desired - 4 Transportation” on page 31. Given that a
Downtown character. These include pedestrian- major goal of this plan is to promote multi-modal
oriented site design standards that require wider alternatives to/from and throughout the Downtown,
sidewalk widths on public streets and tuck parking this plan recommends that off-street parking
behind or to the side of buildings to promote active requirements are drastically reduced or completely
building frontages, rather than surface parking eliminated within Downtown Los Alamos.
lots, along Downtown sidewalks. Parking design
standards should limit the amount of surface Landscaping requirements should provide guidance
parking in front of buildings, require layouts that for planting within public right-of-way. The “Table 1.
break up the visual impact of large parking lots Downtown Los Alamos Development Standards
and include provisions for pedestrian pathways Recommendations” on page 13 outlines some
and landscaping . Recommendations for revisions general items that should be included in the
to parking standards are largely covered in “2 Downtown-specific development standards.
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Exhibit 6. Pedestrian-Oriented Infrastructure
LEGEND
Existing Pedestrian-Oriented Infrastructure
Future Pedestrian-Oriented Infrastructure
Future Pedestrian Corridor
Exhibit 7. Central Avenue Improvements B. I ncrea s e a nd E nha nce
Ped es t r i a n I nf ra s t r uct ure
The western portion of Central Avenue between
15th Street and 20th Street has been improved
through the addition of on-street parking, wide
13-18 foot sidewalks, landscaping, and unified
street furnishings. These improvements have
led to more activity and visually enhanced this
corridor. Other streets have not seen this type
of investment in the pedestrian realm and are in
need of similar upgrades. Implementing similar
improvements along other streets will not only
enhance Downtown’s pedestrian infrastructure
and subsequently the pedestrian experience, but
also aid in the establishment of a unified Downtown
identity and sense of place.
The existing and recommended updates to
Downtown development standards outlined
above provide a good basis to encourage the
implementation of appropriate pedestrian
infrastructure. Buildings are currently permitted
Existing improvements along Central Avenue to be placed at the zero lot line, with no setback
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Exhibit 8. Pedestrian Infrastructure Improvements Cross-Sections
Existing Central Avenue Recommended Central Avenue
13-18’ 7’ 10’ 10’ 7’ 13-18’ 13-18’ 7’ 10’ 10’ 7’ 13-18’
Pedestrians/ Parallel Travel Lanes Parallel Pedestrians/ Pedestrians/ Parallel Travel Lanes Parallel Pedestrians/
Landscape Parking Parking Landscape Landscape Parking Parking Landscape
60-70’ 60-70’
from the sidewalk or alleyway. This creates a so- sidewalks, as well as adjacent development parcels
called ‘streetwall’ of a continuous building frontage and public spaces or amenities such as the Urban
along the sidewalk, a condition that is associated Trail.
with many successful Downtowns. The zero lot line
placement of buildings along Central Avenue and
other corridors identified as pedestrian corridors C E N T R A L AV E N U E
should therefore be maintained. The County has made numerous pedestrian
improvements along the western portion of
The existing road sections, however, need to be Central Avenue between 15th Street and 20th
adjusted to provide pedestrian improvements Street. Existing improvements provide an excellent
similar to those that exist along Central Avenue. pedestrian environment and have created an
As one of the major goals of this plan is to atmosphere and identity for this stretch of the
increase multi-modal alternatives within the street that is desired to be replicated throughout
Downtown, a Complete Street model that includes the rest of the corridor. This treatment, which
more equitable facilities for all modes should be includes wide sidewalks, planting strips, street
incorporated into all downtown street facilities and trees, and street furniture, should therefore be
is further discussed in the Transportation element continued east to the Mari Mac Village Shopping
of this plan. The development standards for Center site to connect eastern portions of
downtown should be updated to require a minimum Downtown to the central portion of Downtown.
of 8-foot sidewalk width to provide space for
outdoor dining and retail activities. These activities
add to the pedestrian experience and sense of place 1 5 T H & 2 0 TH S T R E E T S
in a community. 15th Street and 20th Street are two critical
roadways to facilitate north-south connectivity
In addition to wide sidewalks, Downtown will benefit throughout Downtown. Both streets could benefit
from a network of on-site pedestrian pathways from more investment in pedestrian safety and
within private development parcels that ensure experience. For instance, raised crosswalks and
pedestrians can safely reach primary building curb extensions would help to reduce travel speed,
entrances and site amenities. The Development shorten pedestrian crosswalk distances and create
Code update should therefore include requirements a visual connection between the east and west side
for on-site pedestrian networks that provide of the roadway. In addition, street trees installed
pathways across parking lots, connections between along both sides of the street would help combat
building entrances and/or site amenities and public the urban heat island effect while also shading
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the sidewalk and softening the appearance of the located between Central Avenue and Trinity Drive,
roadway. Material changes, such as integral colored Deacon Street is an important street connection
concrete, should also be considered to create a that can enhance the pedestrian experience
distinction between the sidewalk and roadways Downtown. A complete redesign of Deacon Street is
planned to receive Capital Improvement Funds for
This Plan recommends a minimum sidewalk improvements such as pedestrian-scaled lighting,
width of 8 feet with a landscaping and site street trees, landscaping, reconfigured parking, and
furnishing scheme similar to what is established pedestrian linkages to Central Avenue.
along the western portion of Central Avenue to
be implemented along 20th Street, 15th Street,
Central Avenue east of 15th Street, and Central TRINITY DRIVE
Park Square, as identified in ““Exhibit 5. Pedestrian- As a primary east-west thoroughfare through
Oriented Infrastructure” on page 14. the Downtown, improvements along Trinity Drive
should focus on enhancing the public right-of-way
The Urban Trail project is planned to create a to safely accommodate cross-district pedestrian
separated multi-use trail along the west side movement and create a sense of arrival and place,
of 20th street, crossing Central Ave. and along while still enabling the roadway to accommodate
existing pathways through the east side Fuller the volume of commuter-related traffic and
Lodge lawn and 19th Street, then meandering along function as a designated Evacuation Route. The
neighborhood streets to Spruce Street. This trail County is currently working on pedestrian and ADA
will provide a connection to the Canyon Rim Trail improvements including placement of damaged
system and other Downtown amenities to the north. curb, gutter, and sidewalks along Trinity Drive from
A future traffic signal at the intersection of Trinity Oppenheimer to 39th Street and completed similar
Drive and 20th Street is planned to facilitate trail work on the north side of this segment of Trinity
crossing at Trinity Drive. This plan recommends Drive. In addition to such improvements, curb
that amenities such as lighting, shade trees and extensions and associated pedestrian crossings
understory landscaping and site furnishings that should be installed along major intersections
are similar to those used on Downtown streets are including 20th Street, 15th Street and 10th Street
implemented along the trail to fully integrated it as well as new planned street extensions of
into Downtown’s pedestrian / bicycle network. As 9th Street and 6th Street. Utilizing decorative
the intersection of 20th street and Trinity Drive will intersection and/or crosswalk treatments would
be a key crossing for the trail, it should be designed create visual cues to reduce travel speed and
with a decorative or colored pavement scheme increase pedestrian safety at crossings. As with the
that identifies it as such an provides visual cues for other Downtown streets, a cohesive streetscape
drives to slow down thereby enhancing the safety treatment that features protected sidewalks,
for pedestrian and cyclists using the trail. street trees, understory landscaping, and a street
furnishing scheme that emulates that of Central
Avenue would create a sense of arrival and identity.
D E AC O N S T R E E T
Deacon Street is currently used mainly to access
the parking lot to the south of C.B. FOX Department PEDESTRIAN CORRIDOR/ CENTRAL
Store and as access to the loading dock for PA R K S Q U A R E
Metzger’s Hardware. There are currently very A pedestrian corridor prioritizes pedestrian
limited sidewalks and curbs/gutters along this movement rather than vehicular movement.
street. There is some on-street parallel parking Pedestrian corridors allow easy pedestrian access
on the south side. As another east-west roadway to businesses that are oriented along this street, as
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Exhibit 9. Pedestrian Infrastructure Improvements Cross-Sections
Existing 15th Street Recommended Improvements to 15th Street
10-12’ 12’ 13’ 12’ 10-12’ 9’ 5’ 10’ 12’ 10’ 5’ 9’
Pedestrians/ Travel Lane Shared Left Travel Lane Pedestrians/ Pedestrians/ Bike Travel Lane Shared Left Travel Lane Bike Pedestrians/
Landscape Turn Lane Landscape Landscape Lane Turn Lane Lane Landscape
60’ 60’
Existing 20th Street Recommended Improvements to 20th Street
13’ 12’ 12’ 13’
10’ 10’ 10’ 10’ 10’
Pedestrians/ Travel Lanes Pedestrians/
Landscape Landscape Pedestrians/ Urban Trail Travel Lanes Pedestrians/
Landscape Landscape
50’ 50’
Pedestrian Corridor: Travel Lanes Option Pedestrian Corridor: No Travel Lanes Option
7’ 13’ 10’ 10’ 13’ 7’ 10’ 30’ 10’
Outdoor Outdoor Pedestrians/Landscape Outdoor
Outdoor Pedestrians/ Travel Lanes Pedestrians/ Dining/ Retail
Dining/ Retail Landscape Landscape Dining/ Retail Dining/ Retail
50’
50’
Existing Trinity Drive Recommended Improvements to Trinity Drive
4-5’ 5-6’ 12’ 12’ 12’ 12’ 12’ 5-6’ 4-5’ 10’ 12’ 12’ 12’ 12’ 12’ 10’
Sidewalk Travel Lane Travel Lane Shared Left Turn Travel Lane Travel Lane Sidewalk Pedestrians/ Travel Lanes Shared Left Travel Lanes Pedestrians/
Lane Landscape Turn Lane Landscape
Landscaping Landscaping
80’ 80’
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Exhibit 10. Signature Gateway Feature
LEGEND
Signature Gateway
Feature
well as outdoor dining and retail options. If desired string lights and fountains increase the vitality of
for special events, the street can be easily blocked this corridor.
off to accommodate small concerts and exhibitions.
Currently there are no pedestrian corridors in
Downtown that prioritize pedestrians over vehicles,
C. I ns t a l l S i g na t ure G a t eway
Fea t ures
but the community expressed interest in such a
facility during the outreach efforts of this plan. The installation of signature gateway features at
The creation of a north-south pedestrian corridor the major vehicular entry points to Downtown along
beginning at Nectar Street that travels south to Trinity Drive as indicated on “Exhibit 10. Signature
Trinity Drive is recommended. The area between Gateway Feature” on page 18 would enhance
Central Avenue and Trinity Drive in particular would the Downtown identity, image, and sense of place.
not allow any vehicular traffic. The current extent These features could be an over-the-road archway,
of Central Park Square, between Central Avenue a sculpture, monument signage, or a small park or
and Nectar Street, would then become a pedestrian landscape element.
corridor that allows vehicular traffic at very low
speeds (recommended 10-15 mph) , illustrated in Themes could include the Townsite history or
“Exhibit 8. Pedestrian Infrastructure Improvements signage that features a Downtown map to serve as
Cross-Sections” on page 17. a wayfinding tool. The precedent images in “Exhibit
11. Precedent Examples - Gateway Features” on
Material changes, such as integral colored concrete, page 19 show examples of signature gateways
should also be considered to create a distinction that feature elements that should be considered.
between the sidewalk and roadways. The addition
of festive and memorable pedestrian amenities
such as movable site furnishings, shade elements,
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Exhibit 12. Signage Locations
LEGEND
Vehicular Signs
Park ID Signs
Parking Signage
Pedestrian Directional Signs
Pedestrian Kiosks
Exhibit 11. Precedent Examples - Gateway
Features D. I mp l ement a Bra nd ed
Way f i nd i ng Sy s t ems
The Los Alamos County-wide Wayfinding Plan
was approved by County Council in 2017. This
Wayfinding Plan outlines the design, placement, and
content of a branded Downtown signage system,
allowing a cohesive look and feel throughout the
County to guide visitors to destinations. Signage
types range from vehicular directional to pedestrian
directional to park identification and information
kiosks. Specific locations are identified in the plan
for these signage types and are indicated in “Exhibit
12. Signage Locations” on page 18. The County
should begin to seek funding for the implementation
of this Downtown signage system by including it in
the Capital Improvement Program.
Gateway sculpture, Newport News, Gateway map feature, Buena
VA Vista, CO
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E . Ex pa n d / I n c re a s e Dow n t ow n
Pla cema k in g St ra t e gie s time in a place, and act as public art. Crosswalks
with a different color/material/texture than the
As mentioned above, the County has invested in roadway provide visual cues to motorists, creating
placemaking improvements along the Central a safer pedestrian crossing. Lighting elements
Avenue right-of-way to widen and amenitize such as string lights that span the roadway or
sidewalks with unified landscape and site pedestrian corridor create an “outdoor room” that
furnishings and add on-street parking. These provides a memorable and pleasant pedestrian/
improvements have successfully created a sense motorist experience. For instance, string lights
of place and activity along a limited stretch of could span the proposed pedestrian corridor
the corridor, which should be expanded through that extends south from Central Park Square to
the remainder of the corridor and adapted Trinity Drive. Landscaping is also an important
to other Downtown streets. Expanding these component of placemaking; a cohesive scheme
existing placemaking improvements will further throughout Downtown with a similar plant palette
the established sense of place throughout the and arrangement would help reinforce the area’s
remainder of the Downtown district. In addition, identity. Downtown landscaping should tie into the
increasing placemaking strategies to include existing scheme established along the western
more festive and memorable elements such as portion of Central Avenue.
public art, string lighting, interesting seating, and
additional public spaces will add to Downtown Potential locations of various placemaking
vitality. Interesting seating elements serve strategies are represented in “Exhibit 14.
multiple purposes: they provide a memorable Placemaking Strategies” on page 21. The
experience, encourage pedestrians to spend precedent images in “Exhibit 15. Precedent
Exhibit 14. Precedent Examples - Placemaking Strategies
Colorful, decroative intersections and crosswalks act as gateway features and help pedestrians feel more safe as the designs catch the eye
of drivers more easily.
Existing improvements to Central Avenue
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Downtown Master Plans
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Exhibit 15. Placemaking Strategies
LEGEND
Seating Element
Lighting Element
Streetscape Improvements
Pedestrian Corridor
Intersection Treatment
Fun and memorable amenities such as creative or moveable seating choices, public art and lighting should be utilized within new public
space and along the pedestrian corridor.
The incorporation of public art into the streetscape creates fun and memorable moments and could be used to tie history of the community.
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Examples - Placemaking Strategies” on page 20 2 - 2. i v U R B A N F O R M /
show examples of placemaking strategies that
could be employed in Downtown Los Alamos.
IDENTITY GOALS
The goal is to create quality housing options that
are attainable to residents and the workforce
F. Reb ra n d Dow n t ow n a s a within all age groups and abilities in Downtown.
Fa m ily - F rie n dl y E nv iron m ent
This can be achieved with a variety of tools.
The community has expressed a desire to Strategies can be facilitated through County
include the implementation of multi-generational ordinances, public and private investment and
programming that ensures the Downtown is a public-private partnerships amongst others.
family-oriented environment that particularly “Table 2. Urban Form / Identity Goals” on page
captures youth under the age of 18. Family- 22, summarizes the goals for the Housing
oriented activities are currently lacking within element and associated strategies
Downtown and should be considered when
development occurs within the built environment
and in programming spaces. Entertainment venues
and hang out locations for youth and families are
an important part of keeping the youth engaged
and juvenile delinquency rates low.
Table 2. Urban Form / Identity Goals
INTENT: Build on the existing assets and create a vibrant, walkable, mixed-use Downtown.
VISION: A vibrant, walkable Downtown with a mix of uses and a vibrant Main Street catering to all ages, tying
together existing assets and honoring the unique culture and history of Los Alamos.
Goal 1: Create a pedestrian-oriented, mixed-use Downtown
Strategy 1: Update Downtown Overlay Zone to a Downtown Los Alamos specific mixed-use base zone district
Strategy 2: Update the Development Code downtown specific development standards to encourage and incentiv-
ize pedestrian-orientated development patterns.
Strategy 3: Update the downtown specific development standards to create continuous and activated street
frontages.
Strategy 4: Development strategies to incentivize commercial/retail uses on the ground-floor of Downtown build-
ings through mechanisms like waived permitting fees.
Strategy 5: Update development standards to require 8-foot sidewalks where feasible in appropriate areas to
provide space for outdoor dining and retail activities.
Strategy 6: Plan for and seek funding for the addition of festive and memorable placemaking elements such as
string lights, public art and interesting seating options to be implemented along public streets, the proposed
pedestrian corridor and Downtown public spaces.
Strategy 7: Update zoning to require on-site pedestrian pathway that provide cross-parcel connections
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Downtown Master Plans
Table 2. Urban Form / Identity Goals
Goal 2: Enhance the Downtown identity, image, and sense of place
Strategy 1: Create signature gateway features at the intersections of Trinity Drive and Central Avenue and Trinity
Drive and Oppenhiemer Drive.
Strategy 2: Plan and seek funding for a series of public spaces that serve all ages. Ensure connection between
existing and new public spaces with accessible pedestrian facilities.
Strategy 3: Plan for and seek funding to implement the wayfinding plan to construct a branded Downtown sig-
nage system.
Strategy 4: Plan for and seek funding to implement a cohesive streetscape system that includes unified sidewalk
materials, street tree and landscaping palette and street furnishing based on the existing Central Avenue im-
provements to visually unify Downtown and celebrate the history of Los Alamos.
Strategy 5: Update downtown development standards to create enforceable landscape standards
Strategy 6: Plan for and see funding for the creation of a north-south pedestrian corridor and accommodate
areas for outdoor dining and retail.
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Los Alamos Downtown & White Rock
Downtown Master Plans
2 - 3 HOUSING
2 - 3 . i V I S I O N STAT E M E N T A primary goal of this master plan is to increase the
provision of housing within the Downtown, guided
Quality housing options that are attainable by the Downtown goals and policies set forth in
to all residents while protecting existing the Comprehensive Plan. Housing options are
neighborhoods. envisioned to target retirees that wish to downsize,
young adults, student interns and the general
workforce. Short- to mid-term rental housing
2 - 3.ii INTRODUCTION including micro-units, townhouses, apartments,
condos, and live-work units could be developed.
The Housing element establishes a vision for the These types of units can be developed in multi-
residential component of Downtown Los Alamos. family structures or in mixed-use buildings that
Housing has become a critical issue, particularly offer commercial uses on the ground floor and
the lack of obtainable housing options for residential uses above. Mixed-use buildings should
households that are priced out of the single family be a preference to also increase the provision of
detached market. The recent ‘Los Alamos County commercial square footage in Downtown.
Housing Market Needs Analysis, 2019’ estimated an
immediate need of 1,310 units of rental housing and
379 units for homeownership. Given that the County
2 - 3. i i i R E C O M M E N D AT I O N S
has very limited land resources and is experiencing
a severe shortage of housing, the Downtown is A . A l l ow I ncrea s ed Mul t i - f a mi ly
the prime location to encourage the development D ens i t i es / H ei g ht s
of multi-unit, multi-story apartments and mixed-
use buildings featuring residential components. Currently, the Development Code allows for
Absorbing housing within the Downtown will not a maximum building height of 60 feet within
only alleviate the housing shortage, but aid in Downtown Los Alamos, with an exception that
achieving the mix of uses and activity levels needed increases the maximum allowable height to 75
to revitalize the district. Such a strategy supports feet if at least 20 percent of the building floor area
numerous recommendations and policies of the is residential or parking is located in the building
Los Alamos County Strategic Leadership Plan, the within the Town Center (DT-TCO) subzone. The
Los Alamos County Comprehensive Plan, and the remaining subzones limit building heights to 45
Economic Vitality Strategic Plan. feet, with the Neighborhood Center subdistrict
providing a similar exception for buildings that
Table 4. Existing Building Heights
CIVIC SPACE TOWN CENTER NEIGHBORHOOD NEIGHBORHOOD
(DT-CPO) (DT-TCO) CENTER GENERAL
(DT-NCO) (DT-NGO)
Allowed 60' 60' or, if at least 20% 45' or, if at least 25% 45'
Maximum Building of the building floor of the building floor
Height area is residential area is residential,
OR parking is locat- OR parking is locat-
ed in the building, ed in the building,
then 75' then 60'
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Downtown Master Plans
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Exhibit 16. Heights and Building Step-Back
LEGEND
Downtown Boundary
35-foot Height Limit
7 Stories
Protected Area
provide residential uses for at least 25 percent for vertical mixed-use construction as outlined
of the building floor area allowing building height in the”Table 5. Typical Floor Heights” . If building
increases to 60 feet. The maximum building height heights are capped, this plan recommends that
for any property within 150 feet of the Los Alamos further incentivizes are provided for provisions
Canyon is limited to 45 feet. that implement at adopted County goals and the
recommendations of this plan through additional
Increasing the allowed maximum residential height bonus incentives for affordable housing or
densities and building heights is one of the main public space amenities.
tools to increase the provision of housing and
make housing more affordable. Zoning provisions Table 5. Typical Floor Heights
should be changed so that multi-unit, multi-story Development Type > MULTI- MIXED-
Typical Floor-to-Floor Heights FAMILY USE
apartments and mixed-use residential buildings
can be accommodated. Building heights could First Floor Height 11’ 14’-16’
either be limited to an agreed upon number of
Upper Floor Height (if any) 11’ 11’
stories or completely remove building height
limits to promote higher density housing and
Top Floor, including roof 12’ 12’
pedestrian-oriented development yet balance it
structure
with the desired character for the Downtown. If
building heights are limited, this plan recommends Parapet Height 4’ 4’
a maximum building height of 87 feet, which *Numbers reflect floor-to-floor heights utilized by
is the equivalent of seven (7) stories when Dekker/Perich/Sabatini when constructing such
looking at typical floor-to-floor heights needed facilities.
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Exhibit 18. Neighborhood Protection Standards
35’ 15’
maximum building required
height with required landscape
stepdown area buffer
35’
Non-residential / Mixed-use Residential
15’ Required Stepdown Area
50’
within 50’ of low density residential
The key is to pair increased building heights
Exhibit 17. Precedent Examples - Building with neighborhood protection standards that
Step-Backs automatically kick in when higher density
development occurs adjacent to single-family uses.
In those instances, the development code update
shall create neighborhood protection standards that
require building height step-downs and landscape
buffers to be implemented to mitigate the impacts
on adjacent neighborhoods. The existing overlay
set maximum building height for developments
that were adjacent to or abut any residential
district to be limited to 35 feet within 50 feet of the
property line. Those types of protections should
be carried forward in any zoning updates. “Exhibit
16. Heights and Building Step-Back” on page 26
indicates the areas of the Downtown to which these
neighborhood protection standards would apply.
B. A l l ow / E nco ura g e a n Ur b a n
Mi x o f H o us i ng / D evel o p men t
Ty p es
As mentioned above, the Downtown is best suited
to accommodate higher density housing options
Development adjacent to low-density residential at the pre- for targeted demographics identified during this
hiphary of the Downtown should be required to step down
in height. master planning phase. These include retirees that
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Exhibit 19. Precedent Examples - Housing wish to downsize, young adults, student interns and
the general workforce. The updated zoning district
should allow housing types including mixed-use,
multi-family, townhouses, micro-units and live-work
spaces.
MIXED-USE
Mixed-use housing consists of a mix of commercial
and residential uses, generally vertically integrated.
In many instances, the mixed-use building consists
of ground floor commercial with residential uses
on upper floors. Mixed-use buildings are popular
in downtowns as they provide the opportunity to
activate the street level while adding residents
that frequent the commercial businesses. They are
also popular with young adults and empty nesters
as they vertically integrate valuable amenities.
Because of the density and number of units gained,
mixed-use developments can provide affordable
housing options.
M U LT I - FA M I LY
Multi-family housing consists of a number of
apartments or condominiums located in a building
of multiple stories. Building types vary significantly;
some structures appear to be similar to single-
family houses in the design, while others are
distinctly apartment buildings. Shared amenities
have become popular with apartment buildings.
Many developments provide shared gardens, dog
parks, gathering spaces, gyms and outdoor patios.
Because of the density and number of units gained,
apartments can provide affordable housing options
for Downtown Los Alamos.
TOWNHOUSES
Townhouses or rowhouses are buildings that con-
tain three or more dwelling units that are connect-
ed side by side in a row. These units typically have
their own individual entrances and can appear to be
one single building or several distinct structures.
Townhouses can be micro-units and live-work con-
Mixed-use development in Bothell, WA structed on their own lot or on a shared lot as con-
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dominiums. Their heights generally range between
one to three stories.
2 - 3 . i v H O U S I N G G O A L S
The goal is to create quality housing options that
are attainable to residents and the workforce within
all age groups and abilities in Downtown. This can
be achieved with a variety of tools. Strategies can
be facilitated through County ordinances, public and
private investment and public-private partnerships
amongst others. “Table 3. Housing Goals” on page
29, summarizes goals for the Housing element
and associated strategies.
Table 3. Housing Goals
INTENT: The lack of affordable housing options in the County is one of the main concerns of the community.
VISION: Quality housing options that are attainable to all residents while protecting existing neighborhoods.
GOAL 1: Create quality housing options that are attainable to residents and the workforce, within all age groups
and abilities
Strategy 1: Update the Development Code to allow higher-density residential development. If building heights
are capped up incentives for additional height bonuses inexchange for desired public improvements should be
included.
Strategy 2: Update the Development Code to allow mixed-use, apartments/condos, live/work, micro-units, and
short-term or temporary housing options.
Strategy 3: Develop standards for the provision of quality, attainable housing.
Strategy 4: Form a working group with LANL to collaborate on strategies for the development and provision of
workforce housing
Strategy 5: Update the architectural standards of the Development Code to ensure quality development with
increased design flexibility.
GOAL 2: Create quality housing options that are attainable to residents and the workforce, within all age groups
and abilities
Strategy 1: Create neighborhood protection standards that require residential development to scale down at the
periphery of Downtown
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Downtown Master Plans
2 - 4 TRANSPORTATION
2 - 4 . i V I S I O N STAT E M E N T 2 - 4. i i i R E C O M M E N D AT I O N S
A safe and efficient multi-modal system
that connects Downtown with adjacent A . I mp l ement S a f e Ped es t r i a n an d
neighborhoods and places of interest, Bi cycl e I nf ra s t r uct ure
accommodates a variety of transportation
options and connects Downtown to LANL Creating a safe, efficient, and convenient pedestrian
network is key to a vibrant, accessible and
and White Rock and supports a walkable walkable Downtown. Most of the Downtown’s
Downtown. pedestrian realm - the area between the curb and
the property line of the bordering parcel - hasn’t
2 - 4.ii INTRODUCTION received the same investment as the segment
of Central Avenue between 20th Street and 10th
The transportation element establishes a vision for Street, which is outlined in more detail in section
multimodal access to and connectivity throughout x above. As the Downtown is envisioned to be
the Downtown. This is achieved by creating an the premier pedestrian environment, pedestrian
efficient and convenient multi-modal network that realm improvements including widening sidewalks
safely accommodates pedestrians, cyclists, public and enhancing them with landscaping and site
transit, and motor vehicles to, from and within furnishing among the remaining Downtown streets
the Downtown. Pedestrian improvements should is crucial. County specifications currently require
focus on the creation of a premier pedestrian 6-foot sidewalks along arterials and collectors.
environment that will promote active lifestyles Such narrow sidewalk widths aren’t conducive to
while decreasing carbon emissions associated creating the active pedestrian experience desired
with driving. The County has made significant within Downtown. It is therefore recommended that
investments into the streetscape of Central Avenue the minimum width of sidewalks in the Downtown is
between 20th Street and 15th Street including increased to 8 feet with 10-foot widths implemented
wide and amenitized sidewalks that have aided where feasible. Such wide sidewalks would
in enhancing the vitality and character of the more easily accommodate public realm elements
Main Street Corridor. Such improvements should typically found within Downtowns including a
be expanded throughout the remainder of the landscape buffer zone, a clear sidewalk width, and
district. The Downtown can and should be a place a building frontage zone that can support adjacent
where people walk more and drive less, enabled businesses through sidewalk cafes or sidewalk
by a safe, well-connected pedestrian network and vending. Particularly along Trinity Drive, a heavily
street crossings. Roadway improvements should traveled New Mexico State Highway, Buffered
be conducted under a Complete Streets model sidewalks are recommended to create a safe
that provides safe, comfortable, and convenient and welcoming experience for pedestrians. This
access to and throughout the Downtown for all includes a landscape strip with street trees that
modes of travel. The implementation of multi-modal separates the vehicular traffic from the sidewalk,
transportation network within the Downtown will rather than locating the sidewalk adjacent to the
aid in the establishment of a more livable district travel lanes. Creating safe pedestrian crossings,
in which people can access residences, shops, and particularly along heavily traveled corridors like
workplaces by foot, bike, or transit. Trinity Drive, is another crucial component to
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Exhibit 20. Pedestrian Infrastructure Improvements
LEGEND
Multi-use Trails
Pedestrian Infrastructure
Improvements
Exhibit 21. Precedent Examples -Pedestrian
creating a walkable Downtown. A variety of safety
mechanisms including unsignalized crosswalks,
raised crossings, high-intensity activated crosswalk
(HAWK) beacons, and pedestrian/bike-activated
flashing lights should be installed as appropriate
at major pedestrian crossings, but will need to be
coordinated with NMDOT as signalized crossings
can only be added when warrants are met. Crossing
types should be selected depending on the road
type, availability of right-of-way and suitability of
crossing types.
Traffic calming measures are also employed in
downtowns to increase safety where pedestrians
are present. Measures include medians, chicanes,
bulb-outs, and speed tables and can be installed
where appropriate. “Exhibit 20. Pedestrian
Infrastructure Improvements” on page 32
illustrates the areas where improved pedestrian
infrastructure should be prioritized, including
crosswalks and improved sidewalk conditions.
HAWK or High-intensity Activated crosswalk -- provides a
protected pedestrian crossing in Scottsdale.
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Downtown Master Plans
Los Alamos Concept
Exhibit 22. Bicycle Infrastructure - Existing and Proposed
LEGEND
Existing Multi-use Trail
Proposed Multi-use Connection
Planned Multi-Use Trail
Existing Shared Use
Proposed Shared Use
Existing Bike Lane
Proposed Bike Lane
Exhibit 23. Precedent Examples - Bicycle
Downtown Los Alamos has a number of existing
and planned bicycle facilities as illustrated in
“Exhibit 22. Bicycle Infrastructure - Existing and
Proposed” on page 33. Existing shared street
facilities or “sharrows” exist along Central Avenue
and 20th street between Central Avenue and
Deacon Street. Shared facilities are indicated
through pavement marking that indicate a shared
lane environment for bicycles and automobiles. The
2017 Bicycle Transportation Master Plan (Bicycle
Plan) adopted in 2017, identifies expansions of
these types of facilities are planned for several
Downtown streets including along Deacon Street
and Knecht Street as well as Bathtub Row. These
types of facilities are appropriate for internal
Downtown roadways with low posted speeds and
will facilitate safe movement of cyclists throughout
the district. The Bicycle Plan also targets dedicated
bike lanes that demarcate a portion of the roadway
for the exclusive use by bicyclists through
pavement markings and appropriate signage
along 15th Street and Trinity Drive between 4th
xxx
Street and Diamond Drive. These proposed lanes
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