Title
Incorporated County of Los Alamos Ordinance No. 735 for the Purchase, Sale, and Development Agreement for the 20th Street Redevelopment by RBMM Development LLC
Recommended Action
I move that Council adopt Incorporated County of Los Alamos Ordinance No. 735; I further move that, upon passage, the Ordinance be published in summary form.
County Manager's Recommendation
The County Manager recommends that Council adopt Incorporated County of Los Alamos Ordinance No. 735.
Body
Los Alamos County is dedicated to the effective redevelopment of County-owned land. This is a crucial step towards downtown revitalization and boosting economic vitality. County staff's role is to facilitate site development by identifying and partnering with experienced, financially capable developers, ensuring timely project progress, and overseeing alignment with our Comprehensive Plan, Downtown Master Plan, and County Council Strategic Leadership Plan priorities.
Project Origins
In December 2023, Los Alamos County initiated a solicitation for the sale, purchase, and development of parcels known as the 20th Street Redevelopment. The County sought a dynamic mixed-use development that could incorporate residential units, small retail/commercial spaces, structured parking, and potentially a hotel. The County received three formal proposals, which staff thoroughly evaluated in early 2024. The proposal presented tonight was identified as the most responsive to the solicitation. County staff then presented these options to the County Council in a closed session, leading to negotiations with the selected development partner on the concepts and agreement presented today.
Developer Selection
The chosen developer, RBMM Development LLC and Brott Real Estate LLC, has a strong and long-standing presence in New Mexico, with projects across Northern New Mexico and various cities nationwide. Their financial capacity is robust, backed by diverse partners with significant holdings in office, retail, and multi-family properties. This group’s diverse and extensive manufacturing, energy, and real estate portfolio enables them to leverage debt markets through life insurance, private debt, and multi-state bank offices.
The principals of RBMM Development bring extensive experience in the design and delivery of large-scale multifamily and mixed-use projects. Collectively, they have contributed to over 1,500 residential units and more than 2 million square feet of office and mixed-use development across major U.S. cities including Miami, Atlanta, and New York. Their background includes involvement in projects such as Metropica, Stella, the Residences and Offices at Star Metals, and Ziggurat-developments recognized for their architectural quality, complexity, and public impact.
This team is committed to innovative design, community collaboration, and ensuring projects align with our community and Council goals. RBMM Development LLC brings a particular focus on sustainability, walkability, and user-centric design to the forefront.
Design Vision
The County and developer's goal is to maximize site density, fully aligning with the approved, by-right Downtown Los Alamos (DTLA) zoning district and our Downtown Master Plan. The initial design concept draws inspiration from Los Alamos' unique landscape-the stone canyons and piñon-juniper mesas. The development will feature architectural elements mimicking the faceted layers of canyons and the flat horizons of mesas. The site plan prioritizes connectivity, providing seamless links to Ashley Pond and downtown, and integrating with the Urban and Canyon Rim trails. Residential and retail/commercial buildings will incorporate thoughtful design elements, including:
--Outdoor community gathering spaces
--Private balconies
--Transitional spaces that blend architecture with the natural and built environments
The proposed project will bring approximately 285-market rate units comprised of 1-, 2-, and 3-bedroom units in addition to approximately 25,000 square feet of retail/commercial space. In addition to the retail/commercial space, the development will be amenity rich and may include a fitness center, resort-style pool, sun deck, dog-park, and similar features. Interior four-level structured parking will provide parking in compliance with the Los Alamos County Development Code.
Project Overview
This proposal delivers the catalytic high-density residential and retail components envisioned in the Downtown Master Plan, Comprehensive Land Use Plan, and existing Downtown Los Alamos (DTLA) zone district. Key features include:
--Approximately 285 residential units (1-, 2-, and 3-bedroom configurations)
--Approximately 25,000 square feet of retail/commercial space
--Two primary buildings with interior, approximately 335 mechanical structured garage parking spaces
The high residential density is strategically designed to reduce retail rental rates, creating the critical mass necessary for retail success in downtown. The development supports an active, mixed-use streetscape, with a strong design commitment to integrate with downtown, Ashley Pond, and the Urban and Canyon Rim trails. Place setting, glazing, building materials, and design elements will all capitalize on the unique location and environment.
The developer has conducted market research in coordination with LACDC to understand and be responsive to the local market, including small businesses. An increased full-time residential population should benefit local businesses. In addition, new retail space will provide increased supply and help stabilize or lower existing rents through a more competitive market.
The total investment by the developer will be in the tens of millions of dollars. Construction and development are subject to GRT. This includes construction, construction materials, and taxable receipts which include items like design fees, labor, materials, and profit. With the local GRT set at 7.0625% the County can anticipate significant GRT revenues starting at construction and continuing through the life of the project.
Strategic Alignment & Community Integration
This project is a direct result of extensive community engagement and design concept development undertaken by the County prior to the solicitation, all in accordance with adopted community plans and input. The property is ideally situated within the Downtown Master Plan and Los Alamos Main Street boundaries. The proposed mix of uses is by-right within the Development Code and fully aligns with adopted County strategic plans, including:
--County Council’s Strategic Leadership Plan priorities
--Comprehensive Plan
--Economic Vitality Strategic Plan
--Downtown Master Plan
The parcel's location is exceptional, within a 5-minute walk of Ashley Pond, Fuller Lodge, and Central Avenue-all central community and social gathering spaces. Additionally, the property is adjacent to the canyon rim, offering outstanding views of the Pajarito Plateau, Jemez and Sangre de Cristo mountains, and distant views of Santa Fe and Taos, NM.
Enhanced Connectivity & Infrastructure
Special consideration was given to proposals that included small retail/commercial space, pedestrian access to the Canyon Rim Trail, and the thoughtful incorporation of the development into the existing downtown. In preparation for this redevelopment and to support broader community revitalization, the County has already invested in significant utility improvements adjacent to the parcels, as well as curb, gutter, and roadway paving. A key component of this development plan is the enhancement and continuation of the Urban and Canyon Rim trails. The concept plan includes both crucial trail connections and public spaces along the canyon rim, featuring public/private gathering areas. Furthermore, significant roadway, intersection, and lighting improvements are proposed to strengthen the project's connection to downtown. These proposed improvements include:
--Urban/Canyon Rim Trail connection
--New traffic signal at the intersection of 20th Street and Trinity
--Colored stamped crosswalks for improved pedestrian safety
--Expanded on-street parallel parking
--Interior public parking within the structured parking garage
The developer will be utilizing the existing 20th Street infrastructure improvements including water, sewer, and electric. The proposed public support will be for additional public benefits like the continuation of the Canyon Rim Trail, intersection signalization and pedestrian crossing improvements are outlined in the PSDA.
In addition, parallel parking is planned for 20th Street adjacent to the buildings in support of the ground floor retail. Final design will be determined during the site plan review in conformance with the County Code.
Purchase and Development Agreement Overview
The Purchase, Sale and Development Agreement (PSDA) will outline the standard business terms for this project. Terms include:
--Property Purchase: The development team will purchase the property from the County for its appraised value of $1,770,000.00.
--Earnest Money Deposit: A $10,000 Due Diligence Earnest Money Deposit will be provided.
--Site Plan Approval: The developer is obligated to pursue final approval for a complete site plan application that substantially complies with the Concept Plan presented tonight.
--Easements: The developer will provide and execute all necessary easements for the development, including for the Canyon Rim Trail, which will be incorporated into the final site plan and shown on the final plat.
--Public Benefits & County Contribution: In addition to constructing the project, the developer will provide significant public benefits through on- and off-site public improvements. In consideration of these additional public improvements, the County will contribute, on a reimbursement basis, an amount not to exceed $3,630,055.43 as provided in the Conceptual Engineers Opinion of Probable Cost. These improvements include:
--Trail connections
--Design and installation of a new traffic signal
--Intersection improvements and roadway striping
--Expanded on-street parallel parking
--Street lighting
There are a number of performance obligations in the PSDA requiring the developer to perform in a timely manner. The PSDA also stipulates completion of the project within 63 months from the closing date.
The PSDA provides no guarantee nor promise that any County Board or Commission will approve the proposed plans. The PSDA specifically notes that the purchaser shall comply with the requirements of the Land Development Code. It further clarifies that construction of the Canyon Rim Trail, traffic signal, and intersection improvements will be reviewed and approved in coordination and conformance with the findings of the traffic impact analysis, Los Alamos County Public Works and Utility Construction Standards and/or the New Mexico Department of Transportation.
Alternatives
County Council could decline the proposal as presented.
Fiscal and Staff Impact/Planned Item
Funding for County participation in the redevelopment of the 20th Street parcel has been previously budgeted and is available in the Community Development Economic Development and Housing Fund.
Attachments
A - Publication Notice
B - Incorporated County of Los Alamos Ordinance No. 735 and Purchase, Sale and Development Agreement
C - Project Overview Presentation