Title
Case No. SIT-2026-0074. VEGA Architecture, LLC. on behalf of Janet Lovato, dba 118 St Rd 4, LLC., property owner, requests Site Plan Adoption for a multiple commercial use development at the properties addressed as 116 and 118 NM State Road 4, White Rock, NM. The project redevelops an existing building and site for retail, restaurant, bar, personal services, and food truck designated locations. The properties are located within the White Rock Town Center (WRTC) zone district.
Property Owners
Janet Lovato, dba 118 St Rd 4, LLC.
Applicant
VEGA Architecture, LLC. on behalf of property owners
Case Manager
Desirae J. Lujan, Senior Planner
Body
In accordance with Los Alamos County Code of Ordinances, Chapter 16, Development Code ("Development Code"), section 16-74(i)(3), establishes procedures for Site Plan Adoption or Major Amendment. Prior to submitting an application, the applicant must first attend a pre-application meeting. On January 16, 2026, the applicant fulfilled that requirement. Staff received an application for Site Plan Adoption on February 10, 2026, from VEGA Architecture, on behalf of 118 St. Rd. 4. LLC. The application was assigned Case No. SIT-2026-0074, reviewed by the Interdepartmental Review Committee ("IDRC"), and pursuant to section 16-72(c) of the Development Code, was properly noticed for an April 22, 2026, public hearing.
Section 16-69 grants the Planning and Zoning Commission ("Commission") the authority and responsibility to make final decisions on Site Plan Adoption applications. The Commission shall approve the application as presented, approve the application with conditions that are reasonably necessary to meet the decision criteria, or deny based on conformance with section 16-74(i) decision criteria.
Pursuant to section 16-72-(f)(5)b.9., approval by the Commission shall require a motion and affirmative vote of a majority of the members present, and no less than four (4) to approve the application. Failure to issue a final decision prior to the close of the hearing shall constitute denial of the application.
Section 16-74(i) Site Plan Adoption Decision Criteria
a. The Site Plan substantially conforms to the intent and policies of the Comprehensive Plan and other adopted County policies and plans.
b. If the subject property is within an approved Master Plan, the Site Plan is in conformance with any relevant standards in the Master Plan.
c. If the subject property is within an approved PD zone district, the Site Plan is consistent with any applicable terms and conditions in any previously approved PD zoning covering the subject property and any related development agreements and/or regulations.
d. The Site Plan is in conformance with all applicable provisions of this Code and other adopted County regulations.
e. The County’s existing public infrastructure and services, including but not limited to water, sanitary sewer, electricity, gas, storm sewer, streets, trails and sidewalks have adequate capacity to serve the proposed development, and any burdens on those systems have been mitigated in compliance with the County’s construction standards to the maximum extent practicable.
f. The Site Plan mitigates any significant adverse impacts to properties within the vicinity to the maximum extent practicable.
g. Provisions shall be made to serve the development with tot lots and/or neighborhood parks in accordance with the Comprehensive Plan. A fee may be paid as approved by County Council to accomplish the purpose of the Comprehensive Plan in lieu of the development of tot lots or neighborhood parks.
Motion Options
Recommended Motion:
I move to conditionally approve Case No. SIT-2026-0074, a request by VEGA Architecture, LLC., on behalf of property owners 118 St Rd 4, LLC., for Site Plan Adoption for a multiple commercial use development that redevelops an existing building and site for retail, restaurant, bar, personal services, and designated food truck locations, with the following condition(s):
1. The applicant must obtain permits and agreements, as necessary, for encroachment and use of the county property prior to receiving a building permit for site improvements.
The properties are addressed as 116 and 118 NM State Road 4, White Rock, NM and zoned White Rock Town Center (WRTC).
Approval is based on the Findings of Fact established at the hearing and the conclusion that the Applicant has satisfied the decision criteria for site plan adoption as outlined in Section 16-74(i)(4) of the Los Alamos County Development Code. The Commission acts under the authority of Section 16-69(b)(2) and (6) of the Development Code.
Alternative Motion 1:
I move to approve Case No. SIT-2026-0074, a request by VEGA Architecture, LLC., on behalf of property owners 118 St Rd 4, LLC., for Site Plan Adoption for a multiple commercial use development that redevelops an existing building and site for retail, restaurant, bar, personal services, and designated food truck locations. The properties are addressed as 116 and 118 NM State Road 4, White Rock, NM and zoned White Rock Town Center (WRTC).
Approval is based on the findings established at the hearing and the conclusion that the Applicant has met the decision criteria for Site Plan Adoption per Section 16-74(i)(4) of the Los Alamos County Development Code. The Commission acts under the authority of Section 16-69(b)(2) and (6) of the Development Code.
I further move to authorize the Chair to sign a Final Order approving the application, as well as the Findings of Fact and Conclusions of Law for this case that reflects the decision of the Commission. This document will be prepared by county staff based on this decision.
Alternative Motion 2:
I move to deny Case No. SIT-2026-0074, a request by by VEGA Architecture, LLC., on behalf of property owners 118 St Rd 4, LLC., for Site Plan Adoption for a multiple commercial use development that redevelops an existing building and site for retail, restaurant, bar, personal services, and designated food truck locations.
Denial is based on the Applicant failing to demonstrate that the application meets the Site Plan adoption decision criteria within Section 16-74(i)(f) of the Los Alamos County Development Code, and the Commission is acting under the authority of Section 16-69(b)(2) and (6) of the Development Code.
I further move to authorize the Chair to sign a Final Order denying the application, as well as the Findings of Fact and Conclusions of Law for this case. This document will be prepared by county staff based on this decision.
Attachments
A - Staff Report
B - Application Packet
C - Public Notices