Courtesy LAC
BY MAIRE O’NEILL
maire@losalamosreporter.com
If a County Council votes in 2017 to pursue a feasibility study for an RV Park in Los Alamos, would you expect to hear more about it again sooner than November 2026? Apparently, a consulant was engaged by the County in July 2026, but why was there apparently no communication with the public on the proposed location or parameters for the development?To be clear, asking these questions does not indicate opposition to the project, it just points to a lack of communication with community,
On January 31, 2017, Los Alamos resident Craig Martin told Los Alamos County Council under public comment at the beginning of their regular meeting, that he was representing a small group of people who cared deeply about the community, who were looking forward to taking advantage of the opportunities afforded by the Manhattan Project National Historic Park, Bandelier National Monument and the Valles Caldera National Preserve.
Martin told Council the group believed that an RV Park was needed to make the MHNHP a successful operation.
“We believe this that should happen as quickly as possible. Our proposal is looking at a site that is part of Parcel A-8, but it’s only the western-most triangle adjacent to Canyon Rim Trail and provides several really nice opportunities for the business community because it puts the RV park within walking distances of the businesses downtown,” he said back then.
Martin indicated that he had discussions with local businesses who believed foor traffic was needed downtown.
“We don’t need people driving downtown and missing us, so we feel putting an RV in that location would give folks visiting the opportunity to take in the natural resources of the area, enhance this community’s opportunities for serving tourists and also, in general, to connect history to the outdoors we have here in the community,”Martin said.
During his somments, Martin indicated that the group believed the parcel it was proposing would be “a more attractive location than one down by the airport that would detract from the views as you come into town, and would also be somewhat less of an experience for campers who would be right there next to the Canyon Rim Trail”.
The proposed RV Park was again discussed February 14, 2017 in terms of a petition presented to Council. At that time, the Council Chair was David Izraelevitz: Also on Council were Christine Chandler, Antonio Maggiore, James Chrobocinski, Rick Reiss, Susan O’Leary and Pete Sheehy.
A lot of water has gone under the bridge since then and there has been little to no information diseminated to the public until the agenda released by the County on Friday afternoon and a news release from the County later Monday afternoon, likely in response to complaints in the community, and in particular a letter to the editor by Kevin Holsapple that raised many of the concerns raised elsewhere. https://losalamosreporter.com/2026/11/08/lte-objection-to-county-process-and-rv-park-proposal-file-no-22331-26-to-county-council/
The news release indicates that the staff want the RV Park presented as part of the Strategic Planning conversation “next week”. Although the Strategic Planning session information is on the County website, the eight-hour session is not noted on Granicus with the other scheduled meetings. The session will be in-person only, with no Zoom broadcast, which leaves little opportunity for those who might be interested in watching part of the discussion during the day to do so. If you are thinking of watching it after the fact, months or years later, don’t bother, because there will be no video of the session.Although these types of sessions are covered in the New Mexico Open Meetings Act,
Los Alamos County RV Park Feasibility Study
Development of a County-owned RV Park on the 502 Parcel (1405 East Road) is physically and conceptually feasible based on the RV Park Feasibility Study completed by Bohannan Huston in September 2026. The feasibility study confirms that a 10-acre parcel could accommodate up to 103 RV sites while integrating supporting amenities as well as public trailhead parking and 3 connections to the Canyon Rim Trail. The remaining land should be considered for open space.
Location, Project Overview, and Feasibility Study
The 19.5-acre parcel at 1405 East Road (502) is a Department of Energy transfer parcel with approximately 10 developable acres which were evaluated for this project. It is bounded by NM 502 and Los Alamos County Airport to the north, Fire Station No. 6 is to the west, and open space and the Canyon Rim Trail to the south and east.
The parcel is currently zoned Industrial (IND) with a Comprehensive Plan Future Land Use Map designation of Mixed-Use. Because the parcel is currently zoned IND, developing an RV Park will require a Zone Map Amendment to a suitable zone district like Mixed-Use or General Commercial.
Los Alamos County commissioned Bohannan Huston to evaluate the feasibility of developing an RV park on the County-owned property. While the original study contemplated two locations (the 502 Parcel and Camp May), the County directed the team during the initial phase to discontinue evaluation of Camp May to focus planning on the 502 Parcel.
The study evaluates the feasibility of developing an RV park on the county owned 502 Parcel. Additionally, the study presents a proof-of-concept site plan and provides a rough-order-of-magnitude (ROM) phased cost estimate for a planning-level indication of development expenses.
Conceptual Site Plan
The conceptual plan accommodates 103 total RV sites on 10-acres across four distinct configurations: 17 camper van/tent sites (45-ft), 27 standard RV sites (64-ft), 30 mid-size RV sites (70-ft), and 29 large RV sites (84-ft). The conceptual site plan is configured as back-in RV pads to maximize the total number individual spaces. The RV sites include a paved parking pad, utilities hook-ups (water/sewer/electric), and could include picnic tables, shelters, and other amenities at each site.
Vehicular access is designed as an unsignalized right-in/right-out configuration off State Highway 502, supported by dedicated acceleration and deceleration lanes. Internal circulation consists of a 20-foot-wide, counterclockwise, one-way asphalt loop road.
The site includes a central bathroom/laundry facility, two RV dump stations, waste dumpsters, three direct pedestrian trail connections to the Canyon Rim Trail, and a dedicated 10-12 vehicle public parking lot supporting community trail access.
Preliminary Cost Estimate and Potential Phasing
Rough order-of-magnitude (ROM) cost estimates were developed using 2025 NMDOT unit pricing and preliminary site quantities. To provide flexibility, the project is structured into two sequential phases. Total project costs include allowances for design/permitting, mobilization, construction surveying, contingency, and New Mexico Gross Receipts Tax.
Phase I includes highway acceleration and deceleration lanes, internal grading and paving, 103 paved RV pad sites, site electrical service, trail connections and parking, and dumpsters, with estimated hard construction costs of $3,301,027 and a total project cost of $4,755,315.
If Phase I is implemented, conduit sleeves and utility corridors should be installed to avoid future excavation and repaving during Phase II utility buildout.
Phase II covers the 4,000-foot off-site water and sewer main extensions, on-site water distribution, the bathroom and laundry building, and dump stations, totaling $2,798,046 in hard construction costs and $4,030,743 in total project costs.
Combined, the total RV park development encompassing the complete buildout of both Phase I and Phase II improvements reflect $6,099,073 in hard construction costs and a total project cost of $8,786,058.
Additionally, a separate access alternative evaluated an optional roundabout at NM 502 and Camino Entrada to facilitate westbound turnaround movements, estimated at $2,370,000 in hard construction costs and $3,414,118 in total project costs.
Technical and Permitting Considerations
The existing water line adjacent to the site on NM 502 are transmission-only and unavailable for direct service. Both water distribution and sanitary sewer lines terminate approximately 4,000 feet east of the site in the Entrada Business Park. The feasibility model assumes gravity conveyance for wastewater and adequate system water pressure; however, if field elevations require a sewage lift station or booster pumps, capital and ongoing lifecycle costs will increase.
State Highway 502 is an NMDOT jurisdiction roadway. The right-in/right-out configuration restricts direct westbound ingress/egress into the RV Park site. Westbound travelers must reverse direction at the 4th Street roundabout prior to entry, and westbound departures must head east before finding an appropriate turnaround. Formal NMDOT traffic impact analysis and highway utility-crossing permits will be required and were not completed as part of this feasibility study.
The park could utilize the County’s established online reservation system and operational support currently in place at Main Gate RV Park, White Rock Visitor Center RV Park, and Camp May. However, managing 103 full-service sites will require expanded staffing, routine maintenance capacity (bathrooms, dump stations, groundskeeping), and clear policy on short-, medium-, and long-term stays and operations.
To vuew the feasibility study update/presentation to Council, go to:
https://losalamos.legistar.com/View.ashx?M=F&ID=16122629&GUID=BFB4C014-8E65-4CE9-B22E-140C6AF673F9