Planning & Zoning
Regular MeetingFarmington, NM · March 26, 2015
Agenda
A GENDA
Planning & Zoning Commission
City Council Chambers – 800 Municipal Drive
March 26, 2015, at 3:00 p.m.
Item Page
1 Call Meeting to Order
2 Approval of the Agenda
3 Approval of the Minutes of the March 12, 2015 P&Z Meeting 97
4 Petition No. SP 15-07 – a request from United Food Store No .1 represented by 1
Sakura Engineering & Surveying for a waiver to the length of a flag lot from the
maximum of 150 feet to 297 feet in length for property located at 5697 Highway
64, Farmington.
5 Petition No. PD 15-02 - a request from DropTine Investments LLC, represented 13
by Tyson Quail, Quail Law Firm LLC, for a Planned Development PD with a waiver
for offsite advertising for Crossroads Community Church located at 2400 N.
Butler Ave. The current zoning of the property is SF-7 Single Family residential
6 Petition No. PD 15-01 – a request from La Plata Holdings LLC, represented by 40
Paul Silverman, for an amendment to the PD, Planned Development (PD 14-02)
for property located north of Pinon Hills Blvd. and east of La Plata Highway.
7 Business from:
Floor:
Chairman:
Members:
Staff:
8 Adjournment
The recommendation of the Planning and Zoning Commission is scheduled to be considered at
the City Council Meeting on Tuesday, April 14, 2015.
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Additional
Information
La Plata Ranch
PD 15-01
March 26, 2015
City of Farmington
Community Development
Department
Memo
To: Chair Cardon and Members of the Planning and Zoning Commission
From: Mary L. Holton, AICP, Director
Date: March 25, 2015
Subject: Addendum to the Staff Memo regarding Proposed Revisions to the La Plata Ranch
PD – PD 15-01
On January 29, 2015, the Planning and Zoning Commission initially considered this petition. At the
request of the petitioner, the Commission tabled the petition to allow time for staff and the petitioner to
resolve outstanding issues. Since that meeting, staff has noticed the petition for each subsequent
Commission Meeting to ensure that the petition would not be delayed by noticing requirements.
On February 11, 2015, Public Works staff met with the petitioner to develop a compromise regarding
the timing of the third access planned to intersect with La Plata Highway. As part of that compromise,
the petitioner agreed to complete and attain staff’s acceptance of the Traffic Impact Analysis (TIA)
before returning to the Commission.
Regarding the TIA, staff told the petitioner that staff agrees with the trip generation data provided and
approved the trip distribution data. However, staff is not yet in agreement with the configuration and
design of the proposed roundabout on Pinon Hills Boulevard. (It should be noted that any proposal
regarding road improvements are approved by staff administratively as long as data and design
supports the proposal, in accordance with the UDC. Additionally, the UDC provides that a TIA is to be
administratively reviewed and approved by staff.)
The petitioner advised staff that he is agreeable to continuing to work out the technical details on the
roundabouts for the TIA after the PD revision has concluded and before the platting phase of the
development. Staff concurs with this and believes that the remaining work can be covered in
Condition A (with a noted change underlined) to PD 14-02, as referenced below.
On February 25, staff also asked for minor changes to the TND Code. The revisions, including the
revisions to the Design Narrative, the TND Code, various exhibits, and design and data needed to
complete the TIA, were submitted to the City on March 17. Subsequently, staff and the petitioner
have worked and continue to work together closely to resolve all remaining issues.
This addendum memo is focused only on the revisions and supporting exhibits that represent the
petitioner’s requested changes to the Master Plan that was approved in PD 14-02, last year.
1
These revisions include: A waiver to UDC 6.4.6B, Subdivision Access Points, to allow a different
timing “trigger” for the required third access; Minor revisions to the TND Code which were requested
by staff; and, A waiver to the minimum access spacing standards approved for Glade Hills (Pinon
Hills) Boulevard by the City Council in 1981 to allow a second full-service access for the development
within one-quarter mile (1,315 linear feet) of another full-service access. Specifically, the petitioner is
requesting a non-signalized second full-service access at the intersection of Pinon Hills Boulevard
with Bayless Road, which is located approximately 500-600 feet from the development’s planned
primary access at the intersection of Pinon Hills Boulevard with La Plata Ranch Road.
Waiver to UDC 6.4.6B, Required Access Points
UDC 6.4.6B, Required access points, provides:
“(1) A subdivision of 49 lots or less may provide access to the existing public roadway system via a
single access point; however, two access points may be required where feasible.
(2) A subdivision of 50 lots or greater shall provide access to the existing or proposed public roadway
system via two access points at minimum unless extreme natural conditions, as determined by the
director, make such connection infeasible.
(3) Subdivisions of 250 lots or greater shall be required to provide three or more access points to the
existing or proposed public roadway system, subject to review by the director. The third and
additional access points shall be shown on the plat and construction plans for the development;
however, construction of the street may be postponed to a later phase of development. The city may
require the construction of any access point at the time of approval of the final plat. The timing, or
"trigger," for construction of the third access point shall be established as part of the subdivision
review process (final plat).”
The compromise worked out between staff and the petitioner regarding the third access on February
11, consists of:
“Four Triggers for Phasing Access”
The initial phase of La Plata Ranch will be served by La Plata Ranch Rd with access to Pinon Hills
Blvd. Additional access improvements are required as the project is built, subject to the following
Four Triggers:
1. When the project exceeds 50 residential units the second access on Pinon Hills Blvd must be
opened at Bayless Rd.
2. When the geometry of the early phases exceed the requirements of the Fire Code for a project
with two access points, the road connecting to La Plata Hwy in the NW section of the site will
be built initially as an emergency access, providing the additional access standards required
under the Fire Code. The developer will dedicate an 80' wide right-of-way and construct the 20'
wide emergency access road on a compacted road bed 24' wide. Access will be restricted to
emergency vehicles with a FFD-approved crash gate.
3. If either of the two intersections along the Pinon Hills Blvd frontage reaches a level of
congestion in which the peak hour average delay is 45 seconds or more, the crash gates will
be removed and the third access road shall be used as part of the La Plata Ranch street
network.
4. If, after the removal of the crash gates, the peak hour average delay at the Pinon Hills Blvd
intersection reaches 45 seconds or more, the La Plata Hwy intersection and the 3rd access
road will be improved to full NMDOT standards. In any case, the full improvements for the La
Plata Hwy intersection and the 3rd access road shall be made prior to the acceptance of the
final plat filing.
2
This note is included on many of the revised map exhibits, and it is recommended that this waiver be
approved.
Minor Revisions to the TND Code
On February 25, David Sypher, Public Works Director, requested that: The TND Code pages 5-
2 through 5-5 be revised to call out a separate bike path in the note sections; and, that Chapter
8 of the TND Code 8.040 and 8.050 should include the requirement that the sign specifications
shall also meet the requirements of the Manual on Uniform Traffic Control Devices (MUTCD)
manual.
The revised TND Code pages reflect the first request in a note indicated in red. The second request
can be easily resolved with an additional recommended condition.
Staff is additionally requesting that the TND Code be revised to reflect that curb radii be a minimum
of 15 feet, not a maximum, and that restricted parking be painted yellow and not red. The petitioner
can provide these revised pages prior to the City Council Meeting to eliminate the additional
conditions for these last two (2) requests.
Waiver to the minimum access spacing standards approved for Glade Hills (Pinon Hills)
Boulevard by the City Council in 1981
The petitioner is requesting a second full-service access at the intersection of Pinon Hills Boulevard
with Bayless Road, which is located approximately 500-600 feet from the development’s primary
access at the intersection of Pinon Hills Boulevard with La Plata Ranch Road. The primary
intersection is to be served by either a signal or a roundabout.
The minimum access spacing standards approved for Glade Hills (Pinon Hills) Boulevard in 1981
include:
1. “Not more than one access point every one-quarter mile length of roadway, with a minimum
separation on one-quarter mile between similar access points, where such access requires a
median crossing.
2. Not more than one access point every 600 feet of roadway with a minimum separation of 600
feet between other access points, where such access does not require a median crossing.”
A “median crossing” denotes a full-service access, whereby all turns are accommodated. This means
that the petitioner’s current proposal would need a waiver to the first standard above.
Staff told the petitioner when they met over a series of meetings beginning in 2013 on the new
master plan, that staff would support a “right-in/right-out” design for this second access and that it
would require a waiver to the second standard. The developer then asked staff to consider a “hooded
left” design. Staff told the petitioner that the hooded-left design would be considered but that the TIA
would need to support it and a design would need to be approved to ensure public safety issues
were met. A hooded left allows for three (3) turning movements. An example is on westbound E.
Main Street going into Chili’s.
On February 11, during the meeting with staff, the petitioner discussed the possibility of constructing
an elliptical roundabout or a “dog bone” design that would serve both of the Pinon Hills Boulevard
intersections. Staff told the petitioner that if the TIA would support it, staff would support this specific
design to serve both intersections.
3
On March 17, the petitioner submitted exhibits indicating a second full-service access along Pinon
Hills Boulevard at Bayless Road. He advises that the additional full-service access is required for his
development to work.
The proposed distance between the two access points is approximately 500-600 feet, which is far
below the one-quarter mile standard for a full-service access. The 1981 standards allow for waivers
based on “extreme hardships, terrain, or other design principles.” However, the City Council has
been consistent in requiring staff to implement the 1981 standards so that the roadway’s specific
access policies are maintained and in order to protect adjoining property owners’ access to Pinon
Hills Boulevard.
While staff continues to support a waiver to the 1981 second standard to allow a right-in/right-out or a
hooded left at Bayless Road and Pinon Hills Boulevard, or an elliptical roundabout or dog bone
design to serve both intersections, staff cannot support a second full-service access along Pinon Hills
Boulevard for this development.
In any event, whether the City Council grants a waiver to the first or second standard or does not
grant either waiver, staff recommends that a condition be placed on the intersection that it should
never to be signalized because of its proximity to the development’s primary intersection.
RECOMMENDATION
The Community Development Department recommends approval of Petition PD 15-01 a request
from La Plata Holdings, LLC, represented by Paul Silverman, to amend the approved Planned
Development, PD 14-02, with the above-referenced revisions.
It is noted that on September 9, 2014, the City Council adopted the Planning and Zoning
Commission recommendation and approved Petition PD 14-02, a request from La Plata Holdings,
LLC, represented by Paul Silverman, for an amendment to the Planned Development PD 09-02 for
La Plata Ranch with the following conditions:
A. A Traffic Impact Analysis for the entire Master plan has been submitted to the City
Engineer. The petitioner will continue to work with the Public Works Department of
the City of Farmington on review and approval regarding access and subdivision
improvements for on-site and off-site infrastructure design, traffic signals, street
lighting, etc. All final designs shall be approved by City staff. ; and,
B. The developer providing, at the first phase of development, a second access onto
Piñon Hills Boulevard that meets the recommendations from the Traffic Impact
Analysis and the requirements of the Unified Development Code; and,
C. A copy of the New Mexico Department of Transportation permit allowing access to
La Plata Highway being provided to the Community Development Department prior
to the submittal of any preliminary plan for that phase of the development in
accordance with the Unified Development Code; and,
D. The developer shall prepare and submit the final set of covenants, conditions, and
restrictions (CCR's), for the development prior to the submittal of the first final plat in
accordance with UDC 6.10. Such CCR's shall fully comply with UDC 6.10, and shall
include all provisions outlined in the draft CCR's submitted by the developer and
dated August 7, 2014, and shall be recorded with all final plats for the development.
The existing conditions should remain, except for Condition B and the noted underlined change to
Condition A. The following additional conditions should be added:
4
E. Street signs shall meet the requirements of the Manual on Uniform Traffic Control
Devices (MUTCD) manual.
F. The TND Code shall be revised to reflect that curb radii be a minimum of 15 feet, not
a maximum, and that restricted parking be painted yellow and not red.
G. This PD is exempt from the minimum access spacing standards approved for Glade
Hills (Pinon Hills) Boulevard by the City Council in 1981, but only to allow a second
non-signalized access onto Pinon Hills Boulevard at Bayless Road within 600 feet of
the Pinon Hills Boulevard and La Plata Ranch Road intersection, as shown on the
Master Plan. This access shall not have full-service access, nor should it be
signalized.
H. In lieu of UDC 6.4.6B, the developer may utilize the “Four Triggers for Phasing
Access,” which consists of:
The initial phase of La Plata Ranch will be served by La Plata Ranch Rd with access
to Pinon Hills Blvd. Additional access improvements are required as the project is
built, subject to the following Four Triggers:
1. When the project exceeds 50 residential units the second access on Pinon Hills
Blvd must be opened at Bayless Rd.
2. When the geometry of the early phases exceed the requirements of the Fire
Code for a project with two access points, the road connecting to La Plata Hwy in
the NW section of the site will be built initially as an emergency access, providing
the additional access standards required under the Fire Code. The developer will
dedicate an 80' wide right-of-way and construct the 20' wide emergency access
road on a compacted road bed 24' wide. Access will be restricted to emergency
vehicles with a FFD-approved crash gate.
3. If either of the two intersections along the Pinon Hills Blvd frontage reaches a
level of congestion in which the peak hour average delay is 45 seconds or more,
the crash gates will be removed and the third access road shall be used as part of
the La Plata Ranch street network.
4. If, after the removal of the crash gates, the peak hour average delay at the Pinon
Hills Blvd intersection reaches 45 seconds or more, the La Plata Hwy intersection
and the 3rd access road will be improved to full NMDOT standards. In any case,
the full improvements for the La Plata Hwy intersection and the 3rd access road
shall be made prior to the acceptance of the final plat filing.
5
AK
ANDERSON|KIM
300 Broadway Boulevard NE
Suite K
Albuquerque, NM 87102
530-624-5093
www.andersonkim.com
architecture + urban design
June
26,
2014
(Amended
March
24,
2015)
Design
Narrative
for
the
La
Plata
Ranch
Planned
Development
Design
Concept
The
La
Plata
Ranch
Planned
Development
provides
a
broad
range
of
residential
building
types
from
detached
homes,
rowhouses,
and
apartment
buildings
to
Live/Work
and
mixed
use
buildings
in
the
Neighborhood
Center.
Sites
have
been
selected
close
to
the
commercial
and
medical
services
for
specialized
residential
fa-‐
cilities
such
as
skilled
nursing
,
Alzheimer’s
care,
Assisted
living
,
and
independent
seniors
apartments.
Circulation
through
the
site
is
delivered
with
a
connected
network
of
walkable
slow
speed
public
streets.
Throughout
most
of
the
developed
area
of
the
site,
driveways
and
access
to
ample
off-‐street
parking
provided
by
the
private
alleys
maintained
by
the
HOA.
Dry
utilities
are
located
in
the
rear
alleys,
removing
transformers
and
util-‐
ity
pedestals
from
the
front
of
the
residential
lots.
The
typical
street
sections
are
designed
to
provide
on-‐street
parking
with
limited
curb
cuts,
wide
sidewalks
and
street
trees.
The
Neighborhood
Center
contains
multifamily,
medical
office
and
clinic
buildings;
single
story
commercial
and
multistory
mixed
use
buildings
and
an
extended
stay
hotel.
The
services
and
retail
is
visible
from
Pinon
Hills
Boulevard
to
serve
the
Western
portion
of
Farmington,
but
is
also
connected
to
the
walkable
slow
speed
street
network
of
the
La
Plata
Ranch
Neighborhood.
Pedestrian
Courts
are
laid
out
along
the
Western
and
Northern
edges
of
the
neigh-‐
borhood
providing
access
to
the
trail
along
the
North
edge
and
the
trail
overlooking
the
Bosque
along
the
La
Plata
River
on
the
West.
Detailed
requirements
for
how
building
are
sited
on
individual
lots
is
address
in
the
TND
Code
section
on
Building
Types.
Accessory
Dwelling
Units
and
Guesthouses
are
permitted
and
encouraged
and
allowed
land
uses
are
described
in
the
TND
Code.
1204_150324_La Plata Ranch Design Narrative in Word.docx
Page 2 March 24, 2015
Land
Use
Organization
• 250.9
Acres
total
site
area.
• 87
Acres
of
Open
Space
(35%
of
the
site)
5.5
Acres
of
Formal
Parks
and
Greens.
• 4.2
miles
of
multi-‐use
trails
connecting
to
the
regional
trail
system
along
the
La
Plata
River.
• 89,000
SF
of
Non-‐residential
uses
in
the
mixed-‐use
Neighborhood
Center.
• An
extended
stay
hotel
with
up
to
80
rooms.
• 1030
to
1135
residential
units
delivered
in
a
range
of
building
types
over
the
173.9
acre
developed
portion
of
the
site.
Connectivity
and
Street
Design
Site
designed
with
a
network
of
slow
speed
street
with
sidewalks,
planter
strips
and
on-‐street
parking.
Dry
utilities
are
placed
in
the
rear
alleys.
Alleys
designed
to
ac-‐
commodate
the
turning
radii
of
the
solid
waste
trucks.
Cul
du
sacs
have
been
lim-‐
ited
to
the
North
East
section
of
the
site
and
will
not
exceed
the
600
feet
in
length.
Multi-‐use
Trails
Trails
throughout
the
site
are
typically
6’ wide
to
reduce
site
disturbance
and
con-‐
structed
with
crusher
fines
to
reduce
impervious
paving.
A
trailhead
is
provided
in
the
Northwest
portion
of
the
site
to
provide
access
to
the
Riverine
Trail
along
the
La
Plata
River.
Sustainable
Design
A
high
percentage
of
the
site
(35%)
is
dedicated
to
open
space.
The
landscaping
pal-‐
let
will
be
limited
to
low
water
use
plant
materials
from
the
City
of
Farmington’s
Landscape
Guidelines.
Best
practices
for
natural
processes
will
be
used
in
the
treatment
of
storm
water
in
vegetated
swales
along
the
Western
edge
of
the
devel-‐
oped
portion
of
the
site.
Buildings
will
be
designed
using
the
New
Mexico
Green
Building
Standards
and
sited
to
provide
shaded
private
outdoor
spaces.
La Plata Ranch Design Narrative
Page 3 March 24, 2015
March
17,
2015
Amendment
–
3rd
Access
from
La
Plata
Highway
Four
Triggers
for
Phasing
Access
The
initial
phase
of
La
Plata
Ranch
will
be
served
by
La
Plata
Ranch
Road
with
ac-‐
cess
to
Pinon
Hills
Boulevard.
Additional
access
improvements
are
required
as
the
project
is
built,
subject
to
the
following
Four
Triggers:
1.
When
the
project
exceeds
50
residential
units
the
second
access
on
Pinon
Hills
Boulevard
must
be
opened
at
Bayless
Road.
2.
When
the
geometry
of
the
early
phases
exceeds
the
requirements
of
the
Fire
Code
for
a
project
with
two
access
points,
the
road
connecting
to
La
Plata
Highway
in
the
Northwest
section
of
the
site
will
be
built
initially
as
an
emergency
access,
providing
the
additional
access
standards
required
under
the
Fire
Code.
The
developer
will
dedicate
an
80’
wide
right
of
way
and
construct
the
20’
wide
emergency
access
road
on
a
compacted
road
bed
24’
wide.
Access
will
be
restricted
to
emergency
vehicles
with
an
FFD-‐approved
crash
gate.
3.
If
either
of
the
two
intersections
along
the
Pinon
Hills
Blvd.
frontage
reaches
a
level
of
congestion
in
which
the
peak
hour
average
delay
is
45
seconds
or
more,
the
crash
gates
will
be
removed
and
the
third
access
road
shall
be
used
as
part
of
the
La
Plata
Ranch
street
network.
4.
If,
after
the
removal
of
the
crash
gates,
the
peak
hour
average
delay
at
the
Pinon
Hills
Blvd.
intersection
reaches
45
seconds
or
more,
the
La
Plata
Highway
intersec-‐
tion
and
the
3rd
access
road
will
be
improved
to
full
NMDOT
standards.
In
any
case,
the
full
improvements
for
the
La
Plata
Highway
intersection
and
the
3rd
access
road
shall
be
made
prior
to
the
acceptance
of
the
final
plat
filing."
March
17,
2015
Amendment
_-‐
Commercial
Site
South
of
Pinon
Hills
Blvd.
The
commercial
parcels
South
of
Pinion
Hills
Blvd.
are
not
part
of
the
approved
zoning
entitlements
of
La
Plata
Ranch
Master
Plan,
but
have
been
shown
on
the
Master
Plan
materials
for
illustrative
purposes
and
to
facilitate
the
design
of
the
two
roundabouts
controlling
access
to
the
La
Plata
Ranch
project
and
to
the
Municipal
Sports
Complex.
The
commercial
parcels
are
also
part
of
the
proposed
Public
Im-‐
provement
District
(PID)
covering
La
Plata
Ranch.
La Plata Ranch Design Narrative
LA PLATA RANCH PLANNED DEVELOPMENT - TND CODE
8/7/14
CHAPTER 5 - STREETS AND THOROUGHFARE STANDARDS
Sections:
5.010 Purpose
5.020 Applicability
5.030 Street and Streetscape Standards
!
5.010 Purpose. This Chapter provides standards for the design of public streets and the
character of the streetscape as a public space between buildings across public streets
within the La Plata Ranch Planned Development. These standards are intended to
provide slow speed streets with pleasant pedestrian facilities by limiting street width and
driveway curb cuts, providing on-street parking to buffer the travel lanes of the street
from the sidewalk, and providing access to off-street parking from the private rear alleys
for most allowed building types. Dimensions for travel lanes and parallel parking spaces
were developed in consultation with City of Farmington Staff.
!
5.020 Applicability. The street types and standards provided in this Chapter shall only be used
in the La Plata Ranch Planned Development for preliminary and final plats approved in
compliance with Section 2.020 and all other applicable requirements of the The TND
Code .
!
5.030 Street and Streetscape Standards.
!
A. Design Standards. Each street and streetscape shall be designed and constructed
in compliance with the following standards, in addition to the City's standards for
street construction.
!
B. Curb radii for intersections of interior streets within the La Plata Ranch Planned
Development shall be a maximum of 15 feet. Parking near the intersection corners
may be limited with signage and red curbs to provide the required sight triangle.
!
C. Root barriers shall be installed at the location of street trees to prevent the heaving
of the adjacent sidewalk or curb and gutter.
!
!
!
!
!
CHAPTER 5 - STREETS AND THOROUGHFARE STANDARDS
!
5-!1
LA PLATA RANCH PLANNED DEVELOPMENT - TND CODE
8/7/14
Notes:
• Encroachment by awnings and balconies permitted, but require a reduction of the
public right of way and the recording of an easement for public access of the private
portion of the sidewalk. (See Frontages Section 4.020.F)
• Requires rear alley for access to off-street parking.
• Asphalt concrete and aggregate base thickness to be determined by “R” values and
traffic index calculations.
• Sidewalks may be ADA compliant pavers or Portland Cement Concrete (P.C.C.)
• Curbs are extended at intersection corners and at Tee intersections.
• Max. curb radii shall be 15’, but shall be increased to accommodate Fire Department
design vehicle turning movements.
March 17, 2015 Note: A network of multiuse pathways is laid out in
the project. This street section may also be marked with sharrows
consistent with Complete Streets best practices.
38’ AVENUE
!
CHAPTER 5 - STREETS AND THOROUGHFARE STANDARDS
!
5-!2
LA PLATA RANCH PLANNED DEVELOPMENT - TND CODE
8/7/14
Notes:
• Residential street section
• Parking allowed on both sides.
• Asphalt concrete and aggregate base thickness to be determined by “R” values and traffic
index calculations.
• Sidewalk width - 5’ minimum, 8’ maximum
• Parkway width - 7’ minimum, 12’ maximum (measured from back of walk to face of curb)
• Curbs are extended at intersection corners and at Tee intersections.
• Max. curb radii shall be 15’, but shall be increased to accommodate Fire Department
design vehicle turning movements.
March 17, 2015 Note: A network of multiuse pathways is laid out
in the project. This street section may also be marked with
sharrows consistent with Complete Streets best practices.
36’ STREET
!
CHAPTER 5 - STREETS AND THOROUGHFARE STANDARDS
!
5-!3
LA PLATA RANCH PLANNED DEVELOPMENT - TND CODE
8/7/14
Notes:
• Residential street section
• To be utilized adjacent to neighborhood green.
• Parking allowed on one sides only.
• Asphalt concrete and aggregate base thickness to be determined by “R” values and traffic
index calculations.
• Sidewalk width - 5’ minimum, 8’ maximum
• Parkway width - 7’ minimum, 12’ maximum (measured from back of walk to face of curb)
• Sidewalk may be omitted on green side. Curbs are extended at intersection corners and at
Tee intersections.
• Max. curb radii shall be 15’, but shall be increased to accommodate Fire Department
design vehicle turning movements.
• The centerline of the street may shift from block to block and the parking may be shifted
from one side of the street to the other block, by block.
March 17, 2015 Note: A network of multiuse pathways is laid out in
the project. This street section may also be marked with sharrows
consistent with Complete Streets best practices.
28’ STREET
!
CHAPTER 5 - STREETS AND THOROUGHFARE STANDARDS
!
5-!4
LA PLATA RANCH PLANNED DEVELOPMENT - TND CODE
8/7/14
Notes:
• Mixed Use street section
• Final parking and lane configuration to be designed in coordination with intersections
on Pinion Hills Boulevard. Right of way to be increased accordingly.
• Turn lanes can be incorporated into the center median.
• Asphalt concrete and aggregate base thickness to be determined by “R” values and
traffic index calculations.
• Sidewalk width - 5’ minimum, 18’ maximum
• Parkway width - 6’ minimum, 12’ maximum (measured from back of walk to face of
curb)
March 17, 2015 Note: A network of multiuse pathways is laid out in the
project. This street section may also be marked with sharrows
consistent with Complete Streets best practices.
ENTRY STREET
!
CHAPTER 5 - STREETS AND THOROUGHFARE STANDARDS
!
5-!5
LA PLATA RANCH PLANNED DEVELOPMENT - TND CODE
8/7/14
Notes:
• No parking in R.O.W.
• Provides garage access.
• Motion-sensor security lighting may be mounted on garage and provided by property
owner.
• Dry utilities may to be installed in a joint trench within the right of way, outside of the 12’
paved section or in utility easements on the abutting private parcels.
• Utility pedestals and transformers installed in utility easements outside of the 20’ R.O.W.
• A Public Access Easement shall be recorded over the R.O.W.
RESIDENTIAL ALLEY (PRIVATE - MAINTAINED BY THE HOA)
!
CHAPTER 5 - STREETS AND THOROUGHFARE STANDARDS
!
5-!6
LA PLATA RANCH PLANNED DEVELOPMENT - TND CODE
8/7/14
Notes:
• No parking in R.O.W.
• Provides service and access to off-street parking.
• Utility trenches, pedestals and transformers installed in utility easements outside of
the 24’ R.O.W.
• Trash and recycling enclosures shall be installed outside of the 24’ R.O.W.
• A Public Access Easement shall be recorded over the R.O.W.
COMMERCIAL ALLEY (PRIVATE; MAINTAINED BY THE POA)
!
CHAPTER 5 - STREETS AND THOROUGHFARE STANDARDS
!
5-!7
LA PLATA RANCH PLANNED DEVELOPMENT - TND CODE
8/7/14
Notes:
• Pedestrian / bicycle access only.
• Fixed security lighting mounted on building and provided by property owner.
• Bike/Ped Width - 6’ minimum, 8’ maximum
• Landscape Width - 10’ minimum.
• A Public Access Easement shall be recorded over the R.O.W
PERIMETER PEDESTRIAN COURT (PRIVATE - MAINTAINED BY THE HOA)
!
CHAPTER 5 - STREETS AND THOROUGHFARE STANDARDS
!
5-!8
LA PLATA RANCH PLANNED DEVELOPMENT - TND CODE
8/7/14
Notes:
• Pedestrian / bicycle access only.
• Bike/Ped Width - 6’ minimum, 8’ maximum
• A Public Access Easement shall be recorded over the R.O.W
MULTI-USE TRAIL (PRIVATE - MAINTAINED BY THE HOA)
!
CHAPTER 5 - STREETS AND THOROUGHFARE STANDARDS
!
5-!9
LA PLATA RANCH
Farmington, New Mexico
__________________________________________
Legend GELTMORE LLC
6211 San Matteo Boulevard NE, Suite 130
Albuquerque, New Mexico 87109-3534
Open Space
Parks, Greens & Perimeter
Courts
Trail
(Lot lines are for illustrative purposes only)
Open Space Tabulation
Type Area
Open Space 81.5 acres
Parks, Greens & Perimeter
5.5 acres
Courts
Total Ares 87.0 acres
Commercial parcels south of Pinon Hills
Boulevard is included in the public
infrastructure district, but is not part of the
La Plata Ranch Masterplan.
CONCEPTUAL
MASTERPLAN
Illustrative
SCALE: 1:200
3/17/15
POWERLINE EASEMENT
LA PLATA RANCH
Farmington, New Mexico
__________________________________________
Phasing Tabulation GELTMORE LLC
6211 San Matteo Boulevard NE, Suite 130
F Albuquerque, New Mexico 87109-3534
Number of Units
Section Area
Range
Four Triggers for Phasing Access
The initial phase of La Plata Ranch will
A 36.7 acres 150-180 be served by La Plata Ranch Rd with
access to Pinon Hills Blvd. Additional
B 35.0 acres 130-140 access improvements are required as
POWERLINE EASEMENT
the project is built, subject to the
C 8.4 acres 80-130 following Four Triggers:
E D 22.4 acres 90-120
1. When the project exceeds 50
E 28.7 acres 90-110 residential units the second access
on Pinon Hills Blvd must be opened
F 20.6 acres 30-35 at Bayless Rd.
G 29.7 acres 360-420
2. When the geometry of the early
H 9.0 acres phases exceed the requirements of
the Fire Code for a project with two
NT
access points, the road connecting
E 1,030-1,135
EM
to La Plata Hwy in the NW section of
AS the site will be built initially as an
E Non-Residential 89,000 SF emergency access, providing the
E additional access standards required
10
LIN
FL 0Y Extended stay hotel 80 Rooms under the Fire Code. The developer
IPE
OO EA will dedicate an 80’ wide right-of-way
D
PL
R D P (Lot lines are for illustrative purposes only) and construct the 20’ wide
AIN
emergency access road on a
Commercial parcels south of Pinon Hills compacted road bed 24’ wide.
Boulevard is included in the public Access will be restricted to
infrastructure district, but is not part of the emergency vehicles with a FFD-
approved crash gate.
La Plata Ranch Masterplan.
3. If either of the two intersections
G along the Pinon Hills Blvd frontage
reaches a level of congestion in
which the peak hour average delay
is 45 seconds or more, the crash
gates will be removed and the third
POWERLINE EASEMENT
access road shall be used as part of
the La Plata Ranch street network.
4. If, after the removal of the crash
B gates, the peak hour average delay
C at the Pinon Hills Blvd intersection
reaches 45 seconds or more, the La
Plata Hwy intersection and the 3rd
access road will be improved to full
Bay
less NMDOT standards. In any case, the
Rd
full improvements for the La Plata
ILLS
Hwy intersection and the 3rd access
road shall be made prior to the
BLV H acceptance of the final plat filing.
D
CSA FARM
A La P
lata PINO CONCEPTUAL
NH
Ran
ch R
LA
d MASTERPLAN
P LA Phasing
TA
H WY SCALE: 1:200
3/23/15
H
POWERLINE EASEMENT
LA PLATA RANCH
Farmington, New Mexico
__________________________________________
TND Designations Legend GELTMORE LLC
6211 San Matteo Boulevard NE, Suite 130
Albuquerque, New Mexico 87109-3534
NE - Neighborhood Edge
NG - Neighborhood General
POWERLINE EASEMENT
NC - Neighborhood Center
(Lot lines are for illustrative purposes only)
Commercial parcels south of Pinon Hills
Boulevard is included in the public
infrastructure district, but is not part of the
NT
La Plata Ranch Masterplan.
E
S EM
E A
E
10
LIN
FL 0Y
IPE
OO EA
D R
PL P
AIN
POWERLINE EASEMENT
Bay
less
Rd
ILLS
BLV
D
CSA FARM
La P
lata PINO CONCEPTUAL
Ran
ch R NH
LA
d MASTERPLAN
PLA TND Designations
TA
H WY SCALE: 1:200
3/18/15
POWERLINE EASEMENT
LA PLATA RANCH
Farmington, New Mexico
__________________________________________
REVISIONS - 1/17/15 Street Sections Legend GELTMORE LLC
6211 San Matteo Boulevard NE, Suite 130
Albuquerque, New Mexico 87109-3534
See Plan & Section for access to La Plata
1 Highway Four Triggers for Phasing Access
ENTRY STREET The initial phase of La Plata Ranch will
See Intersection Design for Pinon Hills be served by La Plata Ranch Rd with
2 Boulevard access to Pinon Hills Blvd. Additional
38’ AVENUE access improvements are required as
POWERLINE EASEMENT
Emergency access gates to be removed if the project is built, subject to the
3 average peak hour delays at the Pinon Hills following Four Triggers:
intersections exceeds 45 seconds. 36’ STREET
(Parking on two sides) 1. When the project exceeds 50
If these intersections have average peak residential units the second access
hour delays greater than 45 seconds after on Pinon Hills Blvd must be opened
the emergency access gates are removed, 28’ STREET
(Parking on one side) at Bayless Rd.
the access at La Plata Highway will be
improved to NMDOT requirements. 2. When the geometry of the early
20’ ACCESS ROAD phases exceed the requirements of
(See Plan & Section; 80’ R.O.W. the Fire Code for a project with two
ENT
offered for dedication) access points, the road connecting
M
to La Plata Hwy in the NW section of
S E ALLEY
A
the site will be built initially as an
E (Commercial Alley in NC; Residential emergency access, providing the
E Alley in NE & NG) additional access standards required
10
FL 0Y
L IN under the Fire Code. The developer
OO EA
R IP E Indicates parking on one sided will dedicate an 80’ wide right-of-way
D and construct the 20’ wide
PL P streets.
AIN
emergency access road on a
compacted road bed 24’ wide.
(Lot lines are for illustrative purposes only) Access will be restricted to
emergency vehicles with a FFD-
Commercial parcels south of Pinon Hills approved crash gate.
Boulevard is included in the public
infrastructure district, but is not part of the 3. If either of the two intersections
along the Pinon Hills Blvd frontage
La Plata Ranch Masterplan. reaches a level of congestion in
which the peak hour average delay
is 45 seconds or more, the crash
gates will be removed and the third
POWERLINE EASEMENT
access road shall be used as part of
the La Plata Ranch street network.
4. If, after the removal of the crash
gates, the peak hour average delay
at the Pinon Hills Blvd intersection
reaches 45 seconds or more, the La
Plata Hwy intersection and the 3rd
access road will be improved to full
Bay
less NMDOT standards. In any case, the
Rd
1 full improvements for the La Plata
ILLS Hwy intersection and the 3rd access
BLV
road shall be made prior to the
2
D
acceptance of the final plat filing.
3 CSA FARM
La P
lata PINO CONCEPTUAL
Ran
ch R NH
LA
d MASTERPLAN
P LA Street Sections
TA
H WY SCALE: 1:200
3/23/15
LA PLATA RANCH
Farmington, New Mexico
__________________________________________
GELTMORE LLC
6211 San Matteo Boulevard NE, Suite 130
Albuquerque, New Mexico 87109-3534
Four Triggers for Phasing Access
The initial phase of La Plata Ranch will
be served by La Plata Ranch Rd with
access to Pinon Hills Blvd. Additional
access improvements are required as
the project is built, subject to the
following Four Triggers:
1. When the project exceeds 50
residential units the second access
on Pinon Hills Blvd must be opened
at Bayless Rd.
S BLVD
L
2. When the geometry of the early
H IL
phases exceed the requirements of
N
PINO
the Fire Code for a project with two
access points, the road connecting
to La Plata Hwy in the NW section of
the site will be built initially as an
emergency access, providing the
additional access standards required
under the Fire Code. The developer
20’ ACCESS ROAD will dedicate an 80’ wide right-of-way
and construct the 20’ wide
ROUNDABOUTS emergency access road on a
compacted road bed 24’ wide.
Access will be restricted to
emergency vehicles with a FFD-
approved crash gate.
3. If either of the two intersections
along the Pinon Hills Blvd frontage
LA reaches a level of congestion in
P LA which the peak hour average delay
TA is 45 seconds or more, the crash
H WY gates will be removed and the third
access road shall be used as part of
the La Plata Ranch street network.
4. If, after the removal of the crash
gates, the peak hour average delay
at the Pinon Hills Blvd intersection
reaches 45 seconds or more, the La
Plata Hwy intersection and the 3rd
access road will be improved to full
NMDOT standards. In any case, the
full improvements for the La Plata
Hwy intersection and the 3rd access
road shall be made prior to the
acceptance of the final plat filing.
TRAFFIC SIGNAL
(EXISTING 4-WAY)
CONCEPTUAL
MASTERPLAN
Transportation Network
SCALE: 1:400
3/23/15
LA PLATA RANCH
Farmington, New Mexico
__________________________________________
GELTMORE LLC
6211 San Matteo Boulevard NE, Suite 130
Albuquerque, New Mexico 87109-3534
Conceptual First Phase
Plan & Section for Third
Access at La Plata Hwy
NOT TO SCALE
3/23/15
LA PLATA RANCH
Farmington, New Mexico
__________________________________________
GELTMORE LLC
6211 San Matteo Boulevard NE, Suite 130
Albuquerque, New Mexico 87109-3534
Left Turn Movement Through Movement
Intersection Truck Turning
Movement Model for
Pinon Hills Blvd
NOT TO SCALE
3/23/15
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