Planning & Zoning

A GENDA Planning & Zoning Commission City Council Chambers – 800 Municipal Drive July 27, 2017, at 3:00 p.m. Item Page 1 Call Meeting to Order 2 Approval of the Agenda 3 Approval of the Minutes of the June 15, 2017 P&Z Meeting 30 4 Petition No. FP 17-53 – a request from Floyd Hinesley, represented by R. Clayton 1 Harrison of CHC Engineers, LLC for final plat approval of Piñon Springs Subdivision Phase I, a fourteen-lot subdivision on 4.89 acres located west of English Drive and north of Red Rock Drive. (Mary Holton) 5 Business from: Floor: Chairman: Members: Staff: 6 Adjournment The recommendation of the Planning and Zoning Commission is scheduled to be considered at the City Council Meeting on Tuesday, August 8, 2017. ATTENTION PERSONS WITH DISABILITIES: The meeting room and facilities are fully accessible to persons with mobility disabilities. If you plan to attend a meeting and need an auxiliary aid or service, please contact the City Clerk's office at 599-1101 or 599-1106, prior to the meeting so arrangements can be made. 1 2 3 4 5 6 7 8 9 10 11 12 9 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29  MINUTES PLANNING & ZONING COMMISSION June 15, 2017 The Planning and Zoning Commission met in a regular session on June 15, 2017 at 3:00 p.m. in the City Council Chambers, 800 Municipal Drive, Farmington, New Mexico. P&Z Members Present: Chair-Joyce Cardon Ryan Brown Clint Freeman Kristin Langenfeld Cheryl Ragsdale Paul Thompson Cody Waldroup Del Washburn Nica Westerling P&Z Members Absent: Shay Davis Staff Present: Jennifer Breakell Teri Clashin Lisa Hale-BlueEyes Mary Holton Helen Landaverde Cindy Lopez Toni Sitta Karen Walker Others Who Addressed the Commission: Sherrie Chenault Darrell Elliott Clayton Harrison Raymond Hunt Donald Jones Jim Miller Thomas O’Keefe Call to Order Chair Joyce Cardon called the meeting to order at 3:00 p.m. There being a quorum present the following proceedings were duly had and taken. Presentation of the Agenda There were no changes to the agenda. Approval of the Minutes A motion was made by Commissioner Ragsdale and seconded by Commissioner Waldroup to approve the minutes of the May 25, 2017 P&Z Meeting. This motion was approved unanimously by an 8-0 vote. Swearing in of Witnesses All parties that wished to speak on behalf of any agenda items were sworn in by Karen Walker. CONSIDERATION & RECOMMENDATION ZC 17-45 Zone Change from MF-L SMHA to IND 711 Melba Lane Planning & Zoning Commission Discussion of Petition ZC 17-45 on June 15, 2017 Planning Manager Cindy Lopez presented the staff report for ZC 17-45, a request from Darrell Elliott for a zone change from MF-L SMHA, Multi-Family Low Density – Special Mobile Home Area Overlay to IND, Industrial for 5.6 acres located at 711 Melba Lane. The petitioner proposes to develop approximately 2.5 acres for his business (Industrial Coating Inc.); the remaining 3.1 acres will remain undeveloped. He plans to put up a pre-fabricated metal building, approximately 60 foot by 40 foot, on the property. The property will include a storage yard to store equipment, vehicles, a trailer, tools and materials. The petitioner estimates six visits per month from customers. Ms. Lopez stated the area around the property is residential except for a parcel to the south that is zoned IND and is used for storage for KG Sewer & Drain Cleaning. This zoning on the property to the south was approved in June of 1975. The property to the west is the PATH home (People Assisting the Homeless). Melba Lane is a small, primarily residential road. The 2020 Comprehensive Plan recommends single family residential in this area. A portion of the property to the northwest is in the floodway, which cannot have structures built on it, and the remaining property is located in the floodplain area which cannot have structures built on it. Increased traffic from employees and customers will impact Melba Lane significantly. Currently, Melba Lane is a local residential road, which is narrow and without curb and gutter. Staff feels IND is not an appropriate use for this property and recommends denial. Commissioner Freeman said the City Attorney’s comment voiced a concern that this property was close to the river. Ms. Lopez said the property could be developed as residential rather than as an IND use where materials will be stored. The petitioner would only like to build a shop, but in the future, if it is zoned IND, other concerns could arise. Commissioner Freeman asked if the City had a recommendation to allow this type of usage but limit the IND use. Ms. Lopez said the petitioner could subdivide the property and have a small portion of the property rezoned. At this time, that option had not been discussed. Darrell Elliott, who resides at 4904 Evergreen Drive, said the other properties around his property are mostly vacant. The power plant is less than ¼ mile away. There is not a sewer system to support a residential area. Mr. Elliott said there is IND to the east and Commercial Business on the north side of the river. Mr. Elliott said he owns property to the north, another property further to the north, and the property on the other side of the river. He said he did not have any plans to further develop those properties. Commissioner Ragsdale asked exactly where he plans to put his building. Mr. Elliott said he would like to put the shop on the front corner of the property due to water and electric utilities already in place in that area. Mr. Elliot pointed to the northeast corner of the property on the map. Commissioner Waldroup asked what type of operation he would be running. Mr. Elliott said he owns an oil field service business where he goes out to the oil field to do painting and sandblasting. The shop would be a place to work on equipment. Trucks and equipment would be parked there at night. He said he has 9 pickups and 2 medium-duty van trucks. All work is done in the oil field. Chair Cardon asked Mr. Elliott if he intended to store any chemicals outside the shop and if any product was toxic. Mr. Elliott said all products would be stored in the building and all products are labeled non-hazardous. Commissioner Langenfeld said Mr. Elliott indicated that he had 11 vehicles, and approximately 6 customer visits a month. She asked how many employees and what the operating hours would be. Mr. Elliott said he had 9 employees and his employees arrive around 6:00 a.m. and leave for the field soon after. The employees come back to the shop around 4:30 p.m. to 6:00 p.m. to go home. Commissioner Langenfeld asked what the zoning was on the other properties that Mr. Elliott owned. Mr. Elliott stated the other properties were in the floodway and could not be built on. He said the Riverwalk path stops at his fence line and he would like to work with the City to grant easement to continue the path. Commissioner Langenfeld asked if he would consider rezoning a smaller portion of the property. Mr. Elliott said he would consider rezoning only half of the 5.6 acres. He stated he intended to leave the half of the property between the shop and the river as pasture land. Commissioner Freeman asked Mr. Elliott if different options had been discussed when he met with staff. Mr. Elliott said he did not have a meeting with staff. He stated that he was invited to a staff meeting but was not able to attend. Raymond George Hunt III, who owns property at 630 Hydroplant Road and lives in Waterflow, said the zone change will negatively affect the property values. He said Melba Lane is not equipped to handle big trucks. Mr. Hunt said Mr. Elliott’s trucks will deteriorate the quality of the road and will cause too much noise in the rural area early in the morning. Jim Miller, who owns property at 510 Melba Lane, said he was concerned when the PATH building was built. He said the south end of Mr. Elliott’s property is a drainage area and any changes would affect the area and the wildlife. Mr. Miller said there are two rental properties on Melba Lane. One is currently occupied. He said there used to be a trailer on the property where Mr. Elliott is planning to put his building. Mr. Miller was concerned that Mr. Elliott might not have an adequate sewer hookup on his property. Ms. Lopez said if Mr. Elliott is within 600 feet of a sewer system, he would have to connect to the City sewer. If he was not close to a sewer system, there were other options. Mr. Elliott stated that his vehicles are light-duty pickups. All vehicles are below the gross vehicle weight. He said there are three wells in the area and there are water trucks and chemical trucks that use Melba Lane. Mr. Elliott said his family has owned the property since 1971. He said he does not plan to disturb the area. Commissioner Thompson asked Mr. Elliott if he would be receptive to a proposal by the City to divide the property and change the zone on half the property and use the other half for conservation where the City could extend the path through the property. Mr. Elliott said he would be interested in discussing that option. He said he would talk to contractors about a sewer hookup. Commissioner Thompson asked staff if the property could be zoned under a different classification and still be used for Mr. Elliott’s proposed use. Ms. Lopez said GC General Commercial would allow office and storage for equipment. To rezone only half the property, said Ms. Lopez, would require a summary plat to divide the property. Ms. Lopez said the petition could be tabled until further discussion by staff with Mr. Elliott. Planning & Zoning Commission Discussion of Petition ZC 17-45 on June 15, 2017 A motion was made by Commissioner Thompson and seconded by Commissioner Washburn to table Petition ZC 17-45, a request from Darrell Elliot for a zone change from MF-L SMHA, Multi-Family Low Density – Special Mobile Home Area Overlay to IND, Industrial for 5.6 acres located at 711 Melba Lane, for further discussion between Mr. Elliott and staff. AYE: Chair Cardon, Commissioners Brown, Freeman, Langenfeld, Ragsdale, Thompson, Waldroup, and Washburn. NAY: None Abstained: None Absent: Commissioner Davis. Motion passed 8-0 CONSIDERATION & RECOMMENDATION PP 17-47 Preliminary Plan for Piñon Springs Subdivision Phase 1 West of English Drive & North of Red Rock Drive Planning & Zoning Commission Discussion of Petition PP 17-47 on June 15, 2017 Jennifer Breakell, 800 Municipal Drive, City Attorney, stated that Petition PP 17-47 is not under quasi-judicial proceedings because it is a technical review hearing to make sure the preliminary documentation meets the specifications of the subdivision standards and other code regulations such as flood management and drainage within the UDC Unified Development Code. Review of thoroughfare roads and the connection of English Drive to Antelope Junction were decided in 2014 by City Council at the time the zone change was approved. This meeting today is whether the petition meets the technical specifications before a final plan is submitted for the subdivision to begin construction. It is up to the discretion of the Planning & Zoning Commission on whether they wish to listen to interested parties on this petition. Planning Manager Cindy Lopez presented the staff report for PP 17-47, a request from Floyd Hinesley, represented by R. Clayton Harrison of CHC Engineers, LLC, for a preliminary plan for Piñon Springs Subdivision Phase 1, a 14-lot subdivision on 4.9 acres located west of English Drive and north of Red Rock Drive. The zone change to SF-10 Single Family, for this subdivision happened in 2014. At that time, the subdivision was approved for 48 lots. The property is zoned SF-10 on the west half of the parcel and RE-1 on the east half. The petitioner is currently developing Phase 1, 4.9 acres on the southwest side in the SF-10 area. The 14 lots are each over 10,000 square feet. The petitioner proposes to improve English Drive to the north end of Phase I. There will be a temporary turn-around on Rosie Court and English Drive for the Fire Department. The Fire Department is recommending Rosie Court be renamed as it closely resembles Rosa Street which is another road in Farmington. Ms. Lopez said staff is recommending a note on the plat that restricts access from the lots to English Drive. English is on the major thoroughfare plan as an arterial road. English has two other access points for exiting the community. The petitioner is required, based on what was agreed to in 2014, to connect English Drive to Antelope as the parcel is developed. Staff recommends approval subject to technical and corrective changes as required by the City of Farmington. Commissioner Waldroup asked if drainage was being addressed at this phase. Ms. Lopez said a drainage plan was submitted to the Public Works Department and the petitioners representative, Mr. Harrison, has been working to address the issue. Clayton Harrison, who resides at 50 Valley Court in Durango, CO, is representing Mr. Hinesley. Mr. Harrison stated that he is in agreement with staff’s recommendations. Chair Cardon gave the Commissioners the option on whether they wished to hear from other interested parties. The Commissioners agreed to hear those parties and told them they would have a two minute time limit. Commissioner Freeman asked that Antelope Junction not be discussed because that subject had been decided in 2014. He also asked that drainage not be discussed as it will be addressed in the future. Chair Cardon asked that topics not be repeated with the public discussion. Donald Jones, who resides at 5060 Antelope Junction, said he was concerned about the access to Antelope from the proposed subdivision. He stated he did not care if houses were built, but did not want the congestion from traffic on Antelope. He suggested access be changed to College Drive instead of Antelope. Mr. Jones said he was also concerned about the drainage. Thomas O’Keefe, who resides at 5301 Rinconada Street, said the Fire Department’s suggestion of another access would be beneficial. The suggestions from the Fire Department were to add access to Foothills from Rinconada, Escalante, or Johnson. Mr. O’Keefe did not want access to be added to those streets. Ms. Lopez said those streets were not agreed to for access and are not on the thoroughfare plan. Sherrie Chenault, who resides at 5181 Antelope Junction, said her neighbors had talked to her and she wanted clarification. She asked where BLM, Bureau of land Management, property was located. Ms. Lopez said BLM is on the west and north side of the property being discussed. That property is not in city limits. English will go to the north end of the property and extend to Antelope Junction. Planning & Zoning Commission Discussion of Petition PP 17-47 on June 15, 2017 A motion was made by Commissioner Waldroup and seconded by Commissioner Freeman to approve Petition PP 17-47, a request from Floyd Hinesley, represented by R. Clayton Harrison of CHC Engineers, LLC, for a preliminary plan for Piñon Springs Subdivision Phase 1, a 14-lot subdivision on 4.9 acres located west of English Drive and north of Red Rock Drive, subject to technical changes as recommended by staff with the condition that a plat note restricts access to English Drive from the lots and that the proposed street named on the plat as Rosie Court be changed to meet Farmington’s street naming standards. AYE: Chair Cardon, Commissioners Brown, Freeman, Langenfeld, Ragsdale, Thompson, Waldroup, and Washburn. NAY: None Abstained: None Absent: Commissioner Davis. Motion passed 8-0 Business from the Floor: There was no business from the Floor. Business from the Chair: There was no business from the Chair. Business from the Members: There was no business from the Members Business from Staff: Ms. Lopez stated at the June 13, 2017 City Council meeting petitions SUP 17-32, SUP 17-36, and SUP 17-37 stayed on consent. Petition ZC 17-33 was pulled off consent due to discussion from an interested party, but was approved by City Council. Adjournment: With no further business and a motion by Commissioner Thompson and seconded by Commissioner Ragsdale, the Planning and Zoning Commission meeting June 15, 2017 was adjourned at 4:06 p.m. ____________________________ _____________________________ Joyce Cardon Karen Walker Chair Administrative Assistant