Planning & Zoning

AGENDA Planning & Zoning Commission City Council Chambers – 800 Municipal Drive March 13, 2025 - 3:00 p.m. Item 1 Call Meeting to Order 2 Approval of the Agenda 3 Approval of the Minutes of the January 30, 2025 P&Z Meeting 4 Petition ZC 25-03 – A request for a Zone Change from Single Family – 7: Single-family Residential, to GC: General Commercial. Located within the Iles Subdivision at 3315 Iles Ave. Presented by Senior Planner Safrany (Pg 17) 5 Petition ZC 25-06 – A request for a Zone Change from Single Family – 7: Single-family Residential to GC: General Commercial. Located in the Iles Subdivision Lot 6 Block 5. Presented by Associate Planner Gonzalez (Pg 31) 6 Action – Updates to the Farmington Unified Development Code regarding Off- Street Parking. Presented by Acting Planning Manager Gibson (Pg 41) 7 Presentation – Updates to the Farmington Unified Development Code regarding Subdivision Requirements and Sidewalks. Presented by Planning Manager Gibson (Pg 57) 8 Business From:  Floor: Comments are accepted in person, limited to three (3) minutes and to items that are not listed on the agenda. No formal action will be taken at this meeting relating to comments provided from the floor.  Chairman:  Members:  Staff: 9 Adjournment Petition items on this agenda will be scheduled for the next City Council Meeting – March 25, 2025 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.  Minutes Planning & Zoning Commission January 30, 2025 The Planning & Zoning Commission met in a regular session on January 30, 2025 at 3:00 p.m. in the City Council Chambers, 800 Municipal Drive, Farmington, New Mexico. P&Z Members Present: Chair Freeman Vice Chair Brown Thomas Hawkins Cheryl Ragsdale Amber Hodge Jennifer Wood Clete Berens Absent P&Z Members Shay Davis Gary Hanson Cody Waldroup Staff Present: Colby Gibson Joaquin Gonzalez Tami Spencer Others Who Addressed the Commission Summer Rose-Scott Call to Order Chair Freeman called the meeting to order at 3:00 p.m. Approval of the Agenda A motion was made by Commissioner Berens and seconded by Commissioner Ragsdale to approve the agenda of the January 30, 2025 Planning & Zoning Commission. This motion passed by a 7-0 vote. Approval of the Minutes A motion was made by Commissioner Ragsdale and seconded by Commissioner Hodge to approve the minutes of the December 12, 2024 Planning & Zoning Commission meeting. This motion passed by a 7-0 vote. Acting Planning Manager Gibson introduced the new Commissioner Thomas Hawkins-Malloy to the Commission. Petition SUP 24-112 – A request for a Special Use Permit to allow for a body art establishment (Permanent Makeup) Located at 3005 Northridge Dr. Associate Planner Gonzalez presented the following: 1  Petition Information Applicant: Summer Rose-Scott Representative: N/A Location: 3005 Northridge Drive Unit F Existing Zoning: Office and Professional Existing Land Use: Salon and Spa Request: Approval for a special use permit for a body art establishment (Permanent Makeup). Subject Property Surrounding Zoning / USES North: Single Family - 7; Single Family Residences. South: Office and Professional, Local Neighborhood Commercial; Mix of Office and Professional Service uses Salon and Spas. East: Office and Professional; Vacant Land. West: Planned Development; Mix of Office and Professional Service uses. 2  UDC Section 8.9 Special Use Permit A) Effect on environment: o Placement of a body art (permanent makeup) establishment at this location should not be injurious to the surrounding neighborhood. Surrounding similar uses include small local retail, professional services, and salons/spas. The applicant will meet the New Mexico Body Art Safe Practices Act requirements. B) Compatible with surrounding area: o The existing building is in good shape and harmonious with the character of the surrounding area. The San Juan County Assessor’s Map shows one 1,370 square foot office building. The building is currently being used as a Spa. C) External impacts minimized: o The proposed use shall not have negative impacts on existing uses in the area and in the city through the creation of noise, glare, fumes, dust, smoke, vibration, fire hazard, or other injurious or noxious impact. D) Infrastructure impacts minimized: o The proposed body art establishment will not have a negative impact on existing infrastructure and services. The subject property is currently located within the Northridge Executive Plaza and has access from Northridge Drive, which is classified as a local street by the City’s Major Thoroughfare Plan. E) Consistent with the UDC and Comprehensive Plan: o The petitioner meets the requirements of UDC Sec. 2.4.63, specifically: F) Parcel size: o The San Juan County Assessor’s Map shows one 1,370 square foot office building suitable for the proposed use. 3 G) Site Plan: o The site plan complies with the standards of Section 8.5. Public Input o This petition has been properly noticed: o 16 property owner letters sent out; o Publication of notice in the Tri-City Record. o Public notice sign posted on the property. Staff Conclusion o The proposed body art establishment use is allowed within the ‘Employment Mixed Use’ designation of the 2040 Comprehensive Plan. o The proposed body art establishment use is compatible with the surrounding area and nearby uses. o The proposed use complies with the Unified Development Code SUP criteria outlined in 8.9.4. Staff Recommendation The Community Development Department recommends approval of Petition SUP 24-112, a request from Summer Rose-Scott, for a Special Use Permit to allow for a body art establishment located at 3005 Northridge Drive Unit F with the following conditions of approval: 1. The SUP shall be effective for five years, at which time the applicant can renew. 4  Discussion Commission Asked Staff: 1. Can you do a Special Use Permit (SUP) on a single unit of a strip mall? 2. What prompted the five year expiration time frame? 3. With the recent updates to the Unified Development Code (UDC), didn’t we talk about letting a tattoo/permanent makeup shop being able to open by right? Staff Replied: 1. Yes, you can do a Special Use Permit (SUP) for just one unit because it is a separately owned property. 2. For residential protection to the surrounding neighborhood. That way if there is an issue with the SUP the residents would have an option to speak on it. 3. We did, but only in certain zones. It is allowed by right in General Commercial, Central Business and Local Neighborhood Commercial. Office Professional and Mixed Use would now need to get a SUP instead of asking for a zone change. Petitioner, Summer Rose-Scott, PO Box 1308, Kirtland, NM: Ms. Rose-Scott stated that she is an esthetician and is already operating out of that location. She is now certified to do cosmetics makeup. Getting the approval for the SUP would allow her to expand her business. The Commission Asked Petitioner: 1. Are you ok with the one condition regarding the five year expiration date? 2. How long have you been in business at this location? Petitioner Rose-Scott Replied: 1. No, she does not have any issue with the condition. 2. She has been in business for about three years. With no Commission discussion needed, Chair Freeman called for a motion. Motion A motion was made by Commissioner Berens and seconded by Commissioner Wood to APPROVE Petition ZC 24-112 as recommended by staff with the following condition of approval: 1. The SUP shall be effective for five years, at which time the applicant can renew. AYE: Chair Freeman, Vice Chair Brown, Commissioners Bernes, Ragsdale, Waldroup, Hodge and Wood NAY: None ABSTAINED: None ABSENT: Commissioners Hanson, Davis and Waldroup The motion passed with a vote of 7-0 5 Metropolitan Planning Organization Overview Presentation MPO Officer Koeppel presented the following: 6 7 8 9 10 11 12 13 14 The Commission and Mr. Koeppel had a brief conversation regarding the presentation. Annual Election of Chair and Vice Chair Commissioner Davis made a motion to re-appoint Chair Freeman as Chair for the Planning & Zoning Commission. Chair Freeman accepted the nomination. Commissioner Ragsdale seconded the motion. The vote passed unanimously 7-0. 15 Commissioner Wood made a motion to re-appoint Vice Chair Brown as Vice Chair for the Planning & Zoning Commission. Commissioner Brown accepted the nomination. Commissioner Hodge seconded the motion. The vote passed unanimously 7-0. Business from the Floor: There was no business from the Floor. Business from the Chair: Chair Freeman wished the Commission, Happy New Year. Business from the Members: The members welcomed Commissioner Hawkins to the Commission. Business from Staff: Acting Planning Manager Gibson thanked the members for welcoming Commissioner Hawkins to the Commission. Mr. Gibson updated the Commission on the five petitions from the last P&Z meeting. They were all on the consent agenda and were all approved on the consent agenda. He also updated the Commission on the department split. As of January 1, 2025, Public Works and Community Development are their own separate entities. The City is actively hiring a new Community Development Director. We are also looking to hire a new Associate Planner. The code updates for access management, body art and the re-application limits that you all recommended for approval went through the process at City Council and had been approved in January. In the next meeting he will be bringing back the off-street parking updates for a quick overview before he asks for you for formal action to present it to City Council. He will also be introducing some sidewalk code updates that will help clean up these sections in the UDC and the Municipal Code. He added that there has been some updates on the City Website Adjournment: With no further business, a motion to adjourn was made by Commissioner Hodge and seconded by Commissioner Ragsdale. The motion carried unanimously 7-0 and the meeting was adjourned at 3:48 p.m. _______________________________ _________________________________ Clint Freeman Tami Spencer Chair Administrative Assistant 16  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT PETITION ZC 25-03 AT 3315 ILES AVENUE ZONE CHANGE FROM SF-7: SINGLE-FAMILY RESIDENTIAL TO GC: GENERAL COMMERCIAL PROJECT INFORMATION Applicant Carl and Wanda Cordell Representative N/A Date of Application January 23, 2025 Requested Action Zone Change request from SF:7 Single-family Residential to GC: General Commercial Location 3315 Iles Ave: (R0024367) 0.31 acres Existing Land Use Vacant Lot Existing Zoning SF-7: Single family residential 2040 Future Land Use Mixed Use Village Designation Surrounding Zoning & North: SF-7: Single Family Residential Land Use South: SF-7: Single Family Residential East: SF-7: Single Family Residential West: GC: General Commercial, Commercial Retail Notice Requirements Publication of Notice: February 26, 2025, Tri-City Record. Property owners letter: March 3, 2025 Sign posted: February 28, 2025 Staff Planner Mike Safrany, Senior Planner STAFF ANALYSIS Background The petitioner is requesting a zone change from SF-7, Single Family Residential to GC: General Commercial. The lot is currently regarded as vacant with two small accessory sheds on the property. The petitioner believes this property is better suited for commercial development due to several properties in the immediate surrounding area being rezoned from residential to commercial in the last year. The petitioner intends to either sell the property or develop to suite. The subject property is 0.31 acres (13,502 sf). Code compliance has a history regarding the property. The property remains in violation of several charges of public nuisances, such as cleanliness of property, accumulation of junk, weeds and non-operating vehicles. 17 Zoning Map - General Commercial Land Use Map - Mixed Use Village 18 Aerial View 19 Street View facing NW 20 Street View facing SW 21 View at Rear of Property 22 FARMINGTON COMPREHENSIVE PLAN The Comprehensive Plan’s 2040 Future Land Use Map designation is Mixed Use Village. One of the trends noted for this land use designation is to ‘create a better balance between market-supported, commercial-designated area and residential areas’. The general location noted for Mixed Use Village land designation includes ‘small pockets buffering commercial area from Medium Density Residential developments. STAFF ANALYSIS The Unified Development Code states that the City shall consider whether the proposed zoning and land use are compatible with the conforming zoning and land use of nearby properties and with the character of the neighborhood. Section 8.7.4 of the Unified Development Code (UDC) outlines issues for consideration in determining a proposed zone change as follows: A. Is the proposed zoning consistent with the Farmington Comprehensive Plan? Yes, the proposed zoning of GC: General Commercial is consistent with the Mixed-Use Village designation of the Comprehensive Plan. B. Is the proposed zoning and land use(s) compatible with the present zoning and conforming uses of nearby property and the character of the neighborhood? The proposed zoning is compatible with the present zoning and the character of the neighborhood. General Commercial zoning exists at the north and south ends of Iles Ave. Properties directly to the west along E Main St. are zoned General Commercial. A rezone to GC, General Commercial is compatible with the surrounding area. C. Will there be adverse impacts; and/or can any adverse impacts be adequately mitigated? No immediate adverse impacts are noted. Any future commercial development on the property shall comply with the residential protection requirements of Section 5.10 of the Unified Development Code. D. Is the proposed density and intensity of use permitted in the proposed zoning district? Any future commercial development shall comply with the regulations of the GC: General Commercial District. E. Is the site physically suitable for development of uses and density permitted by the proposed zoning district? The site provides easy access and favorable topography for commercial development along a major arterial thoroughfare, located in the direct vicinity of other commercial uses. F. Are adequate public facilities and services available to serve development for the type and scope suggested by the proposed zone? If utilities are not available, could they be reasonably extended by the applicant? Is the applicant willing to pay for the extension of public facilities and services necessary to service the proposed development? There is direct access from Iles Ave. Utilities are available in the immediate area. 23  G. Does the proposed change constitute “spot zoning” as defined in Article 11, definitions? UDC Article 11 defines spot zoning as ‘where a particular tract within a larger area is specifically zoned so as to impose upon it restrictions not imposed upon the surrounding lands, or grant to it special privileges not granted generally, not done in pursuance of the Comprehensive plan’. The proposed Zone Change does not constitute spot zoning by this definition. The proposed zone change is in conformance with the 2040 Comprehensive Plan. PUBLIC COMMENTS This petition has been properly noticed. Letters were sent to eight surrounding property owners. At the time of this report no comments have been submitted. STAFF CONCLUSION In staff’s opinion, the zone change request is appropriate for the neighborhood. It will revitalize a dilapidated area and is supported by the general character of the neighborhood. STAFF RECOMMENDATION The Community Development Department recommends approval of Petition ZC 25-03, a request from Carl and Wanda Cordell, property owner, for a zone change from SF-7: Single Family Residential to GC: General Commercial, to allow for commercial development on the property at 3315 Iles Ave. PROPERTY OWNERS WITHIN 100 FEET NAME1 ADDRESS CITYSTATEZIP CORDELL CARL AND WANDA 5207 HUBBARD RD FARMINGTON, NM 87402 4GS INVESTMENTS LLC 2323 SAN JUAN BLVD FARMINGTON, NM 87402 TOLEDO HELEN 3409 ILES AVE FARMINGTON, NM 87402 MARTINEZ HENRY 4102 GILA ST FARMINGTON, NM 87401 XL CONCRETE COMPANY 3300 ILES ST FARMINGTON, NM 87402 TREADWORKS LLC 4227 E MAIN ST FARMINGTON, NM 87402 MCCLELLAN MALCOLM AND HELEN PO BOX 1159 DEERFIELD, IL 60015 HAMILTON WG INTER VIVOS TRUST PO BOX 3523 FARMINGTON, NM 87499 24 25 26 27 28 29 30  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT PETITION ZC 25-06 – ILES SUBDIVISION LOT 6 BLOCK 5 ZONE CHANGE FROM SINGLE FAMILY - 7 TO GENERAL COMMERICAL PROJECT INFORMATION Applicant Mike Hamilton Representative N/A Date of Application February 6, 2025 A request for a zone change from Single Family – 7 to General Requested Action Commercial. Location ILES SUBDIVISION LOT 6 BLOCK 5 (R0027286) Existing Land Use Equipment and Vehicle Storage Yard Existing Zoning Single Family - 7 2040 Future Land Use Mixed Use Village Designation North: Multi-Family High Density; Currently Vacant land, Proposed Apartments Surrounding Zoning & South: General Commercial; XL Concrete Land Use East: Single Family -7; Single family residences West: Single Family -7, General Commercial; Single family residences, Vacant land Publication of Notice: February 24, 2025 Tri-City Record Notice Requirements Property owners’ letter: February 24, 2025 Sign posted: March 3, 2025 Staff Planner Joaquin Gonzalez, Associate Planner PRESENT SITUATION: The subject property is located on a 0.517-acre parcel and is zoned Single Family - 7. The property is currently being used as equipment and vehicle storage yard (Legal non-conforming status) for XL Concrete. PROPOSED CHANGE OR REQUEST: A request for a zone change from Single Family – 7 to General Commercial to construct an office building and bring the current use into compliance. 31  ZONING SINGLE FAMILY - 7 (SF-7) 32 AERIAL VIEW 33 STAFF ANALYSIS UNIFIED DEVELOPMENT CODE COMPLIANCE UDC Section 8.7 Zoning Map Amendment (rezoning) The Unified Development Code states that the City shall consider whether the proposed zoning and land use are compatible with the conforming zoning and land use of nearby properties and with the character of the neighborhood. Section 8.7.4 of the Unified Development Code (UDC) outlines issues for consideration in determining a proposed zone change as follows: A. Is the proposed zoning consistent with the Farmington Comprehensive Plan? The 2040 Future Land Use Map designates this area as Mixed-Use Village. This designation supports mixed-use development such as Commercial uses. The zone change to General Commercial will align with the 2040 Future Land Use designation. B. Is the proposed zoning and land use(s) compatible with the present zoning and conforming uses of nearby property and the character of the neighborhood? The proposed General Commercial zoning and land use is compatible with the current conforming uses and character of the neighborhood. There are also General Commercial zoning districts to the north, west and south of the subject property. The zone change to General Commercial will bring into compliance the existing use. C. Will there be adverse impacts; and/or can any adverse impacts be adequately mitigated? The use is expected to have a similar average daily traffic count as the existing use and surrounding uses. Iles Avenue is classified as a local street according to the City Major Thoroughfare Plan well suitable for the already existing use. D. Is the proposed density and intensity of use permitted in the proposed zoning district? Per UDC Section 2.8, the proposed General Commercial zoning district allows an office and equipment and vehicle storage yard. There is no minimum lot size under the GC zoning district. The change from Single-Family 7 to General Commercial will bring the current existing use into compliance allowing the intensity of the use to be appropriate for the zoning district. E. Is the site physically suitable for development of uses and density permitted by the proposed zoning district? The subject property is 0.157 acres (6,838.92 square feet) in size and meets the minimum lot size requirements for the General Commercial zoning district. F. Are adequate public facilities and services available to serve development for the type and scope suggested by the proposed zone? If utilities are not available, could they be reasonably extended by the applicant? Is the applicant willing to pay for the extension of public facilities and services necessary to service the proposed development? 34  The site is currently being used as an equipment and vehicle storage yard, utilities are available nearby to serve the development and they can be extended by the applicant if necessary. G. Does the proposed change constitute “spot zoning” as defined in Article 11, definitions? Section 11.1 of the Unified Development Code defines spot zoning as: Where a particular tract within a larger area is specifically zoned so as to impose upon it restrictions not imposed upon the surrounding lands, or grant to it special privileges not granted generally, not done in pursuance of the Comprehensive Plan. The proposed Zone Change does not constitute spot zoning by this definition because it is in compliance with the Comprehensive Plan and compatible with the surrounding area. The 2040 Comprehensive Plan Future Land Use Map designates this area as Mixed-Use Village, the proposed use of an equipment and vehicle storage yard is supported by the designation. PUBLIC COMMENTS This petition has been properly noticed. Letters were sent to 11 surrounding property owners. At the time of this report staff has not received feedback from the community. STAFF CONCLUSION  The proposed zone change to General Commercial is supported by the Mixed-Use Village designation of the 2040 Comprehensive Plan.  The proposed zone change to General Commercial and the existing use is compatible with the zoning and uses within the surrounding area.  The proposed use complies with the Unified Development Code density standards outlined in UDC Sec. 2.8.  The proposed zone change to General Commercial is bringing the existing use into compliance. STAFF RECOMMENDATION The Community Development Department recommends APPROVAL of Petition ZC 25-06, a request from Mike Hamilton, for a zone change from Single Family – 7 to General Commercial located at Iles Subdivision Lot 6 Block 5. 35 36 37 38 39 40  Proposed UDC Off Street Parking 41 42 Sec. 5.2 Off-street parking and loading. 5.2.1 Purpose. In order that the public health, safety, general welfare, and convenience may be furthered through the orderly application of laws concerning parking facilities, the purpose of this section is to: A. Improve the design of parking facilities to maximize convenient access to homes and businesses with minimal vehicle or pedestrian conflict. B. Implement construction standards for surfacing materials, design criteria for stall dimensions, approach widths, and locations to ensure efficiency, usability and a reasonable life expectancy for parking facilities. C. Provide a minimum acceptable number of off-street parking spaces in association with any use or building which is to be erected, substantially enlarged, or changed from one principal use to another. D. Facilitate maximum land utilization between business types through encouragement of shared parking facilities. 5.2.2 Applicability. A. New development. The off-street parking and loading standards of this section shall apply to any new building constructed and to any new use established. B. Expansions and alterations. The off-street parking and loading standards of this section shall apply when an existing structure or use is expanded or enlarged. Additional off-street parking and loading spaces shall be required to serve only the enlarged or expanded area, provided that in all cases the number of off-street parking and loading spaces provided for the entire use (pre-existing + expansion) must equal at least 75 percent of minimum ratio established in the off-street parking schedule "A" (subsection 5.2.3A.) of this section. C. Change of use. Off-street parking and loading must be provided for any change of use or manner of operation that would, based on the off-street parking schedule "A" (subsection 5.2.3A.) or the off-street loading schedule of this section, result in a requirement for more parking or loading spaces than the existing use. D. Exception for CB district. The requirements of this section shall not apply in the Central Business district. 5.2.3 Minimum off-street parking requirements. A. Schedule A. Unless otherwise expressly stated in this UDC, off-street parking spaces shall be provided in accordance with the following off-street parking requirements. Where this UDC provides options for calculating the parking requirement the smaller number of parking spaces shall apply. The Director or designee reserves the right to require a parking study be completed by a qualified professional for uses with unique operating characteristics or where Schedule A requirements are unsatisfactory. 43  Schedule A Off-Street Parking Requirements Land Use Categories Number of Spaces Required Single-Family Dwelling Site built, manufactured, and mobile homes 2 per dwelling unit Accessory dwelling unit 1 per accessory dwelling unit Multi-Family Dwelling Efficiency, studio and one-bedroom 1.25 per dwelling unit 2-bedroom 1.5 per dwelling unit 3-bedroom and larger 1.75 per dwelling unit Congregate Living Boarding houses and dormitories 1 per bedroom Assisted living and nursing homes 1 per 4 beds Congregate living, other 0.5 per bedroom Accommodations Hotel, motel or similar use 1 per guest unit plus 0.5 per employee on shift. Short term rentals 1 per rental unit Community Service Private club or lodge 1 per 200 square feet Community service, other 1 per 500 square feet Education Facilities K—8 Grade 1 per employee 9+ Grade 1 per employee plus 1 per 3 students College, university or trade school 1 per employee plus 1 per 3 students Day Care 1 per 300 square feet Medical Medical lab and storage facilities 1 per 500 square feet Hospital 1.5 per bed Medical clinics and offices, other 1 per 275 square feet Parks and Open Space Golf courses 3 per hole Parks and open space, other Schedule B Religious Institutions 1 per 5 seats Entertainment Event, Major Schedule B Office and Professional 1 per 300 square feet Commercial Parking Lots/Garage No requirement Recreation and Entertainment, Outdoor Golf driving ranges, miniature golf 1.5 per tee plus 1 per employee on shift 44  Racetracks, sports fields, and similar uses 1 per 4 fixed seats or 1 per 250 square feet of spectator area Recreational Vehicle Parks and campgrounds Schedule B Outdoor recreation and entertainment, other Schedule B Retail Sales and Service, Sales Retail, general 1 per 275 square feet Retail, home improvement and lawn and garden 1 per 400 square feet Retail, flea markets and outdoor sales Schedule B Shopping centers, plazas, and similar uses 4 spaces per 1,000 square feet Vehicle and RV sales or leasing 1 per 300 square feet office plus 1 per 10,000 square feet lot space Retail Sales and Service, Personal Service Barber shop or beauty salon 1 per 175 square feet Gym and health clubs 1 per 200 square feet Animal kennel, shelter, and boarding facilities Schedule B Columbaria or mortuary Schedule B Personal service, other 1 per 250 square feet Retail Sales and Service, Eating and Drinking Restaurants 1 per 4 seats or 1 per 150 square feet Bars, taprooms 1 per 2 seats or 1 per 100 square feet Mobile food unit 3 spaces per unit Retail Sales and Service, Entertainment Theaters and auditoriums 1 per 4 fixed seats or 1 per 40 square feet of main gathering area Bowling, archery ranges and related 2 per stall or lane plus 1 per employee on shift Indoor entertainment, other 1 per 250 square feet Retail Sales and Service, Repair 1 per 500 square feet Self-storage warehouse 1 per 300 square feet for office. No additional requirement if direct access is provided, otherwise 1 per 25 units Vehicle Repair and Services Car wash No requirement Convenience stores, with gas sales 1 per 250 square feet Vehicle repair and services, other 1 per bay plus 1 per 300 square feet Industrial Sales and Service Truck stops 1 per 275 square feet Manufactured and mobile home sales 1 per 300 square feet office plus 1 per 10,000 square feet lot space Industrial sales and service, other 1 per 300 square feet office space plus 1 per 2,500 square feet warehouse space 45 Manufacturing and Production 1 per 300 square feet office space plus 1 per 2,500 square feet warehouse space Warehouse and Freight Movement Freight terminals and distribution centers 1 per 300 square feet office space plus 1 per 2,500 square feet warehouse space Equipment, vehicle, or material storage yards 1 per 300 square feet office space plus 1 per 2,500 square feet yard space Post offices and similar uses 1 per 300 square feet customer facing area plus 1 per 2,500 square feet warehouse space Warehouse and freight movement, other Schedule B Waste-Related Schedule B Wholesale Sales 1 per 500 square feet sales space plus 1 per 2,500 square feet warehouse Agriculture Agriculture and animal establishments, not open No requirement to the public Nurseries, non-retail 0.6 per employee Public stables and riding academies Schedule B Veterinary clinics 1 per 500 square feet Agriculture, other Schedule B Aviation and Surface Transportation Vehicle rentals 1 per 300 square feet customer facing area plus 1 per vehicle for rent Aviation and surface transportation, other Schedule B Telecommunications Facilities No requirement. Facilities with offices see 'Office and Professional' Mining Schedule B Utilities Schedule B Mixed Uses The sum of all uses calculated separately 1. The community works director or designee, may reduce the required schedule A parking minimum based on the following: a. Multi-family and non-residential parking minimums may be reduced by a maximum of ten percent if the establishment is within one-quarter mile of an established public transit stop. Distance shall be measured from closest property line to the nearest public transit stop location. b. Parking minimums may be further reduced based on an analysis of a parking study and/or other supporting documentation. B. Schedule B. Schedule B uses have widely varying parking demands, making it difficult to specify a single requirement. The off-street parking requirement for such uses shall be 46  established by the director or designee based on estimates of parking demand, which may include recommendations of the Institute of Traffic Engineers (ITE), data collected from uses that are the same or comparable to the proposed use, or other relevant information. The director or designee may require that the applicant submit a parking study that provides analysis and justification for the proposed number of spaces to be provided. Parking studies shall document the source of data used to develop the recommendations. The director or designee shall review the submitted study along with any other traffic engineering and planning data that are appropriate and establish the off-street parking or loading requirements for the use proposed. 5.2.4 Minimum off-street loading space requirements. A. Every building (or part thereof) erected or occupied for retail business, service, manufacturing, storage, warehousing, hotel, mortuary, or any other use similarly involving the receipt or distribution by vehicles or materials or merchandise, shall provide and maintain on the same premises loading space in accordance with the following requirements: Gross Floor Area (GFA) Number of Required Loading Spaces Less than 25,000 square feet None 25,000—75,000 square feet 1 75,001—125,000 square feet 2 Each additional 100,000 square feet 1 B. In addition to the above required off-street loading spaces, the director or designee may require additional spaces if, in his opinion, a given use or extraordinary site characteristics warrant them. 5.2.5 Rules for computing parking and loading requirements. The following rules shall apply when computing the number of parking and loading spaces required under this section: A. Fractions. When calculation of the number of required spaces results in a fractional number, a fraction shall be rounded down to the next whole number. B. Distances. Distances shall be measured between nearest off-street parking facility and nearest primary entrance of the building or use to be served. C. Multiple uses. When two or more uses or separate establishments are located within the same development, off-street parking shall be provided for each use or separate establishment unless a shared parking plan is approved under the provisions of subsection 5.2.8C. If one or more uses within a multi-use development are of a size that would otherwise exempt them from compliance with off-street parking requirements, only one such exemption shall be permitted to be taken for the entire development. D. Floor area. Unless otherwise expressly stated, all square footage-based off-street parking and loading standards shall be computed on the basis of the sum of the gross horizontal floor areas of all the floors of a building or structure. Such floor areas shall be measured from the exterior faces of exterior walls or from the centerline of walls separating two buildings or structures, but excluding stairwells (at each floor), elevator shafts and floors or parts of floors devoted exclusively to vehicular parking or loading. E. Seating. 47  (1) When seating consists of benches, pews or other similar seating facilities, each 24 linear inches of seating space shall be counted as one seat. (2) Where parking requirements relate to movable seating in auditoriums and other assembly rooms, 15 square feet of floor area shall be construed to be equal to one seat, except where otherwise specified. Floor area shall be the actual area occupied by seating and related aisles, and shall not include accessory unoccupied areas or the thickness of walls. F. Employees, students and other occupants. For the purpose of computing parking requirements based on the number of employees, students, residents or occupants, calculations shall be based on the largest number of persons working on any single shift, the maximum enrollment or the maximum fire-rated or licensed capacity, whichever is applicable. In hospitals, bassinets shall not be counted as beds. G. New and unlisted uses. Upon receiving a development application for a use not listed in the parking and loading schedules of this section, the director or designee shall apply the standards of the listed use that is deemed most similar to the use proposed or require that a parking study be submitted pursuant to the requirements of subsection 5.2.3B., Schedule B. 5.2.6 Off-street parking location. A. Except as otherwise expressly provided in this section, required off-street parking spaces shall be located on the same lot as the principal use (See: Section 5.2.7, alternative parking plans). B. Off-street parking shall be permitted in the required front yard of any residential district, provided that: (1) Such parking shall not interfere with the street frontage landscaping required for multifamily and nonresidential uses by section 5.5.5. (2) No more than 50 percent of the required front yard may be used for off-street parking or for a driveway providing access to a garage, carport or parking area located behind the front yard setback. This subsection shall not preclude construction of circular drives in accordance with subsection 5.2.11F(4). (3) No recreational vehicles, except truck-mounted campers utilized for everyday transportation, may be parked within seven feet of the back curbline, or in the street as specified in Municipal Code, sections 25-4-9 and 25-4-10. (4) No off-street parking shall be permitted in the required front yard of any residential district except upon a driveway providing access to a garage, carport or parking area of the dwelling. See UDC Sec. 5.3 Access Management for driveway standards. C. No residential garage shall be modified or converted to prevent its use as a parking structure unless there is on-premises, off-street parking in compliance with this section; provided, however, that this provision shall not apply to lots in subdivisions approved prior to the adoption of Ordinance Number 444 on April 9, 1969. D. Whenever possible, multi-family and non-residential parking lots shall be located at the side or rear of buildings, avoiding street-front parking. (1) Multi-family, A dwelling unit density bonus of up to 15 percent shall be allowed where all required off-street parking is located at the side and/or rear of buildings. 48  (2)Non-residential. A reduction in the front yard minimum setback of up to 25 percent shall be allowed where all required off-street parking is located at the side and/or rear of buildings.5.2.7 Commercial vehicle restrictions in residential districts. A. Except as provided in subsection B. below, all "commercial vehicles," including self-propelled vehicles with or without trailers, having a weight class of 11,501 gross vehicle weight rating (GVWR) or more individually, or combined, and all commercial trailers, are prohibited from parking in any residential zoning district (street or lot). B. The parking of a commercial vehicle in a residential zoning district (street or lot), is permitted, provided that: (1) Said commercial vehicle is standing on a temporary basis for the purpose of loading or unloading; or (2) Said commercial vehicle is providing other services common to residential areas. C. As used in this section, "commercial vehicle" shall mean a motor vehicle of a type required to be registered under the New Mexico Motor Vehicle Code or any other federal, tribal, state or foreign country motor vehicle code, which vehicle primarily is used or maintained for the transportation of persons for hire, compensation, or profit, or designed, used or maintained primarily for the transportation of property, goods, wares, equipment or merchandise for sale to customers. However, a vehicle registered as a "horseless carriage" or "classic vehicle" under the New Mexico Motor Vehicle Code shall not be considered a commercial vehicle. D. Commercial vehicles parked in residential districts after the January 1, 2008, effective date of the Unified Development Code (UDC) shall not be allowed to continue in violation of this section after June 1, 2008, and the provisions of sections 9.1.1, 9.1.2 and 9.1.3 of the UDC (sometimes referred to as "grandfather" clauses), shall not apply to the commercial vehicles which are the subject of this section. E. Any violation of this chapter shall be punished in accordance with section 1-1-10 of the Farmington City Code as noted in section 10.3 of the UDC. 5.2.8 Alternative parking plans. The director or designee shall be authorized to approve alternatives to providing the number of off-street parking spaces required by off-street parking Schedule "A" (subsection 5.2.3A.) in accordance with this subsection. A. General. (1) Procedure. Alternative parking plans shall be reviewed and approved in accordance with the procedures of section 8.13, administrative adjustments. (2) Recordation of approved plans. An attested copy of an approved alternative parking plan must be filed in the community works department. An alternative parking plan may be amended by following the same procedure required for the original approval. The applicant shall provide proof of recordation prior to approval of the building permit. (3) Violations. Violations of an approved alternative parking plan constitute a violation of the Code and will be subject to the enforcement and penalty provisions of Article 10. B. Off-site parking. The director or designee may approve the location of required off-street parking spaces on a separate lot from the lot on which the principal use is located if the off- site parking complies with the all of the following standards: 49  (1) Ineligible activities. Off-site parking may not be used to satisfy the off-street parking standards for residential uses. Required parking spaces reserved for persons with disabilities may not be located off-site. (2) Location. No off-site parking space may be located more than 300 feet from the primary entrance of the use served (measured along the shortest legal pedestrian route) unless remote parking shuttle bus service is provided. Off-site parking spaces may not be separated from the use served by a street right-of-way with a width of more than 60 feet, unless a grade separated pedestrian walkway is provided, or other traffic control or remote parking shuttle bus service is provided. (3) Zoning classification. Off-site parking areas require the same or a more intensive zoning classification than required for the use served. (4) Agreement for off-site parking. a. In the event that an off-site parking area is not under the same ownership as the principal use served, a written agreement between the record owners will be required. The agreement must guarantee the use of the off-site parking area for at least ten years. An attested copy of the agreement between the owners of record must be submitted to the director or designee for filing in form established by the city attorney. Prior to the issuance of a building permit or approval of a certificate of occupancy for any use to be served by off-site parking areas, filing of the agreement must take place in the community works department. b. An off-site parking agreement may be revoked only if all required off-street parking spaces will be provided, in accordance with section 5.2.3, minimum off-street parking requirements. No use shall be continued if the parking is removed unless substitute-parking facilities are provided, and the director or designee shall be notified at least 60 days prior to the termination of a lease for off-site parking. C. Shared parking. The director or designee may approve shared parking facilities for developments or uses with different operating hours or different peak business periods if the shared parking complies with the all of following standards: (1) Location. Shared parking spaces must be located within 300 feet of the primary entrance of all uses served, unless remote parking shuttle bus service is provided. (2) Zoning classification. Shared parking areas require the same or a more intensive zoning classification than required for the use served. (3) Shared parking study. Those wishing to use shared parking as a means of satisfying off- street parking requirements must submit a shared parking analysis to the director or designee that clearly demonstrates the feasibility of shared parking. The study must be provided in a form established by the director or designee and made available to the public. It must address, at a minimum, the size, and type of the proposed development, the composition of tenants, the anticipated rate of parking turnover and the anticipated peak parking and traffic loads for all uses that will be sharing off-street parking spaces. (4) Agreement for shared parking. A shared parking plan will be enforced through written agreement among all owners of record. An attested copy of the agreement between the owners of record must be submitted to the director or designee for recordation in a form established by the city attorney. Recordation of the agreement must take place 50  before issuance of a building permit for any use to be served by the off-site parking area. A shared parking agreement may be revoked only if all required off-street parking spaces will be provided, in accordance with section 5.2.3, minimum off-street parking requirements. D. Other eligible alternatives. The director or designee may approve any other alternative to providing off-street parking spaces on the site of the subject development if the applicant demonstrates to the satisfaction of the director or designee that the proposed plan will do at least as good a job protecting surrounding neighborhoods, maintaining traffic circulation patterns and promoting quality urban design than would strict compliance with otherwise applicable off-street parking standards. E. Use of off-street parking areas. Required off-street parking areas are to be used solely for the parking of licensed, motor vehicles in operating condition. Required spaces may not be used for the display of goods for sale or lease or for long-term storage of vehicles, boats, motor homes, campers, mobile homes, or building materials. 5.2.9 Vehicle stacking areas. The vehicle stacking standards of this subsection shall apply unless otherwise expressly approved by the director or designee. A. Minimum number of spaces. Off-street stacking spaces shall be provided as follows: ACTIVITY TYPE MINIMUM STACKING SPACES MEASURED FROM Bank teller lane 5 Teller or window Automated teller machine 3 Teller Restaurant drive-through 6 Order box Car wash stall, automatic 6 Entrance Car wash stall, self-service 3 Entrance Day care center 4 Entrance Gasoline pump island 2 Pump island Quick lube bays 2 Entrance Other Determined by director or designee based on traffic study B. Size. Stacking spaces must be a minimum of nine feet by 20 feet in size. C. Location. Stacking spaces may not impede on- or off-site traffic movements or movements into or out of off-street parking spaces. D. Design. Stacking spaces must be separated from other internal driveways by raised medians if deemed necessary by the director or designee for traffic movement and safety. 5.2.10 Accessible parking for physically handicapped persons. A portion of the total number of required off-street parking spaces in each off-street parking area shall be specifically designated, located, and reserved for use by persons with physical disabilities; or current New Mexico Building Code requirements. A. Number of spaces. The minimum number of accessible spaces to be provided shall be a portion of the total number of off-street parking spaces required, as determined from the following schedule. Parking spaces reserved for persons with disabilities shall be counted toward fulfilling off-street parking standards. 51 Total Parking Minimum Number of Minimum Number of Spaces Required Accessible Spaces Van-Accessible Spaces 1—25 1 1 26—35 2 1 36—50 3 1 51—100 4 1 101—300 8 1 301—500 12 2 501—800 16 2 801—1,000 20 3 Over 1,000 20 + 1 per each 100 spaces, 1 out of every 8 accessible over 1,000 spaces B. Location. Accessible parking spaces shall be located on the shortest accessible route of travel from adjacent parking to an accessible building entrance. In parking facilities that do not serve a particular building, accessible parking spaces shall be located on the shortest route to an accessible pedestrian entrance to the parking facility. Where spaces have multiple entrances with adjacent parking, accessible parking spaces shall be disbursed and located near the accessible entrances. (1) Exception. In multilevel parking structures, van-accessible parking spaces are permitted on one level. C. Minimum dimensions. All parking spaces reserved for persons with disabilities shall comply with the parking space dimension standards of this section, provided that access aisles shall be provided immediately abutting such spaces, as follows: (1) Minimum width. Notwithstanding other provisions to the contrary, minimum width for spaces reserved for persons with disabilities shall be eight feet. (2) Car-accessible spaces. Car-accessible spaces shall have at least a five-foot wide access aisle abutting the designated parking space. (3) Van-accessible spaces. Van-accessible spaces shall have at least an eight-foot wide access aisle abutting the designated parking space. (4) Location of spaces. Required spaces for persons with disabilities shall be located in close proximity to building entrances and shall be designed to permit occupants of vehicles to reach the building entrance on an unobstructed path. (5) Signs and marking. Required spaces for persons with disabilities shall be identified with signs and pavement markings identifying them as reserved for persons with disabilities. Signs shall be posted directly in front of the parking space at a height of no less than 42 inches and no more than 72 inches above pavement level. 5.2.11 Parking design standards. A. Markings. (1) Required parking spaces shall be permanently and clearly designated. Each such parking space and off-street parking facility shall be identified by surface markings and shall be maintained in a manner so as to be readily visible and accessible at all times. Such 52  markings shall be arranged to provide for orderly and safe loading, unloading, parking, and storage of vehicles. Marking required to be maintained in a highly visible condition include striping, directional arrows, lettering on signs and in handicapped designated areas, and field color. (2) One-way accesses into required parking facilities shall be identified by directional arrows. Any one-way access shall be identified by directional sign "do not enter." Any two-way access located at any angle other than 90 degrees to a street shall be marked with a traffic separation stripe the length of the access. This requirement does not apply to aisles. (3) The director or designee may require additional internal circulation guides or regulation of speed by means of signage, pavement markings, speed bumps, raised curbs or like devices for parking areas accommodating 20 or more vehicles. B. Parking barriers. All parking areas for multifamily and nonresidential uses shall have barriers that prevent vehicles from extending more than two feet over on-site private landscaping. Such barriers shall prevent vehicles from extending over public sidewalks or adjoining property in all cases. C. Surfacing and maintenance. (1) All off-street parking areas, alleys and access easements for new residential development, and new or redevelopment of commercial properties shall be paved and maintained in a dust-free, well-drained, serviceable condition at all times. Minimum surfacing shall consist of two inches of asphaltic concrete on prime coat over a four-inch compacted subgrade or surface of similar or superior characteristics approved by the director or designee, except where section 5.3 provides for a lesser standard. Such construction shall meet city standards and specifications. (2) Resurfacing of parking area requires review and approval of the planning division to ensure retention of correct number of required parking spaces including ADA spaces. (3) Surfacing of industrial storage yards, vehicle storage yards, or like uses, not including employee parking, which require outside or vehicular storage shall be a minimum of four inches of gravel road base and maintained in a dust free condition. D. Dimensions. Required off-street parking spaces shall comply with the following minimum dimensional standards: USE TYPE OF SPACE DIMENSIONS (FEET) 53 Residential All 9 by 19 Nonresidential Retail oriented Angle spaces 9 by 19 All other uses Angle spaces 9 by 19 All Parallel spaces 8 by 24 Commentary: Handicapped space width of eight feet is specified in subsection 5.2.10C. E. Vertical clearance. Vertical clearance for off-street parking spaces shall be seven feet. F. Layout of internal circulation system. (1) The layout of the circulation system shall be designed to provide access between parking spaces and streets, and to accommodate vehicular traffic and pedestrians safely and efficiently with a minimum impact on adjacent properties. 54  (2) The layout of the circulation system shall be adapted to the site, taking into consideration physical factors such as natural elements, grade, and drainage, as well as aesthetic factors, such as the visual impact of the street pattern and the highlighting of special site features. (3) Parking areas shall be designed to provide for internal circulation in which no backing movement is needed except that required to leave a given stall. It should be possible to maneuver within any parking area without use of public right-of-way and so roadway ingress can be made in a forward manner. (4) No backing onto public streets shall be allowed for any nonresidential or multiple family residential use. Backing onto dedicated alleys or private access easements is permitted as is backing from single and two-family residential dwellings onto local streets, but circular drives or similar accommodations must be provided for all new residential construction fronting on collector or arterial streets as designated on the city's major thoroughfare plan. (5) Alleys may be used as maneuvering space for access to off-street parking, subject to adequate sight distance and approval by the director or designee. (6) All parking proposed to be located in public right-of-way must be approved for an encroachment permit by the director or designee. G. Aisle widths. Aisles adjoining off-street parking spaces shall conform to the most recent City of Farmington "Design & Construction Standards with Technical Specification" and shall comply with the following dimensional standards. Angle of Parking Aisle Width (Degrees) One-way Two-way 0 13 22.5 30 13 24 45 14 24 60 19 24 75 13 24 90 24 24 5.2.12 Loading design standards. Off-street loading spaces shall meet the following design requirements: A. Location. All required loading berths shall be located on the same lot as the use served. No loading berth shall be closer than 50 feet to any private property in a residential district. No permitted or required loading berth shall be located within 25 feet of the nearest point of intersection of any two streets. No loading berth shall be constructed on the front of a building located in the PIP district. B. Dimensions. Each off-street loading space shall be a minimum of 12 feet in width and 45 feet in length, with a vertical clearance of at least 15 feet. Such spaces shall be at grade level or lower and on the same parcel of land as the corresponding building, use, or structure. C. Maneuvering area. Adjacent public rights-of-way and private properties shall not be used for maneuvering. All maneuvering shall be contained on-site. Maneuvering areas for loading 55  facilities shall not conflict with parking spaces or with the maneuvering areas for parking spaces. Minimum turning radius for 180 degrees shall not be less than 25 feet. D. Screening. All loading spaces and areas shall be adequately screened from view along rights- of-way and from any residential areas. E. Surfacing and maintenance. Parking areas shall be maintained level and serviceable, with provision for drainage of standing water. Minimum surfacing shall consist of two and one-half inches of asphaltic concrete on a prime coat over a six-inch compacted subgrade or surface of similar or superior characteristics approved by the city engineer. 56  Possible UDC Updates Subdivision Requirements & Sidewalks Presented by Colby Gibson 57