Planning & Zoning

AGENDA Planning & Zoning Commission City Council Chambers – 800 Municipal Drive April 10, 2025 - 3:00 p.m. Item 1 Call Meeting to Order 2 Approval of the Agenda 3 Approval of the Minutes of the March 27, 2025 P&Z Meeting 4 Petition ZC 25-12 – Zone Change request from SF-10, Single-family Residential to PD, Planned Development. Presented by Senior Planner Safrany (Pg 13) 5 Petition PP 25-13 – A request from Diamond Tea Development, represented by Robert Echols, Cheney-Walters-Echols, Inc. for Preliminary Plan approval of a 76-lot subdivision located in the City of Farmington’s Tier I Planning & Platting Jurisdiction. Presented by Senior Planner Safrany (Pg 29) 6 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: 7 Adjournment Petition items on this agenda will be scheduled for the next City Council Meeting – April 22, 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 March 27, 2025 The Planning & Zoning Commission met in a regular session on March 27, 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 Cody Waldroup Absent P&Z Members: Jennifer Wood Amber Hodge Gary Hanson Clete Berens Shay Davis Staff Present: Derrick Childers Colby Gibson Mike Safrany Joaquin Gonzalez Tami Spencer Others Who Addressed the Commission Natalie Spruell 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 Waldroup and seconded by Commissioner Ragsdale to approve the agenda of the March 27, 2025 Planning & Zoning Commission. This motion passed by a 5-0 vote. Approval of the Minutes A motion was made by Vice Chair Brown and seconded by Commissioner Ragsdale to approve the minutes of the March 13, 2025 Planning & Zoning Commission meeting. This motion passed by a 5-0 vote. Petition ZC 25-10 – A request for a zone change from Single Family – 7 to Mixed Use. Located at 2220 N. Dustin Ave, 607 and 609 E. 30th St. Acting Planning Manager presented the following: 1  Petition Information • Applicant: City of Farmington • Representative: Natalie Spruell, Parks and Recreation Director • Request: Zone change from SF-7 to Mixed Use (MU) & Special Use Permit to allow an eating establishment serving liquor at Civitan Golf Course. • Location: 2220 Dustin Ave, 607 & 609 E. 30th St. Existing Conditions • 48.95 Acre property • Developed as: • Civitan Golf Course • Civitan Park • Worley Field • Farmington Fire Station 5 Requested Changes • Zone Change: SF-7 to Mixed Use • Special Use Permit: Liquor service for on-site consumption at Civitan Golf Course. • Purpose: Allow continued recreational use with enhanced amenities. 2  Vicinity Map Zoning • North: Multi Family, Single Family 7, Planned Development, LNC • East: Single Family 7 • West: Single Family 7, Multi-Family • South: Office Professional, Planned Development, LNC • Why Mixed Use? 3  • Restrictive district w/ low intensity uses. • Neighborhood compatible. • Allows existing uses and proposed use (with SUP). UDC Section 8.7 Zoning Map Amendment A) Is the proposed zoning consistent with the Farmington Comprehensive Plan? • The 2040 Future Land Use Plan designates this area as Parks. • The request aligns with the comprehensive plan by: • Supporting recreational uses • Allowing complementary commercial services • Maintaining existing park facilities and open space 4 B) Is the proposed zoning and land use compatible with the present zoning and uses of nearby property and the character of the neighborhood? C) Will there be adverse impacts; and/or can any adverse impacts be adequately mitigated? • No adverse impacts anticipated with this zone change. • Property is developed and existing uses will remain. • Golf courses, playgrounds, parks and playfields are permitted in the SF-7 district and are appropriate • The Mixed use district accommodates low-intensity uses with a strong residential character, appropriate for areas adjacent to neighborhoods and commercial uses. D) Is the proposed density and intensity of use permitted in the proposed zoning district? • Intensity and density of uses allowed in the MU district are appropriate. The golf course and other recreational facilities are established and compatible with surrounding area. 5 E) Is the site physically suitable for development of uses and density permitted by the proposed zoning district? • The site is 48.95 acres in size and is of adequate size for the use. F) Are adequate public facilities and services available to serve development for the type and scope suggested by the proposed zone? • The property has direct access from Dustin Ave, a Minor Arterial street ensuring sufficient traffic capacity. Public services are already in place and sufficient for the site. G) Does the proposed change constitute “spot zoning” as defined in Article 11, definitions? • The Mixed Use district is in conformance with the Comprehensive Plan, therefore this does not constitute spot zoning. UDC Section 8.12 Special Use Permit Review A) Effect on the environment: • The proposed use of serving liquor at this site will not have an impact on the environment. B) Compatible with surrounding area: • Subject property is developed as Civitan Golf Course, Civitan Park, Worley Field and Farmington Fire Station 5. • Existing buildings and uses are compatible with surrounding uses. C) External impacts mitigated: • The proposed use will not create noxious impacts such as noise, glare, fumes, dust, smoke, vibration, fire hazard, or other impacts. Similar impact as Pinon Hills Golf Course. • Traffic & parking • Noise & lighting • Public safety D) Infrastructure impacts minimized: • No infrastructure impacts are anticipated. Site is existing and vehicular access is adequate. E) Consistent with the UDC and comprehensive plan: • The serving of liquor is subject to the approval of otherwise required liquor license(s). • The comprehensive plan “Parks” designation specifically allows golf courses and the other existing uses. A restaurant serving liquor is a complementary use to the golf course. F) Parcel size: • The subject property is 48.95 acres in size, more than adequate for the use. 6 G) Site plan: • The applicant has submitted a site plan in accordance with the UDC. Public Input • This petition has been properly noticed: • 60 property owner letters sent out; • Publication of notice. • Public notice sign posted on the property. • Public input received. Staff Conclusion & Recommendation • The proposed zone change to Mixed Use is supported by the “Parks” designation of the 2040 Comprehensive Plan. • The proposed zone change and use is compatible with the zoning and uses within the surrounding area. • The proposed use meets the standards of the UDC for a Special Use Permit. • Community Development staff recommend APPROVAL of petition ZC 25-10 with one condition of approval: • One accessible parking space will be added to the Civitan Golf Course parking lot, for a total of three. Discussion The Commission and staff had a conversation regarding the different noise restrictions between SF-7 and Mixed Use. The Commission also wanted to know if the Farmington Police Department (FPD) had any concerns regarding the proposed use going into this location, which they had no comment. Petitioner Natalie Spruell, Director of Parks & Recreation, 5701 Cedarwood Dr., Farmington NM: Ms. Spruell explained that they are trying to clean up the zoning for this property and to make sure that they are prepared for any expansion that may happen in the future. She also stated that at this time they don’t have any set plans for adding a food and beverage establishment. The Commission and Ms. Spruell had a conversation regarding some possible upcoming projects for the golf course. She feels if the City started with a small restaurant that served alcohol, the pro shop is large enough to accommodate that. The Commission asked about the revenue that Grill on the Hill generates for Pinon Hills Golf Course. Chris Jones, Golf Course Manager, 3785 Country Club Dr., Farmington NM: Mr. Jones replied to the Commissions question regarding the revenue that the Grill on the Hill generates for Pinon Hills Golf Course. He stated that it has been good for the course, but it is not a main money maker. It’s more of an amenity, sometimes the golfers like to have lunch and maybe a beer while golfing. They have had no issues where the police had to be called. 7 The Commission Called Staff Back to the Podium The Commission and Acting Planning Manager Gibson had a discussion regarding Farmington High School and its proximity to the golf course. It was stated that any waivers and licensing would have to go through and be approved by the State of New Mexico. With no further Commission discussion, Chair Freeman called for a motion. Motion A motion was made by Commissioner Waldroup and seconded by Commissioner Ragsdale to recommend APPROVAL of Petition ZC 25-10 as recommended with the following condition of approval: 1. One accessible parking space will be added to the Civitan Golf Course parking lot, for a total of three. AYE: Chair Freeman, Vice Chair Brown, Commissioners Ragsdale, Waldroup, and Hawkins NAY: None ABSTAINED: None ABSENT: Commissioners Hanson, Davis, Berens, Hodge and Wood The motion passed with a vote of 5-0 Action – UDC Updates to Sidewalk and Subdivision Requirements Acting Planning Manager Gibson presented the following: Section 6.4 Subdivision Design Standards Update. Geometric Standards 8 Update. Sidewalk requirement and placement. Update. Improvement timing and construction. Update. Subdivision drainage design. 9  FCC- Chapter 7 Buildings and Building Regulations FCC- Chapter 24 Streets and Sidewalks Sidewalk Construction Removed. Sec. 7-1-2. Sidewalks and ramps for handicapped. (a) The owner of any property upon which a building is constructed shall, before issuance of a certificate of occupancy, install sidewalks under the following circumstances: (1) Along the street adjacent to any residential building, where sidewalks on any adjacent lot about the lot upon which such building is located. (2) In any commercial district. (3) In any manufacturing district, adjacent to any major street shown on the city major thoroughfare plan. (b) All such sidewalks shall be constructed pursuant to the requirements of Chapter 24 and shall have ramps for handicapped persons at each intersection. (Code 1969, § 8-10) Sidewalk Construction Exceptions 10  Sidewalk Maintenance and Repair City Comparison Acting Planning Manager Gibson and the Commission had a brief conversation regarding these changes. With no Commission discussion needed, Chair Freeman called for a motion. Motion A motion was made by Vice Chair Brown and seconded by Commissioner Waldroup to recommend APPROVAL of the Subdivision Requirements and Sidewalk updates to the Unified Development Code as recommended by staff. AYE: Chair Freeman, Vice Chair Brown, Commissioners Ragsdale, Waldroup, and Hawkins NAY: None ABSTAINED: None ABSENT: Commissioners Hanson, Davis, Berens, Hodge and Wood The motion passed with a vote of 5-0 11 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: Acting Planning Manager Gibson informed the Commission that at the last City Council meeting both zone changes on Iles Ave. passed unanimously on the consent agenda with the added condition. Mr. Gibson also announced that Derrick Childers has been appointed as the new acting Community Development Director and we are looking to hire a new Planning Manager under a new name of Principal Planner. The Commission and Mr. Gibson had a brief conversation regarding implementing additional building design standards in the City. Adjournment: With no further business, a motion to adjourn was made by Commissioner Ragsdale and seconded by Commissioner Waldroup. The motion carried unanimously 5-0 and the meeting was adjourned at 3:42 p.m. _______________________________ _________________________________ Clint Freeman Tami Spencer Chair Administrative Assistant 12  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT ZONE CHANGE FROM SF-10: RESIDENTIAL TO PD: PLANNED DEVELOPMENT PETITION ZC 25-12 PROJECT INFORMATION Applicant Cameron Tea Development Representative Cheney-Walters-Echols, Inc. Date of Application February 27, 2025 Requested Action Zone Change request from SF-10, Single-family Residential to PD, Planned Development Location Parcel ID R0032888 - 9.56 acres Existing Land Use Vacant Lot Existing Zoning SF-10: Single family residential 2040 Future Land Use Medium Density Residential Designation Surrounding Zoning & North: GC: General Commercial Land Use South: N/A: San Juan County East: SF-7: Single Family Residential West: SF-10: Single Family Residential Notice Requirements Publication of Notice: March 19, 2025, Tri-City Record. Property owners letter: March 31, 2025 Sign posted: March 28, 2025 Staff Planner Mike Safrany, Senior Planner STAFF ANALYSIS Background San Juan County Tax Assessor’s indicates Parcel No. R0032888 is a currently vacant 9.56-acre property. The property is Lot 1 of the Candlewyck Estates Subdivision and is located south of US HWY-64 adjacent to Bluffview Elementary School. The Preliminary Plat is named Bluffview Meadows Estates PD, a replat of replat of Candlewyck Estates. Access to the site is from S Dustin Road which borders the west side of the property and is currently an undeveloped dirt road. San Juan County property borders the site along the south property line. The owner is requesting a PD, Planned Development district (zone change), from the existing SF-10, single-family residential zoning district. The PD zoning district will keep the residential use of the single-family residential zoning while providing flexibility to the lot sizes, setbacks and density to promote greater variety in the type and design of new development. Seventy-six lots are proposed ranging from 2,803 sf to 4,229 sf. 13  City of Farmington ZC 25-12 Bluffview Meadows Estates PD Aerial View 14  City of Farmington ZC 25-12 Bluffview Meadows Estates PD Bluffview Meadows Estates PD 15  City of Farmington ZC 25-12 Bluffview Meadows Estates PUD Zoning Map - SF-10 2040 Land Use Map 16  City of Farmington ZC 25-12 Bluffview Meadows Estates PD FARMINGTON COMPREHENSIVE PLAN The Comprehensive Plan’s 2040 Future Land Use Map designation is Medium Density Residential. One of the trends noted for this land use designation is that housing opportunities should be available for all income groups with a diverse mix including duplexes, townhouses, apartments, condominiums, workforce housing, and single-family homes ranging in size. A community must guard against an abundance of subdivisions in similar and repetitive densities, appearances, and price ranges. 17  City of Farmington ZC 25-12 Bluffview Meadows Estates PD View of Property Facing South 18  City of Farmington ZC 25-12 Bluffview Meadows Estates PD View of Property Facing North 19  City of Farmington ZC 25-12 Bluffview Meadows Estates PD View from Property Facing West to Camino Rio 20  City of Farmington ZC 25-12 Bluffview Meadows Estates PD 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 Planned Development (PD) zoning district is consistent with the Medium Density Residential designation of the Comprehensive Plan. The Medium Density Residential category desires 4 to 20 dwelling units per acre. The preliminary plan proposes 76 spaces within 9.56 acres, or approximately 7.95 dwelling units per acre. 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. Single-family residential zoning exists at the east and west boundaries of the property. The PD zoning district will keep the residential use of the single-family residential zoning while providing flexibility to the lot sizes, setbacks and density to promote greater variety in the type and design of new development. C. Will there be adverse impacts; and/or can any adverse impacts be adequately mitigated? No immediate adverse impacts are noted. All future development on the property shall comply with the requirements of Section 5 Development Standards of the Unified Development Code. D. Is the proposed density and intensity of use permitted in the proposed zoning district? The Planned Development (PD) district is a special purpose district, intended to accommodate new types of housing, starter and cluster homes. Allowed uses in the PD district shall be established as part of the rezoning approval process. The density and intensity of the (PD) preliminary plan must be reviewed and approved in accordance with the procedures of zoning map amendments (rezoning). E. Is the site physically suitable for development of uses and density permitted by the proposed zoning district? The site provides favorable topography with direct access to South Dustin Ave. The proposed preliminary plan includes 10% of open space. The design is a more efficient use of the property by reducing front setbacks from 30 feet to twenty feet and eight-foot side setbacks to five feet. The lot sizes range from 2,803 sf to 4,229 sf. 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 S Dustin Ave. Utilities are available in the immediate area. 21  City of Farmington ZC 25-12 Bluffview Meadows Estates PD 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 zone change does not constitute spot zoning by this definition. The zone change to the proposed planned development is in conformance with the 2040 Comprehensive Plan. UDC, Section 4.1 - Planned Development (PD) The planned development (PD) district is a special purpose district, intended to accommodate combinations of business and residential uses in areas of older structures or vacant land that may include new types of housing, residential/commercial conversions, infill development, starter homes, cluster homes, senior living developments, and planned commercial development. The PD district is intended to implement the infill and redevelopment policies of the comprehensive plan. 4.1.5 Allowed Uses. Allowed uses in the PD district shall be established as part of the rezoning application approval process. The proposed use will be for 76 single-family residential lots between 2,803 sf and 4,229 sf in size. There is existing SF-10 single-family zoning to the west directly south of Bluffview Elementary School, and to the east is an existing special mobile home area overlay district. The proposed use is compatible with existing uses. 4.1.6 Density and dimensional standards. Density and dimensional standards in the PD district shall be established as part of the rezoning application approval process. The proposed density of 7.9 dwelling units per acre meets the 4 to 20 dwelling units recommended for the medium density residential land use designation in the 2040 Comprehensive Plan. The lots range in size from 2,803 sf up to 4,229 sf. Front setbacks will be reduced from 30 feet down to 20 feet. Side setbacks will be reduced from eight feet to five feet. The street widths are 50 feet wide, meeting City of Farmington road width standards, with roll over curbs and gutters. 4.1.7 Master plan requirement. In establishing a PD district in accordance with this section, the city council shall require a master plan of the development. A Site Plan has been submitted for approval as Petition PP 25-13. 4.1.9 Additional conditions. The city council shall impose such other conditions as are deemed necessary to accomplish the purposes of this section, this UDC and the comprehensive plan. 22  City of Farmington ZC 25-12 Bluffview Meadows Estates PD PUBLIC COMMENTS This petition has been properly noticed. Letters were sent to eleven surrounding property owners. At the time of this report no comments have been received. STAFF CONCLUSION In staff’s opinion, the zone change request is appropriate for the neighborhood. The request fulfills the goals of the 2040 Comprehensive Plan to provide attainable, accessible, and quality housing and neighborhoods that meet the needs of the City of Farmington residents. STAFF RECOMMENDATION The Community Development Department recommends approval of Petition ZC 25-12, a request from Cameron Tea, property owner, for a zone change from SF-10, Single Family Residential to a PD, Planned Development, to allow for residential development on the Bluffview Meadows Estates Subdivision. PROPERTY OWNERS WITHIN 100 FEET NAME1 ADDRESS CITYSTATEZIP MIHELICH GLORIA LIVING TRUST 4201 SKYLINE DR FARMINGTON, NM 87401 TYCKSEN HOWARD ESTATE ATTN GARY TYCKSEN 2400 GAME REFUGE RD FARMINGTON, NM 87401 HERNANDEZ JOSE FRIAS ET UX 2413 CAMINO RIO FARMINGTON, NM 87401 DEAVER FAMILY ENTERPRISES LLC 3311 STANFORD DR NE ALBUQUERQUE, NM 87107 ARC DGFMTNM002 LLC RYAN LLC 11995 EL CAMINO REAL SAN DIEGO, CA 92130 4GS INVESTMENTS LLC 2323 SAN JUAN BLVD FARMINGTON, NM 87401 EDMISTON REGINA L 2409 CAMINO RIO FARMINGTON, NM 87401 DRP3 LLC 3311 STANFORD DR NE ALBUQUERQUE, NM 87107 FARMINGTON SCHOOL DISTRICT NO 5 3401 E 30TH ST STE A FARMINGTON, NM 87402 TYCKSEN GARY 2400 GAME REFUGE RD FARMINGTON, NM 87401 MLN HINES LLC PO BOX 1976 FARMINGTON, NM 87499 23  City of Farmington ZC 25-12 Bluffview Meadows Estates PD 24  City of Farmington ZC 25-12 Bluffview Meadows Estates PD 25  City of Farmington ZC 25-12 Bluffview Meadows Estates PD PLANNING MEMO ZC 25-12 DEADLINE: March 11, 2025 City of Farmington Departments CD Community Development Director - See Comment Below: CD Senior Planner – M. Safrany CD Chief Building Official – D. Childers No Comment ELEC Electrical Engineering –Roberto Ga See Comment Below: FIRE Fire Captain – K. Rix FIRE Fire Marshall – B. Vega PD Code Compliance – T. Johnston LEGAL City Attorney – J. Breakell LEGAL Deputy City Attorney – R. Frost PW City Engineer – I. BlueEyes PW Engineering – A. Contreras No Comment PW Associate Engineer – C. Ute PW Streets Superintendent – C. Fuller No Comment PW Traffic Engineer – D. Henry PW Water/Waste Water – M. Hathcock No Comment PW Water/Waste Water – B. Webb Other Entities New Mexico Gas Company – R. Castillo CenturyLink/Lumens – L. Joe No Comment Enterprise Field Services – M. Waszut No Comment JACOBS – P. Johnson No Comment Farmington School District – R. Emerson No Comment Courtesy Review Only – City Staff Andrea Jones – City Clerk Nate Duckett – Mayor Anita Vigil – Dep. City Clerk Rob Mayes – City Manager Peter Koeppel – MPO Officer Shaña Reeves – Deputy City Manager Joaquin Gonzalez – Associate Planner Colby Gibson – Assist. to the City Manager Valerie Amormino – Claims Manager Natalie Spurell – Parks & Rec Director Nicki Parks – Customer Care Manager Warren Unsicker – Economic Development Monica Stanton – Legal Secretary Mark Hathcock – Water/Wastewater Administrator Laurie Richardson – Customer Care Op. Coord. Courtesy Review – Other Entities Josh Payne – San Juan Title Steve Shafer – El Paso Natural Gas Chris DeLaune – San Juan County Teresita Clashin – San Juan County Karlie Shelby – San Juan County 26  City of Farmington ZC 25-12 Bluffview Meadows Estates PUD Comments and Recommendations CD - C. Gibson, Acting Planning Manager The proposed PUD would only allow single-family uses which is highly compatible with the surrounding area. The applicant is proposing 7.9 dwelling units per acre which is well within the range that the comprehensive plan supports for this area (4-20 dwelling units per acre). FEUS – R. Ga – Senior Distribution Engineer We need a 15-foot utility easement on our existing overhead electric line at the northeast corner of the plat. Also, remove the word "UNDERGROUND" on the easement description at the east side of our overhead electric line. (Please see the picture attached) 27 28  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT BLUFFVIEW MEADOWS ESTATES PD PETITION PP 25-13 PROJECT INFORMATION Applicant Cameron Tea Development Representative Cheney-Walters-Echols, Inc. Date of Application February 27, 2025 Requested Action Preliminary Plan Approval Location Parcel ID R0032888 - 9.56 acres Existing Land Use Vacant Lot Existing Zoning SF-10: Single family Residential 2040 Future Land Use Designation Medium Density Residential Surrounding Zoning & Land Use North: GC: General Commercial South: N/A: San Juan County East: SF-7: Single Family Residential West: SF-10: Single Family Residential Notice Requirements Preliminary Plans do not require notice Staff Planner Mike Safrany, Senior Planner SUBDIVISION INFORMATION Number of Lots 76 Lots Acres of Land 9.56 Acres Lot Size 2,803 – 4,229 square feet Utilities Water: Per City Standards Sewer: Per City Standards Electric: Per FEUS Engineering Access & Per City Standards Circulation Street Lights Per City Standards Street Sign Per City Standards Fire Hydrants Per City Standards Drainage Per City Standards P & R’s Fees Per City Standards NBU Mail Box Coordinate with USPS 29  City of Farmington PP 25-13 Bluffview Meadows Estates PD STAFF ANALYSIS Background The petitioner is requesting a preliminary plan approval of the Bluffview Meadows Estates planned development. The property is Lot 1 of the Candlewyck Estates Subdivision and is located south of US HWY-64 adjacent to Bluffview Elementary School. The development will be a Class 1, 76- lot subdivision on 9.56 acres and is located in Tier 1 of Farmington's Platting and Planning Jurisdiction. Access to the site is from S Dustin Road which borders the west side of the property and is currently an undeveloped dirt road. San Juan County property borders the site along the south property line. The lots range in size from 2,803 sf up to 4,229 sf. Front setbacks will be reduced from 30 feet down to 20 feet. The street widths are 50 feet wide, meeting City of Farmington road width standards, with roll over curbs and gutters. Aerial View 30  City of Farmington PP 25-13 Bluffview Meadows Estates PD Bluffview Meadows Estates PD 31  City of Farmington PP 25-13 Bluffview Meadows Estates PD Per Section 8.8.4 of the Unified Development Code, all subdivisions shall comply with the following minimum standards: A. Design and improvement standards. All subdivisions shall be designed and constructed in accordance with applicable requirements of: (1) Article 5, development standards; and (2) Article 6, subdivision design and improvements. Staff Comments: Through staff review, the plat as presented meets, or will be required to meet through stipulations of approval, development standards and design and improvement requirements. B. Waivers. The commission may recommend and the council may approve, approve with conditions, or deny waivers of the standards in section 6.4, subdivision design standards, during the platting process. Staff Comments: No waivers are requested for this application. C. Zoning consistency. All subdivisions and the resulting lots shall be consistent with the requirements of the applicable underlying zone district. Staff Comments: Density and dimensional standards in the PD district shall be established as part of the rezoning application approval process. D. Comprehensive plan consistency. All subdivisions shall be reviewed for consistency with the Comprehensive Plan, and every plat approved by the city shall constitute an amendment, addition or a detail of the comprehensive plan or part thereof adopted by the commission. Staff Comments: The proposed single-family use is consistent with the 2040 Comprehensive Plan Land Use map, which designates this area as Medium Density Residential. 2040 Land Use Map 32  City of Farmington PP 25-13 Bluffview Meadows Estates PD UDC, Section 4.1 - Planned Development (PD) The planned development (PD) district is a special purpose district, intended to accommodate combinations of business and residential uses in areas of older structures or vacant land that may include new types of housing, residential/commercial conversions, infill development, starter homes, cluster homes, senior living developments, and planned commercial development. 4.1.7 Master plan requirement. In establishing a PD district in accordance with this section, the city council shall require a master plan of the development. The PD master plan shall be approved and filed prior to and as part of the approval. Such required plan and ordinance shall set forth the following: A. A comparison of the proposed development with the standards of the underlying zoning district and a statement by the applicant describing how the proposed development provides greater benefits to the city than would a development carried out in accordance with otherwise applicable zoning and development regulations. The lots range in size from 2,803 sf up to 4,229 sf. Front setbacks will be reduced from 30 feet down to 20 feet. Side setbacks will be reduced from eight feet to five feet. The street widths are 50 feet wide, meeting City of Farmington road width standards, with roll over curbs and gutters. The reduction in lot sizes will greatly reduce the cost of purchasing a property and help provide much needed affordable housing opportunities for homebuyers in the community. B. A narrative addressing the proposed development explaining and tabulating the land uses by net acre, number of dwelling units by housing type, residential density and/or square footage of nonresidential uses per net acre. Also, include common open space acreage, potential traffic generation, overall character and architectural style, the relationship of the proposed development to existing development in the area and other related development features. The owner would like to develop single-family residences within lots ranging approximately three to four thousand feet in size. The proposed density of the development averages to about 7.9 dwelling units per acre. There are stormwater sewer and water lines directly available along S Dustin Rd. The Bloomfield Hwy (US HWY-64), is within a quarter-mile walking distance from the development, with a Red Apple Transit stop at the corner of Bloomfield Hwy and Hines Rd. Bluffview Elementary School, a public school, is within a quarter-mile walking distance from the development. The Planned Development meets the required 10% of open space provision of the UDC. C. A site plan prepared in accordance with the requirements of section 8.5 shall be approved and filed with the findings of fact and conclusions of law as part of the approval. Including but not limited to, major streets, major utilities, existing and proposed land uses, entrance locations on existing streets, common open space, landscaping plan and a conceptual drainage plan. A site plan has been submitted showing land use and division of lots, right-of-ways and utility easements, open space and access. A Utility Plan and drainage calculations have also been submitted. D. Density and dimensional standards to be applicable within the PD district. Density and dimensional standards have been submitted as part of the Site Plan (see 4.1.6). E. Identification of site planning features designed to ensure compatibility between on-site residential and nonresidential uses, and with the surrounding neighborhood and land uses. There is existing SF-10 single-family zoning to the west directly south of Bluffview Elementary School, and to the east is an existing special mobile home area overlay district. The proposed use is compatible with existing uses. 33  City of Farmington PP 25-13 Bluffview Meadows Estates PD F. A statement of how the proposed development is consistent with the comprehensive plan. The 2040 Comprehensive Plan designates this area as Medium Density Residential. The planned development is supported by the comprehensive plan’s land use and development goal: rezone areas of suitable undeveloped land with existing infrastructure to provide opportunities for infill development. G. Other relevant information as may be requested by the director or designee. PUBLIC COMMENTS Preliminary Plans do not require notice. Any public comments would be directed to the rezone petition (ZC 25-12). STAFF CONCLUSION In staff’s opinion, the preliminary plan is appropriate for the neighborhood. It is supported by the development goals of the 2040 Comprehensive Plan and is consistent with the general character of the neighborhood. The development would provide additional variety to current housing options in the community. STAFF RECOMMENDATION The Community Development Department recommends approval of Petition PP 25-13, a request from Cameron Tea, property owner, for the preliminary plan approval of a 76 lot, Class 1 subdivision, to allow for residential development on the property at Candlewyck Estates Subdivision. 34  City of Farmington PP 25-13 Bluffview Meadows Estates PD 35  City of Farmington PP 25-13 Bluffview Meadows Estates PD PLANNING MEMO PP 25-13 DEADLINE: March 11, 2025 City of Farmington Departments CD Community Development Director - See Comment Below: CD Senior Planner – M. Safrany The existing irrigation lateral in the middle CD Chief Building Official – D. Childers of the property will need to be addressed. ELEC Electrical Engineering –Roberto Ga See Comment Below: FIRE Fire Captain – K. Rix No comment on the PUD from the Fire Marshal's office. Hydrant requirements and FIRE Fire Marshall – B. Vega placement will be reviewed upon submission of the site plan. PD Code Compliance – T. Johnston LEGAL City Attorney – J. Breakell LEGAL Deputy City Attorney – R. Frost See Comment Below: PW City Engineer – I. BlueEyes PW Engineering – A. Contreras PW Associate Engineer – C. Ute No Comment PW Streets Superintendent – C. Fuller No Comment PW Traffic Engineer – D. Henry PW Water/Waste Water – M. Hathcock PW Water/Waste Water – B. Webb Other Entities New Mexico Gas Company – R. Castillo CenturyLink/Lumens – L. Joe No Comment Enterprise Field Services – M. Waszut No Comment JACOBS – P. Johnson No Comment Farmington School District – R. Emerson No Comment Courtesy Review Only – City Staff Andrea Jones – City Clerk Nate Duckett – Mayor Anita Vigil – Dep. City Clerk Rob Mayes – City Manager Peter Koeppel – MPO Officer Shaña Reeves – Deputy City Manager Joaquin Gonzalez – Associate Planner Colby Gibson – Assist. to the City Manager Valerie Amormino – Claims Manager Natalie Spurell – Parks & Rec Director Nicki Parks – Customer Care Manager Warren Unsicker – Economic Development Monica Stanton – Legal Secretary Mark Hathcock – Water/Wastewater Administrator Laurie Richardson – Customer Care Op. Coord. Courtesy Review – Other Entities Teresita Clashin – San Juan County Steve Shafer – El Paso Natural Gas Karlie Shelby – San Juan County Chris DeLaune – San Juan County Josh Payne – San Juan Title 36  City of Farmington PP 25-13 Bluffview Meadows Estates PD Comments and Recommendations PW - C. Gibson, Acting Planning Manager • The title of the plat states that it is a “PD. This should be changed to “PUD” • A note should be placed on the plat denoting that no on street parking shall be allowed on Dustin Ave. (due to the width). • Street names should be added to the plat. • Signature line for the mayor should be removed and replaced language per below: Legal – R. Frost – Deputy City Attorney Being this property is located next to a school, I expect the plat to include and maintain adequate easements for utilities. Easements and space for roads within the new development must also comply with all City and State development codes as this area will see increased traffic due to the proximity of the school. I question if the proposed zone for the property will match and coordinate with the zone in which the school is located. I can see a potential issues if the zone for the school and the zone for the new development are not compatible. FEUS – R. Ga – Senior Distribution Engineer We need a 15-foot utility easement on our existing overhead electric line at the northeast corner of the plat. Also, remove the word "UNDERGROUND" on the easement description at the east side of our overhead electric line. (Please see the picture attached). 37