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City of Albuquerque
December 8, 2016 www.abc-zone.com
Integrated Development Ordinance (IDO) EPC Study Session #1
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Agenda
• Coordinating with the updated ABC Comp Plan
• Improving the Zoning Code • Drafting the Updated Code • Matching Zone Conversions • Reviewing IDO Content
Refer to
Consolidated Draft
https://abc-zone.com/document/abq-ido-consolidated-draft
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Coordinating with the updated ABC Comp Plan
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Planning for Our Future: A New Framework for the City
• ABC Comp Plan: • Where do we want to go as a
community in the future?
• IDO: • How do we get there?
• Community Planning Area Assessments
• How well are things working? • What changes do we need?
2
3
1 2
3
The Future of ABQ Is Ours…. How is it all connected?
1
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Centers & Corridors
5
Community Vision
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Centers (DT & UC)
• Downtown = DT • MX-FB-DT
• No parking required
• No building height caps
• Neighborhood edge protection
• Urban Center = UC • Dense, walkable, urban places
• Setback maximums
• Additional building height
• Parking reductions
• Maximum parking
Volcano Heights
Uptown Downtown
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Main Street (MS)
• Pedestrian-oriented • Setback maximums
• Reduced parking requirements
• Additional building heights
• Interact with Character Protection Overlays for building heights
• Nob Hill
• East Downtown
• Downtown Neighborhood Area
2-7.4
San
Pedr
o
Main Street Corridors
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Premium Transit (PT)
• Consistent with regional planning with MRMPO & ABQ RIDE
• PT standards apply: • After transit planned & identifies:
• Platform locations
• Funding
• On parcels within 660 feet of identified Transit Stations
• Interact with Overlays • View Protection Overlays
• Character Protection Overlays
Paseo del Norte
Premium Transit Corridors
See Definition
2-7.2C 2-7.4C
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City Development Areas • Areas of Change
• Where to direct growth
• Additional development density
• Additional building height for transit-oriented or pedestrian-oriented development
• Parking reductions or maximums
• Areas of Consistency • Contextual standards based on existing
development patterns
• Regulatory protections for Parks & Open Space and abutting development 9
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Improving the Zoning Code
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Updating a 1970s Zoning Code
11
1959 City Limits • Mixed-use zones • Pedestrian-oriented
development standards • Transit-oriented development
standards • Context-sensitive regulations
• Uses • Zones • Development standards • Review/approval processes
First Zoning Code adopted in 1950
1979 City Limits
Second Zoning Code replaces the original in 1975
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Updating & integrating Sector Development Plan (SDP) regulations
1978 2014 1996 2005 1987
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Providing flexible system with small-area protection tools
Section 3 Permitted Use Table 3-2-1
Section 4 Development Standards
Section 2-7 Overlay Zones
Section 5 Admin & Enforcement
Use Specific
Standards
Character Protection
Overlay
View Protection
Overlay
Historic Protection
Overlay
Development Standards
Review Procedures
Review Mapped Areas
See also FAQ: https://abc-zone.com/faq/where-can-i-find-specific-regulations-my-sector-development-plan-apply-my-area#overlay-context=
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Analyzing what’s on the books
Extended citywide
Mapped for small area
Replaced with IDO standard
How should the IDO incorporate the Sector Plan regulation?
Best Practice
Unique Standard
Outdated Standard
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Updating & integrating multiple layers of zoning tools
Land Regulated by SDP or Overlay
Zone 47%
Land Regulated
only by Zoning Code
53%
Over 235 SU-2 & SU-3
zones! Zoning Code
Development Process Manual
Sector Development Plans
Corridor Plans
Overlay Zones
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Update, Coordinate, Simplify
16
After Before
Zoning from
Sector Plans
Zoning Code
Subdivision Ordinance
Development Process Manual
Overlay Zones
Planning Ordinance
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Drafting the Updated Code
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Public Engagement & Review Opportunities
Zoning Diagnosis May 2015
Module 1: Zones &
Uses Oct. 2015
Module 2: Design
Standards May 2016
Module 3: Approval Processes Aug. 2016
Consolidated Draft
Oct. 2016
• + ABC-Z Kickoff Meetings – Feb. 2015
• 18 Focus Groups
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Venues & Participation
• Meetings at each milestone/draft • Multiple locations, times, and days • 900+ participants
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Comments, Feedback, Input
20
• Discussion and comments during public meetings.
• Practical feedback from two testing sessions.
• Written comments from residents, business owners, & city and agency staff.
• One-on-one conversations with property owners and residents during office hours.
“Hacking the IDO” event hosted by ULI, September 13, 2016
“Hacking the IDO” event hosted by City Economic Development, September 21, 2016
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Matching Zone Conversions
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Conversion Process
• Establishing new 21st-century zones for a mid-size city based on best practices
• Matching “straight” or “base” zones from existing Zoning Code • Matching permissive uses from SU-1 zones
• SU-1 for C-1 plus uses = C-1 conversion = MX-L • SU-1 for C-2 minus uses = C-2 conversion = MX-M • Existing uses from SU-1 grandfathered in = nonconforming • Existing site plans stay in effect • If unclear, left as Planned Development (PD), regulated per Site Plan
Table 2-1-1
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SU-2/SU-3 Zone Conversions
• Table: https://abc-zone.com/document/su-2-conversion-table • If refer to straight zones = straight zone conversion • If not, match bundles of permissive uses to closest IDO zone • Adjustments
• Public comments • Dimensional standards
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Zoning Conversion Map
24
abc-zone.com/zoning-conversion-map
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Frequently Asked Questions
• Are we fixing mismatches between existing land uses and existing zoning? • No, that’s a second step after we adopt an IDO that establishes appropriate zones and
regulatory tools.
• Are we upzoning/downzoning properties? • Uses in individual zones ARE changing in some cases. This is a whole new regulatory
system and can’t be compared one-to-one. • Proposed zoning conversions are from general bundles of uses to similar bundles of uses. • Requests for individual properties need to be compared to citywide effects & best
practices.
• What about “takings”? • Zoning conversions do not deprive property owners of all financial value of properties. • Proposed zoning conversions are citywide and constitute a legislative action within the
City’s authority.
See
abc-zone.com
FAQs
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Reviewing IDO Content
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27
Six Chapters
1) General Provisions
2) Zoning Districts
3) Land Use Regulations
4) Development Standards
5) Administration & Enforcement
6) Definitions
Module 1: Oct. 2015
Module 2: May 2016
Module 3: Aug. 2016
IDO Structure & Organization
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28
Module 1: Oct. 2015
IDO Structure & Organization Six Chapters
1) General Provisions
2) Zoning Districts
3) Land Use Regulations
4) Development Standards
5) Administration & Enforcement
6) Definitions
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Chapter 2: Zoning Districts “Straight” or “Base” Zone Districts 1. Illustrated purpose 2. Key dimensional standards & cross references 3. Illustrated setbacks
1
2
3
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Chapter 2: Zoning Districts Overlay Zones
Overlay Zone Source
Historic Protection Overlay (HPO)
Old Town East Downtown Fourth Ward, Eighth/Forrester, Silver Hill
H-1 Zone Huning/Highland SDP Historic District Design Guidelines
View Protection Overlay (VPO)
Northwest Mesa Escarpment Coors
NWMEP & Volcano SDPs Coors Corridor Plan DOZ
Character Protection Overlay (CPO)
Coors Downtown Neighborhood Area East Downtown Nob Hill Rio Grande Blvd Sawmill/Wells Park Volcano Mesa
Coors Corridor Plan DNA SDP UCOZ Nob Hill SDP Rio Grande Corridor Plan Sawmill/Wells Park SDP Volcano SDPs
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Analyzing what’s on the books
Use-specific Standard:
Citywide OR Mapped
• IDO Dev. Standard
• HPO or CPO
Development Standard:
Citywide OR Mapped
How should the IDO incorporate the regulation?
Use Building Design
Dimensional Standard
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Chapter 3: Land Use Regulations Permitted Use Table 3-2-1
Land uses organized by type
Zone districts in 3 categories Allowable uses
Use Specific Standards
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Key Use Specific Standards • Separation Distances
• Alcohol Uses • Food, Beverage, &
Entertainment • Liquor retail
• Bail bonds • Personal/Biz Services in EPC
Draft
• Small business loans (i.e. payday loan)
• Adult Uses • Entertainment • Retail
• Pawn Shops
• Accessory Dwelling Units • R-1
• Mapped where allowed by adopted Sector Development Plan
• Dimensional standards
• Caretakers’ units in non-residential zones
3-3.4G
3-3.4AA
3-3.4T
3-3.6E
3-3.4BB
3-3.4F
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34
Module 2: May 2016
IDO Structure & Organization Six Chapters
1) General Provisions
2) Zoning Districts
3) Land Use Regulations
4) Development Standards
5) Administration & Enforcement
6) Definitions
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Chapter 4 Development Standards
• 4-1 Dimensional Standards
• 4-2 Site Design & Sensitive Lands
• 4-3 Access & Connectivity
• 4-4 Subdivision of Land
• 4-5 Parking and Loading
• 4-6 Landscaping, Buffering, &
Screening
• 4-7 Outdoor Lighting
• 4-8 Neighborhood Edges
• 4-9 Solar Access
• 4-10 Building Design
• 4-11 Signs
• 4-12 Operation & Maintenance
Includes “Big Box”
Regs Temporary
sign revised per Reed v.
Gilbert
Includes wall
standards
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Chapter 4 Development Standards: 4-1 Dimensional Standards
36
• Organized by Category • Residential • Mixed Use • Non-residential
• R-1 • 4 “flavors” to better match
historic platting • R-1A (extra small lot) • R-1B (small lot) • R-1C (medium lot) • R-1D (large lot)
See also 4-1.3B
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Chapter 4 Development Standards: 4-1 Dimensional Standards
• Increased multi-family densities
• Simplified building heights • Height maximums • No height limits 100 feet
from property lines • R-MH • MX-M & MX-H zones • Non-Residential zones
• Additional height • Urban Center (UC) • Main Street (MS) • Premium Transit (PT)
See also Section 2.7
Overlays
See also Section 4.8
Neighborhood Edges
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Chapter 4 Development Standards: 4-2 Sensitive Lands
• Avoidance of Sensitive Areas • Archaeological Sites • Arroyo Standards • Acequia Standards • Landfill Buffers • Properties Abutting Major Public Open Space
38
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Chapter 4 Development Standards: 4-5 Parking & Loading
• Enforceable calculations
• Reduced minimums, particularly UC, MS, & PT areas
• Maximums
• Medium and Large Retail in UC, MS, & PT areas
• Office > 100,000 SF
39
Comparison will be
removed before
adoption
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Chapter 4 Development Standards: 4-5 Parking & Loading
• Reductions • UC, MS, PT • Shared parking • Transit proximity • Carpool parking • On-street parking
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Chapter 4 Development Standards: 4-8 Neighborhood Edges
• Link to Comp Plan • Areas of Consistency
• Protections for R-A, R-1, R-MC or R-T within 100 feet of non-residential
• Building height steps down • Lighting steps down • Additional screening & buffering • Restrictions on parking, loading,
and circulation areas 41
non-residential residential
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Chapter 4 Development Standards: 4-9 Solar Access
• Existing regulations from incorporated 14-16-3-3(A)(7) • Solar permit process added in Table 5-1-1
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Module 3: Aug. 2016
IDO Structure & Organization Six Chapters
1) General Provisions
2) Zoning Districts
3) Land Use Regulations
4) Development Standards
5) Administration & Enforcement
6) Definitions
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Ch. 5 Admin &
Enforcement
Table 5-1-1: Summary of Development Review Procedures R = Review and/or Recommend D = Review and Decide AR = Appeal Review AD = Appeal Decision [ ] = Public Meeting < > = Public Hearing
Application Type
Sect
ion
5-__
Notice Mtgs. Review and Decision Authorities
Publ
ishe
d M
aile
d Po
sted
Sig
n El
ectr
onic
Mai
l W
eb P
ostin
g Pr
e-Ap
plic
atio
n
Nei
ghbo
rhoo
d
Zon
ing
Enfo
rcem
ent
Offi
cer[1
]
Zoni
ng H
earin
g Ex
amin
er
Dev
elop
men
t R
evie
w
Boa
rd
Land
mar
ks
Com
mis
sion
Envi
ronm
enta
l Pla
nnin
g C
omm
issi
on
Land
Use
Hea
ring
Offi
cer
City
Cou
ncil[
2]
Administrative Decisions Certificate of Appropriateness – Minor
1.A X
X D <A> <AR> <AD>
Fence, Wall, or Sign Permit D <AR> <AD>
Impact Fee Assessment 1.E D <AR> <AD>
Site Plan – Administrative 1.F X D <AR> <AD>
Surface Disturbance Permit 1.G D[3]
Wireless Telecommunication Facility 1.H X D <AR> <AD>
Decisions Requiring a Hearing Certificate of Appropriateness – Major
2.A X X X
X X R <D> <AR> <A>
Conditional Use Approval 2.B X X X X X X X R <D> <AR> <AD>
Site Plan – DRB 2.E X X X X X X X R [D] <AR> <AD>
Site Plan – EPC 2.F X X X X X X X R <D> <AR> <AD>
Subdivision of Land – Major 2.I X X X X X X R <D> <AR> <AD>
Variance 2.K X X X X X X R <D> <AR> <AD>
Policy Decisions
Amendment to Zoning Map – EPC 3.A X X X X X X X R <D> <AR> <AD>
Amendment to Zoning Map – Council [5]
3.B X X X X X X X R <R> <D>
Amendment to IDO Text 3.D X X X R <R> <D> Annexation of Land 3.E X X X X X R <R> <D> Amendment of Comprehensive Plan 3.F X X X R <R> <D>
12/8
/201
6
Required Neighborhood Meetings
More administrative
approvals
More technical review
Fewer discretionary
decisions
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Ch. 5 Admin & Enforcement 5-5.1F Site Plan - Administrative • Single-family & duplex • Multi-family with 50 or fewer
dwelling units • Non-residential to residential
conversions with 100 or fewer dwelling units
• New non-residential < 100,000 gross square feet
• New mixed-use < 75 dwelling units and < 50,000 gross square feet of non-residential
• Expansions of multi-family, mixed use, and non-residential < 25%+ dwelling units or gross floor area
• NR-PO • A: (City-owned parks) < 10 acres and
without co-located City facilities • B: MPOS other than Extraordinary
Facility per the Major Public Open Space Facility Plan
• D: Bio Park
12/8/2016
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Ch. 5 Admin & Enforcement 5-5.2F Site Plan - EPC
• Zone changes • < 10 acres = decide • 10+ acres = Recommend to
Council • R-270-1980 rolled into IDO
• Planned Developments (PD) • Planned Communities (PC)
• NR-PO • A – 10+ acres • B – Extraordinary facilities
12/8
/201
6
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Chapter 5 Admin & Enforcement 5-4.11 Public Notice
• Pre-submittal neighborhood meetings required
• O-92 cross reference • Improvements outside of IDO
• Office of Neighborhood Coordination • Citizens Academy • CPA Assessments
5-4.3
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Chapter 5 Admin & Enforcement: 5-4.15 Administrative Deviations
12/8/2016 48
Table 5-4-1: Allowable Administrative Deviations
Standard Maximum Allowable Deviation
(Cumulative of Earlier Approved Deviations)
Minimum Lot Area 10% Lot Width 10% Minimum Front Setback 15% Minimum Side Setback 15% Minimum Rear Setback 10% Maximum Height, Principal Building 10% Minimum Number of Vehicle Parking Spaces 5% Street Tree Spacing 10% Wall and Fence Height 6 in. Any Other Dimensional Standard 10% Any standard cited in an applicant for “reasonable accommodation” or “reasonable modification” under the federal Fair Housing Act Amendments
The minimum deviation necessary to comply with the federal Fair Housing Act
Amendments
See criteria in 5-4.15B
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Chapter 5 Admin & Enforcement 5-4.21 Appeals
• Removes Board of Appeals
• Clarifies standing
12/8/2016
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Continuing Work
City Council actions • Vacant buildings ordinance • Front-yard parking restrictions and
enforcement
Content work • Consistency • Conflicts • Comments
Conversion Map work • MX-T and RD conversion on the West
Side
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Bringing It All Together
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Next Steps • IDO
• Submit to EPC – Dec. 29, 2016 • EPC Study Session #2 – Jan. 5, 2017
• Responses to public & staff comments • Frequently asked questions
• EPC Hearing #1 – Feb. 2, 2017
• ABC Comp Plan • Land Use, Planning, & Zoning Committee -
Dec. 14, 2016 • City Council –Jan. 4 & 18, 2017
Comments or appointments to meet with project team
Project Webpage: www.abc-zone.com
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Replacing Sector Development Plans
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A workable land use framework Zoning Code - 1 year update cycle
ABC Comp Plan - 5 year update cycle Ad hoc, uncoordinated, or never updated
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Questions? Russell Brito [email protected] Mikaela Renz-Whitmore [email protected] Andrew Webb [email protected]
Project Webpage: www.abc-zone.com