City of Albuquerque

December 8, 2016 www.abc-zone.com

Integrated Development Ordinance (IDO) EPC Study Session #1

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

Coordinating with the updated ABC Comp Plan

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

Centers & Corridors

5

Community Vision

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

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

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

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

Improving the Zoning Code

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

Updating & integrating Sector Development Plan (SDP) regulations

1978 2014 1996 2005 1987

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=

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

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

Update, Coordinate, Simplify

16

After Before

Zoning from

Sector Plans

Zoning Code

Subdivision Ordinance

Development Process Manual

Overlay Zones

Planning Ordinance

Drafting the Updated Code

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

Venues & Participation

• Meetings at each milestone/draft • Multiple locations, times, and days • 900+ participants

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

Matching Zone Conversions

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

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

Zoning Conversion Map

24

abc-zone.com/zoning-conversion-map

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

Reviewing IDO Content

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

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

Chapter 2: Zoning Districts “Straight” or “Base” Zone Districts 1. Illustrated purpose 2. Key dimensional standards & cross references 3. Illustrated setbacks

1

2

3

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

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

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

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

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

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

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

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

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

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

Chapter 4 Development Standards: 4-5 Parking & Loading

• Reductions • UC, MS, PT • Shared parking • Transit proximity • Carpool parking • On-street parking

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

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

42

43

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

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

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d M

aile

d Po

sted

Sig

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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

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

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

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

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

Chapter 5 Admin & Enforcement 5-4.21 Appeals

• Removes Board of Appeals

• Clarifies standing

12/8/2016

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

Bringing It All Together

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

abctoz@cabq.gov

Project Webpage: www.abc-zone.com

Replacing Sector Development Plans

A workable land use framework Zoning Code - 1 year update cycle

ABC Comp Plan - 5 year update cycle Ad hoc, uncoordinated, or never updated

Questions? Russell Brito rbrito@cabq.gov Mikaela Renz-Whitmore mrenz@cabq.gov Andrew Webb awebb@cabq.gov

Project Webpage: www.abc-zone.com