As part of the IDO adoption, ABC-Z replaced over 1,200 individual zones and overlays under the previous Zoning Code to a set of fewer than 25 zones in the IDO.  The project team matched permissive uses in the pre-existing zoning with the closest matching set of permissive uses in the IDO zones.  This is referred to as the Phase 1 Zoning Conversion.

See how pre-existing zones converted into IDO zones on this map

There were thousands of properties with land uses that did not match the zoning they had before they were converted, and the Phase I conversion did not correct this mismatch.  The year after the IDO became effective, the City offered a free opt-in zoning conversion process for property owners to address this and several other issues not resolved by the initial zoning conversion. Read more about that process here:

• Council Resolution 18-29
• Phase 2 Voluntary Zoning Conversion Process 

Property owners can always request a zone change through the standard process.

Existing development that was legal before the IDO remains legal after the IDO adoption, in terms of uses and design.   

Base Zones (from the City Zoning Code)

• There were approximately 30 base zones (i.e. R-1, R-T, C-1, C-2, M-1 etc.) in the City's previous Zoning Code.
  
  • Conversion Table 2-2-1

SU-2 and SU-3 Zones (from Sector Development Plans)

• A table of conversions for each of the 400+ unique SU-2 and SU-3 zones throughout the City is available here.

SU-1 Zones (from adopted Site Plans for individual parcels)

• A table of each of the City's 750+ adopted SU-1 categories of site plans throughout the City is available here.
• These categories include zoning for about 2,000 sites/premises, which include over 23,000 lots and account for over 28,500 acres or approximately 25% of the city's acreage.  
• All SU-1 approved site plans remain in place since the adoption of the IDO.  If a property owner wants to change their site plan, they can do so under the new IDO.  

• See also:

• IDO Training - Zones & Uses

Yes. The City is statutorily empowered to change zoning laws within the City. Additionally, the City has the responsibility to make sure that zoning laws are updated on a regular basis to ensure the health, safety, and general welfare of its residents.

The term “downzoning” generally refers to a zoning change that narrows the list of allowable uses or lowers the height or size of a building that can be built on specific properties, as opposed to a change that applies more generally through more comprehensive city-wide amendments like ABC-Z. While it was not the intent of the ABC-Z project to downzone property, whether a downzoning occurs can only be determined on a case-by-case basis.

The City received over 1,500 forms from property owners opting into the voluntary zoning conversion process, thanks to many neighborhood associations who helped go door-to-door. 

City Council has adopted zoning conversions for all three batches.

• Batch 1: Effective on September 8, 2019.  ~140 properties
• Batch 2: Effective on December 18, 2019. ~1350 properties
• Batch 3: Effective on February 17, 2020. ~ 265 properties

Purpose

In May 2018, City Council adopted Resolution 18-29 directing the Planning Department to create a process for property owners to request a zoning conversion (at no cost to the property owner) one year from the IDO's effective date of May 17, 2018.

From May 2018 to May 2019, the City accepted forms from property owners with eligible properties, described in more detail below.

City Review/Decision Process

The City submitted three batches of recommendations for zoning conversion rules for eligible properties for which property owners submitted a complete form by the May 17 deadline. Each property was given a Form ID number that matches with the property owner form, numbered in the order they were received and processed by staff.

• Batch 1: Submitted in November 2018 / Effective September 2019
• Batch 2: Submitted in May 2019 / Approved November 2019 / Effective December 2019
• Batch 3: Submitted in August 2019 / Effective February 2020

Background

When the City adopted a new Integrated Development Ordinance (IDO) and zoning map after 40 years under the old system of Zoning Code + Sector Development Plans, we converted over 1,200 individual zones to a set of about 20, matching permissive uses in the old zones to the closest set of uses in one of the new IDO zones.

• As a 300-year old city that largely developed before zoning was ever created, Albuquerque has many properties with existing land uses that don't match zoning. The initial IDO zoning conversion didn't address this land use-zoning mismatch.
• There are also many cases where single-family homes were built in zone districts that also allowed apartments, and those homeowners indicated that they would rather have a zone that only allows single-family homes. The initial zoning conversion did not address this desire for a downzone.
• On other properties, for a variety of historical reasons, there are 2 zone lines. The initial zoning conversion did not fix these floating zone lines.
• Many of the City's old zones controlled uses and development standards for each property as a unique site plan. Many undeveloped properties never had such a plan to establish their uses, so the initial zoning conversion used the title of the zone to match to the closest set of uses in the new set of IDO zones, which may not reflect the intentions of the property owner for future development.
• As a 40-year overhaul of our Zoning Code, the Integrated Development Ordinance made many changes to uses and zoning standards. The initial zoning conversion did not address conflicts between existing uses and new standards.

Eligible Properties

City Council Resolution 18-29 directed the Planning Department to create a process for property owners to request a zoning conversion (at no cost to the property owner) for one of the following reasons:

1. Nonconforming Use: address existing uses made nonconforming by the IDO or mismatches of land use and zoning that pre-existed the IDO.
   
   • FAQ: How do I find out whether I have a nonconforming use?
   • Example 1: You have a single-family detached house on a property zoned MX-L, MX-M, MX-H, NR-C, NR-LM, or NR-GM.
   • Example 2: You are operating an industrial use that was allowed in C-3 that is not allowed under the IDO conversion to MX-H.
2. Voluntary Downzone: downzone properties with low-density residential development (houses, duplexes, or townhomes) in an Areas of Consistency by property owner request (for example, R-T to R-1).
   
   • Example: You have R-T zoning but would like to have R-1 because you have a single-family house on your lot, and you're surrounded by other lots with single-family homes.
3. Floating Zone Line: request adjustments to fix floating zone lines that do not match lot lines.
   
   • FAQ: What is a floating zone line and how do I find out whether I have a floating zone line on my property?
   • Example: you have two zones on a lot because your platting doesn't match the zoning boundaries.
4. Prior Special Use or R-D Zoning: request a more appropriate zone for undeveloped properties formerly zoned with a Special Use zone (SU-1, SU-2, or SU-3) or R-D.
   
   • Example 1: You have an undeveloped property that was zoned R-D but is now PD that was platted for a single-family home, and you want to convert to R-1.
   • Example 2: You have an undeveloped property that was zoned SU-1 for C-1 + self-storage that was converted to MX-L, and you would like to request that it convert to MX-M, which allows self-storage permissively.
5. Size Thresholds: request a more appropriate zone for properties with PD or NR-BP zoning that do not comply with the minimum and maximum lot sizes set by those zone districts. 
   
   • Example: You have PD zoning but your property is <2 acres or ≥ 20 acres.
   • Example: You have NR-BP zoning but your property is <20 acres and is not part of an existing Master Development Plan.

In December 2018 and March 2019, staff identified eligible properties and sent mailed notice to the property owners on file with the Bernalillo County Assessor.

Zoning Map Amendments

Please note that all property owners also have the option of requesting a zone change through the normal zoning map amendment process. There is a fee, and the request will be processed as a quasi-judicial procedure. From submittal deadline to the first hearing is 6 weeks. The zoning map amendment will need to be reviewed by the Environmental Planning Commission in all cases and by the City Council for properties over 10 acres in size.​

Frequently Asked Questions 

• How does zoning affect property taxes?
• What was the process to get a follow up zone conversion?
• What is the process for getting a zone change for my property?

Resources

• Map of Properties Likely to Be Eligible for the Follow-up Voluntary Zoning Conversion Process
• Phase 1 Zoning Conversion Map
• Phase 2 Zoning Conversion Map

Purpose

In May 2018, City Council adopted Resolution 18-29 directing the Planning Department to create a process for property owners to request a zoning conversion (at no cost to the property owner) for one year from the IDO's effective date of May 17, 2018.

• Enacted legislation
• Batch 2 zoning conversion table

Submittal - May 2019

On May 30, 2019, Planning staff submitted over 1,200 properties in Batch 2 to the City's review/decision process for zoning conversions.

Properties in Batch 2 are shown on this online interactive map. 

Clicking on one of these properties will pop up a box with key information, including:

• Form ID (which tracks with the form submitted by the property owner)
• Pre-IDO and current IDO zoning
• Which criteria make the property eligible for this process
• Zoning conversion for the property recommended by staff

You can also see properties submitted in Batch 1 or Batch 3 by clicking "Layers" at the top of the map and clicking on the box in front of the layer of information you want to see.

City's Review and Decision Process

Step 1 of 3: Environmental Planning Commission (EPC) Review & Recommendation

• EPC study session June 13, 2019: Review presentation here.
• EPC hearing July 11, 2019:  EPC voted to send a recommendation of approval of the proposed zoning conversion rules for the 1,226 properties in Batch 2 to City Council. 

Step 2 of 3: City Council's Land Use, Planning, & Zoning (LUPZ) Committee

Batch 2 legislation is proposed as Ordinance 19-79. On October 16, 2019, the City Council's Land Use, Planning, and Zoning (LUPZ) Committee voted to recommend "Do pass" to the full City Council after approving 5 amendments. 

• Amendment A - Revised zoning conversion for Form ID#403 from NR-C to NR-LM
• Amendment B - Revised zoning conversion for Form ID#1042 from R-T to R-ML
• Amendment C - Revised zoning conversion from MX-T to R-1A:
  
  • Form ID # 205, 1715 7th St NW
  • Form ID # 213, 2706 2nd St NW
  •  Form ID# 483, 1416 Franciscan NE
  • Form ID# 617, 1410 Franciscan NE
  • Form ID# 1040, 1313 1st St NW
• Amendment D - Revised zoning conversion from MX-T to R-ML:
  
  • Form ID # 324, 2705 1st Street NW
  • Form ID # 650, 1223 Broadway NE
  • Form ID# 1115, 631 McKnight NW
• Amendment E - Removed Form ID #1435 and #544

Step 3 of 3: City Council

Zoning Conversions for Batch 2 properties became effective on December 18, 2019. The Official Zoning Map will be updated as soon as possible.

Batch 2 properties were approved by the City Council on November 18 via Ordinance 19-79. Council also approved Amendments A, B, C, and D.

• Final list of approved zoning conversions for Batch 2 properties

Council removed the following properties from Batch 2 by request of the property owner via Amendment A:

• Form ID 697:
  
  • Lots 3A, 4A, 5A, 6A, 7A Blk 6 Paris Addn
• Form ID 1421
• Form ID 1422

Council added Form ID 1094 via Amendment B to convert to MX-L as eligible via a nonconforming use.

Council removed the following properties from Batch 2 via Amendment C for insufficient information that rendered their applications incomplete:

• Form ID 455
• Form ID 1131

Council removed the following properties from Batch 2 via Amendment D as ineligible for the process, since the existing use was deemed not nonconforming:

• Form ID 1089
• Form ID 1343

To learn more about uses allowed under the PREVIOUS zoning:

• Straight zones (R-1, C-2, M-1, etc.):  Consult the Comprehensive Zoning Code
• SU-1 (site-plan controlled parcels):  Visit the file room in the Planning Department on the 3^rd floor, Plaza del Sol, 600 2^nd Street, M-F 8:30 am – 12 pm and 1-4:30 pm.
• SU-2 (sector development plan zones): Consult the relevant sector plan available online here.

To learn about uses allowed under the IDO:

• Integrated Development Ordinance: See Allowable Use Table 4-2-1 and Use-specific Standards in Subsection 4-3
• Frequently Asked Questions about the IDO: 
  
  • How do I look up Allowable Uses for my zone district?
• Zoning Conversion Rules & Information
  
  • Base zone (R-1, C-2, M-1, etc.) conversion table
  • SU-1 (site plan-controlled parcels) and R-D zones conversion table
    
    • Note: Approved site plans keep their uses and zoning standards. For uses approved on each site, please consult the adopted site plan. If a new site plan is needed, the IDO zoning and review/approval processes apply.
  • SU-2 and SU-3 (Sector Development Plan zones) conversion table
    
    • IDO Zoning Interactive Map of Overlay Zones and small area regulations

The IDO extended the following Sector Plan protections citywide.

The Large Retail Facility requirements were part of the Shopping Center Regulations in the previous Zoning Code (§14-16-3-2).

The Building Design Standards for mixed-use and non-residential development in IDO Section 5-11 were largely drawn from the zoning code’s General Building and Site Design Regulations for Non-Residential Use (§14-16-3-18). These building articulation, design, outdoor gathering space, and parking lot design requirements are largely the same as the ones required for big box developments under the previous Zoning Code. 

Requirements related to roadway access, parking lot design, and building articulation were also carried forward as use-specific standards for General Retail in Subsection 4-3(D)(37)(b) to carry over portions of the Large Retail Facilities regulations, including:

• Roadway access requirements for large retail facilities,
• Site division requirements that are intended to allow sites to evolve into more urban, mixed-use development over time, and
• Building design and sign design requirements to enhance the design and massing of these large format buildings.

Finally, the definition for “Large Retail Facility” was carried forward into the IDO Definitions Section 7-1. 

Based on the University of New Mexico’s Bureau of Business and Economic Research review of cases submitted between 2014-2016, the EPC saw approximately 16% of the development applications that the Planning Department reviewed under the previous zoning system.  

• 50% of applications went straight to building permit, with a zoning check along the way (with no public notice required).
• 32% of applications went to the Development Review Board.

Under the IDO, the EPC remains a discretionary decision-making body, whose role is to review and recommend legislative changes and to review and decide on land use decisions based on consideration of policies as well as regulations.

However, the intent of the ABC-Z project was to strengthen development regulations citywide, in every zone, requiring a higher quality of development across the board and building in protections for neighborhoods.

Under the IDO, the EPC continues to play a critical role in long-range planning through the review and acceptance of the Community Planning Area (CPA) assessments as they are developed, which will recommend amendments to City policies in the ABC Comp Plan and regulations in the IDO. 

• The ongoing cycle of proactive long-range planning through the Community Planning Assessment process is designed to culminate in adopting recommended policy amendments in the 5-year update to the ABC Comprehensive Plan.
• The biennial update of the IDO is designed to include adopting regulatory amendments recommended by the CPA assessments accepted in the previous year.

Staff looked at EPC agendas for three years to compare how the same projects from 2014-2016 might be reviewed/decided under the IDO. The spreadsheets are available below.

• Of the 62 zone map amendment requests that went to EPC, 47 (76%) would still require a zone change and would be reviewed by EPC.
• Of the 158 projects that came to EPC for review, 86 (54%) would likely still require EPC review under the IDO.
• Of the 226 requested actions (related to the 158 projects) that came to EPC for review, 91 (40%) would still require EPC review, primarily zone map amendments and text amendments to the IDO, but some site plans for NR-PO or PD zones and master development plans for the NR-BP zone.

Based on these expected shifts, the following pie chart shows the expected review/decision responsibilities for the same cases under the IDO.

See also:

• Analysis of EPC Agendas 2014-2016: Likely Processes under the IDO
• Analysis of EPC Agendas 2014-2016: Highest-level Request by Project
• Analysis of EPC Agendas 2014-2016: Multi-part Requested Actions