What are the development standards for my property?

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What are the development standards for my property?

The IDO establishes development standards like setbacks and building heights. Do you want to find out what the development standards are on a property, but are not quite sure where to start? No worries, we’re here to help. We’ve put together this step-by-step guide that will help you get key pieces of information for your property or use of interest, create a property report, and then direct you to the parts of the IDO that provide further answers.

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1. Determine Whether Your Property Is in an Overlay Zone

 

Overlay Zones change development standards for properties that are within their boundaries.

Use this map to find out if your property is within the boundary of an Overlay Zone.

Click on your property to see a pop-up box with more information. There may be multiple Overlay Zones that apply to your property. If you see a white arrow at the top of the pop-up window, click the arrow to review all the Overlay Zones. If no Overlay Zone information is displayed, then your property is not within an Overlay Zone. 

You may need to zoom out to see the boundaries of the Overlay Zones. To turn on or off individual Overlay Zones, click “Layers” and click the check boxes in front of the layer. A check mark in the box means the layer is turned on. A blank box means the layer is turned off. 

 

If your property is in an Overlay Zone, find out what additional regulations prevail over citywide standards. Your property can be within multiple Overlay Zones. All Overlay Zone standards will apply. If any are in conflict, the most restrictive prevails.

 

note iconMake note of all Overlay Zones that your property is in. If any portion of your property is in an Overlay Zone boundary, the Overlay Zone standards will apply to your entire property.

 

Select all that apply below, then continue on to the next step to determine whether your property is in a Center or Corridor area.

2. Determine Whether Your Property Is in a Center or Corridor Area

Use this map to look up whether your property is in a Center or Corridor area with different development standards in the IDO. 

 

Click on your property to see a pop-up box with more information. Your property can be in both a Center and a Corridor or in multiple Corridors. You can review these by clicking the white arrow in the top of the pop-up window. ​Any of the Center or Corridor standards may apply. If no Center or Corridor information is displayed in a pop-up window, then your property is not within a Center or Corridor area.​ 

You may need to zoom in or out to see the boundaries of the Center or Corridor. 

 

Center and Corridor provisions provide incentives and require higher-quality standards to encourage urban, walkable, transit-oriented development in appropriate places.

 

note iconMake note of all Centers and Corridors that your property is in. If any portion of your property is in a Center or Corridor area boundary, the Center/Corridor standards will apply to your entire property.

 

Select all that apply below, then continue on to the next step to determine which City Development Area your property is in.

3. Determine Whether Your Property Is in an Area of Consistency or Area of Change

 

Use this map to look up whether your property is in an Area of Change or Area of Consistency. All properties are one or the other!

If you are in an Area of Change, you also need to note whether your property is adjacent to an Area of Consistency, in which case edge buffers may be required.

Property shown in yellow is in an Area of Consistency. Property shown in orange is in an Area of Change. If your property is in an Area of Change, note whether you are next to an Area of Consistency, which may trigger buffer requirements. We'll address those standards in one of the next steps below.

 

Select which City Development Area your property is in below and then continue to the next step to determine whether your property is near Major Public Open Space.

4. Determine Whether Your Property Is near Major Public Open Space

 

Use this map to identify whether any surrounding property is designated as Major Public Open Space in the ABC Comprehensive Plan. This designation may include land that is not zoned NR-PO-B (Non-residential Park & Open Space - City-owned Major Public Open Space), as that zone only includes City-owned or City-managed Open Space. There is also Bernalillo County, state, and federal-owned Major Public Open Space.

 

If you click on your property and the inset window does not change from the Legend, your property is not within an area where Major Public Open Space regulations apply.​ You may need to zoom out to see the boundaries where different Major Public Open Space rules apply.

 

Major Public Open Space is permanent, public open space managed by the City Open Space Division, including Petroglyph National Monument, the Bosque, and the Sandia foothills. See IDO Section 14-16-7-1 for an official definition.

Major Public Open Space has protections in the IDO that may change the development standards that apply on your property. Read more about other Major Public Open Space protections in this FAQ.

note iconNote whether there is any Major Public Open Space surrounding your property, either touching your property lines (i.e. “abutting”), across a street or alley from your property (i.e. “adjacent”), or within 330 feet of your property (i.e. within the green hatched lines in this map).

Select all that apply below, and then continue to the next step to determine whether your property is in a small area with tailored regulations.
5. Determine Whether Your Property Is in a Small Area with Tailored Regulations

 

The IDO establishes development standards that are tailored for specific contexts that will prevail over citywide standards.

Use this map to find out whether your property is in a small area with a tailored development standard that is relevant to your project.

Click on your property to see a pop-up box with more information. If you see a white arrow at the top of the pop-up window, click the arrow to review all the Area-specific regulations. There may be multiple Area-specific regulations that apply to your property. If no Area-specific regulation information is displayed, then your property is not within a small regulated area.​ 

You may need to zoom out on the map to see the boundaries for certain small areas. To turn on or off individual small area rules, click “Layers” and click the check boxes in front of the layer. A check mark in the box means the layer is turned on. A blank box means the layer is turned off.

 

If you are in a small area with a tailored standard that applies to your project, use Table II in the IDO for a quick index of standards for that area. See all the standards in Part 14-16-5 that may apply to your project.

Note that small areas may also establish use-specific standards that change development standards for specific uses. See all the standards in Section 14-16-4-3 and Table II in the IDO for use-specific standards that might be relevant for your desired use.  

6. Determine Whether any Edge Buffers Are Required

 

Edge buffers are required for certain kinds of development next to certain zones or different uses.

7. Determine Whether Neighborhood Edge Provisions Will Apply

These protections are now required citywide every time more intense development occurs next to low-density residential neighborhoods.

Neighborhood Edge provisions protect lots in R-A, R-1, R-MC, or R-T zone districts that contain low-density residential development. See IDO Section 14-16-5-9 and the definition for low-density residential development in IDO Section 14-16-7-1.

These provisions apply to lots in R-ML and R-MH zone districts and all zone districts in the Mixed-use and Non-residential zone categories that are adjacent to a Protected Lot.

Neighborhood Edge provisions include a limit on building height of 30 feet high within 100 feet of the Protected Lot, limits on outdoor lighting height, additional screening and buffering, and restrictions on parking, circulation, and loading near the Protected Lot.

 

Use this map to look up your zoning category, if you don’t already know it. Be sure to note what zone districts are adjacent to your property.

 

Click on your property to see a pop-up window with more information. 

 

The IDO organizes development standards into the following topics:

Click on any of the topics that may apply to your development to read the requirements.

The organization of each section is the same. You will find information in this order:

  • Purpose
  • Applicability/Exemptions
  • Tables wherever possible
  • Text regulations (in this order)
    • General (citywide standards that apply most places)
    • Center/Corridor Provisions (only apply in specified Center/Corridor areas)
    • Overlay Zone / Small Area Provisions (only apply in specified Overlay Zone or small areas)
8. Determine What Development Standards Apply to Your Zone District

 

All other development standards are based on your zone district. Development standards are generally organized by the zoning category (i.e. Residential, Mixed-use, or Non-residential).

What are the development standards for my property?


Create and email yourself a property report

Use the maps and drop-down forms in each section to get information about what and how you can build on your chosen property. You can enter your email address at the bottom of the page to send yourself a copy of the information.




Protections associated with Overlay Zones won’t affect your property. Continue to the next step.

If you are in an Airport Protection Overlay (APO) zone, there are different development standards that prevail over citywide rules. Review IDO Subsection 14-16-3-3 for applicable standards.

Continue to the next step to determine whether your property is in a Center or Corridor area with different development standards in the IDO.

If you are in a Character Protection Overlay (CPO) zone, there are different development standards that prevail over citywide rules. Review IDO Subsection 14-16-3-4 for applicable standards.

Continue to the next step to determine whether your property is in a Center or Corridor area with different development standards in the IDO.

If you are in a Historic Protection Overlay (HPO) zone, there are different development standards and guidelines that prevail over citywide rules. Review IDO Subsection 14-16-3-5 for applicable standards.

Development in HPO zones is also reviewed and decided through a different process. Review IDO Subsections 14-16-6-5(D) and 14-16-6-6(D) in the IDO.

Continue to the next step to determine whether your property is in a Center or Corridor area with different development standards in the IDO.

If you are in a View Protection Overlay (VPO) zone, there are different development standards and guidelines that prevail over citywide rules. Review Subsection 3-6 of the IDO.

Deviations and Variances in VPO zones are reviewed and decided through a different process. Review Subsections 6-6(N) and 6-6(M) in the IDO.

Continue to the next step to determine whether your property is in a Center or Corridor area with different development standards in the IDO.



Select all that apply

Center and Corridor provisions will not apply to your property. Continue to the next step to determine whether your property is in an Area of Consistency or Area of Change.

If any portion of your property is in a Center or Corridor area boundary, the Center/Corridor standards will apply to your entire property. Some provide incentives for more urban, walkable development (example: higher building heights allowed by right), and some are higher requirements to ensure active, pedestrian-oriented and transit-oriented development (example: higher-quality building design standards).

Use Table III in the IDO to find all the provisions that are different for each Center or Corridor area.

More information:

Continue to the next step to determine which City Development Area your property is in.

  • You may be subject to contextual standards for residential development for setbacks and minimum lot sizes. See Subsection 5-1(C)(2).
  • Sign allowances are different for Areas of Change or Consistency in the Mixed-use and Non-residential Zone Districts. See Table 5-12-4.
  • Thresholds for Zoning Map Amendments that EPC can review and decide depend on whether the property is an Area of Change or Consistency. See Subsection 6-7(F) and 6-7(G).
  • Requirements for Edge Buffers may apply. See IDO Subsection 5-6(E)(5).
  • Sign allowances are different for Areas of Change or Consistency in the Mixed-use and Non-residential Zone Districts. See Table 5-12-4.
  • Larger deviations are allowed on small lots in Areas of Change. See Table 6-4-2.
  • The threshold for Minor Amendments is larger for small lots in Areas of Change. See Table 6-4-5.
  • Thresholds for Zoning Map Amendments that EPC can review and decide depend on whether the property is an Area of Change or Consistency. See IDO Subsection 6-7(F). City Council decides on Zoning Map Amendments above that threshold. See IDO Subsection 6-7(G).
  • Sign allowances are different for Areas of Change or Consistency in the Mixed-use and Non-residential Zone Districts. See Table 5-12-4.
  • Larger deviations are allowed on small lots in Areas of Change. See Table 6-4-2.
  • Thresholds for Zoning Map Amendments that EPC can review and decide depend on whether the property is an Area of Change or Consistency. See Subsection 6-7(F) and 6-7(G).
  • The threshold for Minor Amendments is larger for small lots in Areas of Change. See Table 6-4-5.

Protections for Major Public Open Space won’t affect your property. Continue to the next step.

If a portion of your property is abutting Major Public Open Space, this means that any standards about property adjacent to Major Public Open Space AND standards about property within 330 feet of Major Public Open Space will apply to your property. Select those options now to see what standards will apply.

Note that a single-loaded road will be required between your property and Major Public Open Space, unless the Albuquerque Open Space Superintendent would rather have a 20-foot buffer landscaped with native vegetation. See IDO Subsection 14-16-5-2(H)(2)(a)(1).

If your property is across the street, easement, or alley (i.e. adjacent) to Major Public Open Space, then all provisions that refer to properties within 330 feet of Major Public Open Space also apply to your property, unless there are specific provisions for adjacent properties, which would take precedence. Select the 330 feet option now to see additional provisions that may apply.

Here are the things you should consider when your property is adjacent to Major Public Open Space:

  • Use-specific Standards in IDO Subsection 4-3 may limit uses, change development standards, or change review/approval processes. Limits on uses adjacent to Major Public Open Space will apply.
  • Major Public Open Space Edges in IDO Subsection 5-2(H) may require different development standards on your property. IDO Subsection 5-2(H)(2) will specifically apply.
  • Properties 5 acres and greater adjacent to Major Public Open Space must get a Site Plan - EPC approved by the Environmental Planning Commission per IDO Subsection 6-6(H) before any other application can be approved.

Here are the things you should consider when your property is within 330 feet of Major Public Open Space:

  • ​Use-specific Standards in IDO Subsection 4-3 may limit uses, change development standards, or change review/approval processes. Limits on uses within 330 feet of Major Public Open Space will apply.
  • Major Public Open Space Edges in IDO Subsection 5-2(H) may require different development standards on your property. Standards in IDO Subsection 5-2(H)(1) will specifically apply.

Edge buffers apply next to some zone districts. Use the maps and questions below to find out what zones are next to your property.

Edge buffers for zoning don’t apply to your project. Continue to the next step to find out whether edge buffers are required for your use.

An edge buffer is required. See Table 5-6-3.

For mixed-use or non-residential development only, an edge buffer is required. See Table 5-6-3.

Edge buffers are not required for MX and NR zones. Continue to Step 7.

Does your project include any use in the Industrial category in Table 4-2-1: Allowable Uses?

Use the map below to look up land uses surrounding your property. If you are next to properties with non-industrial development, an edge buffer is required. See Table 5-6-3.

An edge buffer is not required for your use. Continue to Step 7.

Use this map to see whether your property is in an Area of Change next to an Area of Consistency.

Property shown in yellow is in an Area of Consistency. Property shown in orange is in an Area of Change.

An edge buffer is not required for your use. Continue to Step 7.

An edge buffer is required. The size of the buffer depends on which zones are next to you in the Area of Consistency. See Table 5-6-4.

Neighborhood Edges may apply if your property is next to low-density residential development in an R-A, R-1, R-MC, or R-T zone district. Indicate that below.

Neighborhood Edge provisions will not apply to your property. Continue to Step 8 to look up other development standards that will apply generally in your zone district.

Use the map above to check whether your property is next to any of these zone districts.

Neighborhood Edge provisions will apply to your property.

Continue to Step 8 to look up other development standards that will apply generally in your zone district.

Neighborhood Edge provisions will not apply to your property. Continue to Step 8 to look up other development standards that will apply generally in your zone district.

9. Next Steps and Other Considerations

What uses can be developed on a property?

 

Development standards may be different for specific uses that have a use-specific standard.

For a Step-by-Step Guide about uses allowed on your property, go to this Step-by-Step Guide.

What zone districts allow the use I’m interested in?

Development standards may be different for specific uses that have a use-specific standard.

For a Step-by-Step Guide about uses allowed on your property, go to this Step-by-Step Guide.

 

What Review/Approval process will I need to go through when I’m ready to develop?

To find out what Review/Approval process you will need to go through when you’re ready to develop your project, go to this Step-by-Step Guide.

Questions?

Still have questions? We’re here to help.

Training Sessions

Training opportunities are offered on a regular basis.

Watch the project webpage for updates and details: https://abc-zone.com/

Office Hours

Property owners can meet with Long Range Planning staff during office hours on Friday afternoons to answer questions.

Email abctoz@cabq.gov to request an appointment.

Contact Us

Email: abctoz@cabq.gov

Phone: Call 505-924-3860 and ask for someone from the ABC-Z team.

Pre-application Review Team Meetings

Pre-application Review Team (PRT) Meetings are available for property owners to ask questions of Planning staff.

More information is available here.

Email property report to yourself

Use the form below to send yourself a property report with the information you collected.