What uses can be developed on a property?

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What uses can be developed on a property?

 

Do you want to know what you can build on your property or use the land for? This guide will help you get key pieces of information for your property or use of interest and then direct you to the parts of the IDO that provide further answers.

To get started, enter the address of the property:
Enter the full address, e.g. : 1234 High Street NE, Albuquerque, NM. This location will update all maps below.

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1. Find Your Zone District and Any Surrounding Residential Zones

Click on your property to see a pop-up box with more information, including a link to a PDF with all allowable uses in your zone district.

Click on your property to see a pop-up window with more information. Click on "More info" in the pop-up window to see a PDF with all allowable uses in your zone district excerpted from Table 4-2-1 in the IDO.

 

  • Any use that shows a letter in the box under your zone is allowable in your zone. “P” means the use is permissive with no other special approval for the use needed. (Review and approval of a site plan will still be necessary. Learn more about that process here.)
  • An “A” means the use is permissive when it’s paired with another primary use on the site (i.e. a use that is either permissive (“P”) or conditional (“C”)), and no other special approval for the use needed. The primary use can be on the site already or developed at the same time as the accessory use.
  • Other letters mean that some additional approval will be required for that use. Click here to find out how to gain approval for uses other than Permissive and Accessory.

 

note iconNote the zoning of properties that touch yours or that are across a street or alley. If any are zoned R-A, R-1, R-MC, or R-T, you are next to a Residential zone district that may limit your land uses, require a distance separation from specific uses on your property, change the development standards for a specific use, or change the process for review/approval for a specific use. You will discover whether any of these apply during one of the next steps that will check use-specific standards.

 

Use the Allowable Uses Lookup by Zone District below to see the purpose of each zone district and a link to Table 4-2-1 in the IDO.

2. Identify Surrounding Residential Uses

 

Use this map to identify whether any surrounding properties have low-density residential land uses. The land use map uses the category “single-family” to include single-family detached homes, townhouses, and mobile homes. These uses have protections in the IDO that may impact uses, development standards, and approval processes on neighboring properties. 

Single-family land uses are shown in yellow. To turn on the legend, go to the top of the map and click “Legend.”

 

The IDO includes protections for “low-density residential development” that may limit uses, change development standards, require distance separations from specific uses, or change the review/approval process for specific uses.

The IDO’s definition of low-density residential development includes cluster and cottage development, duplexes, and live-work units, in addition to single-family detached homes, townhouses, and mobile homes.

You will discover whether any of these use-specific standards may affect your property during one of the next steps that will check use-specific standards.

3. Identify Any Surrounding 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 Major Public Open Space rules apply.

 

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 nearby (within 330 feet).

Major Public Open Space has protections in the IDO that may limit uses, change the development standards, or change the process for review/approval for a particular use on your property. You will discover whether any of these apply during the next step that will check use-specific standards.

4. Check if you are in an Overlay Zone

 

Use this map to look up whether your property is in an Overlay Zone. 

 

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

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. 

 

5. Check Use-specific Standards

 

Use-specific Standards are a set of rules governing specific uses. These can be extra allowances, limitations, or processes generally intended to ensure that each use is compatible with its surroundings by minimizing its impacts on neighboring properties. Said another way, these Use-specific Standards provide protections for surrounding properties.

 

The right-hand column in Table 4-2-1: Allowable Uses shows a cross reference that is hyperlinked to any Use-specific Standards for each use. Use this table and hyperlinks to check for any allowances, limitations, or context-specific procedures that are required for any use that you are interested in.

 

Use Table 4-2-1: Allowable Uses to look up the use you are interested and any Use-specific Standards that may apply.

 

Click below to see uses in each category:

 

Some Use-specific Standards only apply to a portion of the City. Use this map to look up whether a Use-specific Standard for a small area applies on your property.

If you click on your property and no Area-specific regulation information is displayed in a pop-up window, then your property is not within a small regulated area.​ There may be multiple Area-specific regulations 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 Area-specific regulations.

You might need to zoom in and out on the map to see where the boundaries are 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.

What uses can be developed on a 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.

RESIDENTIAL – RURAL AND AGRICULTURAL ZONE DISTRICT (R-A)

The purpose of the R-A zone district is to provide for low-density, single-family residences and limited agricultural uses, generally on lots of ¼ acre or larger, as well as limited civic and institutional uses to serve the surrounding residential area. Allowable uses are shown in Table 4-2-1.

More Information

RESIDENTIAL – SINGLE-FAMILY ZONE DISTRICT (R-1)

The purpose of the R-1 zone district is to provide for neighborhoods of single-family homes on individual lots with a variety of lot sizes and dimensions. When applied in developed areas, an additional purpose is to require that redevelopment reinforce the established character of the existing neighborhood. Primary land uses include single-family detached homes on individual lots, with limited civic and institutional uses to serve the surrounding residential area. Allowable uses are shown in Table 4-2-1.

More Information

RESIDENTIAL – MANUFACTURED HOME COMMUNITY ZONE DISTRICT (R-MC)

The purpose of the R-MC zone district is to accommodate manufactured home communities and to require those communities to incorporate high-quality planning and design. Allowable uses in the R-MC zone district are shown in Table 4-2-1.

More Information

RESIDENTIAL – TOWNHOUSE ZONE DISTRICT (R-T)

The purpose of the R-T zone district is to accommodate a mix of single-family, two-family, and townhouse residential developments, as well as limited civic and institutional uses to serve the surrounding residential area. Other allowable uses are shown in Table 4-2-1.

More Information

RESIDENTIAL – MULTI-FAMILY LOW DENSITY ZONE DISTRICT (R-ML)

The purpose of the R-ML zone district is to provide for a variety of low- to medium-density housing options. The primary land uses are townhouses and low-density multi-family buildings, as well as civic and institutional uses to serve the surrounding residential area. Allowable uses are shown in Table 4-2-1.

More Information

RESIDENTIAL – MULTI-FAMILY HIGH DENSITY ZONE DISTRICT (R-MH)

The purpose of the R-MH zone district is to promote and encourage the development of high-density attached and multi-family housing, with taller, multi-story buildings encouraged in Centers and Corridors in areas close to major streets and public transit facilities. The primary land use is multi-family dwellings, with limited civic and institutional uses to serve the surrounding residential area. Other allowable uses are shown in Table 4-2-1.

More Information

MIXED-USE – TRANSITION ZONE DISTRICT (MX-T)

The purpose of the MX-T zone district is to provide a transition between residential neighborhoods and more intense commercial areas. Primary land uses include a range of low-density multi-family residential and small-scale office, institutional, and pedestrian-oriented commercial uses. Allowable uses are shown in Table 4-2-1.

More Information

MIXED-USE – LOW INTENSITY ZONE DISTRICT (MX-L)

The purpose of the MX-L zone district is to provide for neighborhood-scale convenience shopping needs, primarily at the corners of collector intersections. Primary land uses include non-destination retail and commercial uses, as well as townhouses, low-density multi-family residential dwellings, and civic and institutional uses to serve the surrounding area, with taller, multi-story buildings encouraged in Centers and Corridors. Allowable uses are shown in Table 4-2-1.

More Information

MIXED-USE – MODERATE INTENSITY ZONE DISTRICT (MX-M)

The purpose of the MX-M zone district is to provide for a wide array of moderate-intensity retail, commercial, institutional and moderate-density residential uses, with taller, multi-story buildings encouraged in Centers and Corridors. Allowable uses are shown in Table 4-2-1.

Open Overview of Allowable Uses

MIXED-USE – HIGH INTENSITY ZONE DISTRICT (MX-H)

The purpose of the MX-H zone district is to provide for large-scale destination retail and high-intensity commercial, residential, light industrial, and institutional uses, as well as high-density residential uses, particularly along Transit Corridors and in Urban Centers. The MX-H zone district is intended to allow higher-density infill development in appropriate locations. Allowable uses are shown in Table 4-2-1.

More Information

MIXED-USE – FORM-BASED ZONE DISTRICT (MX-FB)

The purpose of the MX-FB zone district is to allow a wide range of residential, commercial, and institutional uses subject to form-based zoning controls to ensure that the buildings they occupy establish or reinforce a well-defined urban character. Sub-zones within this zone district contain form-based controls tailored to the distinct character of each area where the district is applied. Allowable and prohibited uses are specified for each sub-zone in Subsection 14- 16-2-4(E)(3)(c).

More Information

NON-RESIDENTIAL – COMMERCIAL ZONE DISTRICT (NR-C)

The purpose of the NR-C zone district is to accommodate medium-scale retail, office, commercial, and institutional uses, particularly where additional residential development is not appropriate or not desired because of a deficit of jobs or services in relation to housing units in the area. Primary land uses include a wide spectrum of retail and commercial uses intended to serve both neighborhood and area-wide needs, as well as some light industrial uses. Allowable uses are shown in Table 4-2-1.

More Information

NON-RESIDENTIAL – BUSINESS PARK ZONE DISTRICT (NR-BP)

The purpose of the NR-BP zone district is to accommodate a wide range of nonresidential uses in campus-like settings to buffer potential impacts from surrounding uses and adjacent areas. Allowable uses include a wide variety of office, commercial, research, light industrial, office, distribution, showroom, processing, and institutional uses. Allowable uses are shown in Table 4-2-1.

More Information

NON-RESIDENTIAL – LIGHT MANUFACTURING ZONE DISTRICT (NR-LM)

The purpose of the NR-LM zone district is to accommodate moderate-intensity commercial, light assembly, fabrication, and light manufacturing uses, while buffering adjacent lower-intensity, Residential and Mixed-use zone districts from the traffic, noise, and other impacts of those uses. Allowable uses are shown in Table 4-2-1.

More Information

NON-RESIDENTIAL – GENERAL MANUFACTURING ZONE DISTRICT (NR-GM)

The purpose of the NR-GM zone district is to accommodate a wide variety of industrial, manufacturing, and heavy commercial uses, particularly those with noise, glare, or heavy traffic impacts, in areas separated from Residential and Mixed-use areas and less intense, lighter impact businesses. Allowable uses are shown in Table 4-2-1.

More Information

NON-RESIDENTIAL – SENSITIVE USE ZONE DISTRICT (NR-SU)

The purpose of the NR-SU zone district is to accommodate highly specialized public, civic, institutional, or natural resource-related uses that require additional review of location, site design, and impact mitigation to protect the safety and character of surrounding properties. Uses that require NR-SU zoning are not allowed in base zone districts and are shown in Table 4-2-1.

More Information

NON-RESIDENTIAL – PARK AND OPEN SPACE ZONE DISTRICT (NR-PO)

The purpose of the NR-PO zone district is to protect the natural character of designated private and public parks and open space for public recreation, use, and enjoyment. Primary uses are open space and related recreation facilities, picnic and other shelters, and service/maintenance facilities. Allowable uses are shown in Table 4-2-1. Additional information is listed in IDO Subsection 14-16-4-1(A)(3)(c).

More Information

PLANNED DEVELOPMENT ZONE DISTRICT (PD)

The purpose of the PD zone district is to accommodate small- and medium-scale innovative projects that cannot be accommodated through the use of other base zone districts, provided that those projects are consistent with the Albuquerque/Bernalillo County Comprehensive Plan (ABC Comp Plan), as amended and include standards that would not otherwise be required of the applicant in order to provide significant public, civic, or natural resource benefits. This zone district is applied on a case-by-case basis to reflect a negotiated agreement for uses and standards with the applicant. Allowable uses are negotiated on a case-by-case basis but may not include any use that is not included in Table 4-2-1.

More Information

PLANNED COMMUNITY ZONE DISTRICT (PC)

The purpose of the PC zone district is to accommodate innovative, very largescale residential or mixed-use communities that cannot be accommodated through the use of other base zone districts, provided that those projects are consistent with the ABC Comp Plan, as amended, and include significant public benefits that would not otherwise be required of the applicant. Because of their size, projects in this zone district will include construction of new and expanded transportation networks and infrastructure. This growth may require additional analysis and resulting measures to mitigate impact on the surrounding community. This zone district is applied on a case-by-case basis to reflect a new or existing negotiated agreement with the applicant. Allowable uses are negotiated on a case-by-case basis but may not include any use that is not included in Table 4-2-1.

More Information

Here are the things you should consider:

Protections for residential uses won’t affect your property. Continue to the next step.

Note: even if the map does not show single-family land uses as the designation for land near your property, if you know are any houses, duplexes, or townhouses on the adjacent properties, answer yes to this question.

Protections for Major Public Open Space won’t affect your property. Continue to the next step to check whether your property is in an Overlay Zone.

Here are the things you should consider:

  • Use-Specific Standards in IDO Subsection 4-3 may limit uses, change development standards, or change review/approval processes.
  • Major Public Open Space Edges in IDO Subsection 5-2(H) may require different development standards on your property.

Read more about other Major Public Open Space protections in this FAQ.

Continue to the next step to check whether your property is in an Overlay Zone.

Your property is abutting Major Public Open Space.

Here are the things you should consider:

  • Use-specific Standards in IDO Subsection 4-3 may limit uses, change development standards, or change review/approval processes.
  • Major Public Open Space Edges in IDO Subsection 5-2(H) may require different development standards on your property.
  • 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.

Read more about other Major Public Open Space protections in this FAQ.

Continue to the next step to check whether your property is in an Overlay Zone.

Here are the things you should consider:

  • Use-specific Standards in IDO Subsection 4-3 may limit uses, change development standards, or change review/approval processes.
  • Major Public Open Space Edges in IDO Subsection 5-2(H) may require different development standards on your property.
  • 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.

Read more about other Major Public Open Space protections in this FAQ.

Continue to the next step to check whether your property is in an Overlay Zone.

Protections for different kinds of Overlay Zones won’t affect your property. Continue to the next step to check the Use-specific Standard for uses you are interested in developing on your property.

If your property is in a different kind of Overlay Zone, use-specific standards in IDO Subsection 14-16-4-3 may affect your uses, development standards, or change the review/approval process. You will discover whether any of these apply during the next step that will check use-specific standards.

If your property is in an Airport Protection Overlay (APO) zone, there are limits on uses that prevail over citywide rules in IDO Subsection 14-16-3-3(C).

You can read the entire APO in Section 14-16-3-3 of the IDO.

Continue to the to the next step to check use-specific standards for uses you are interested in developing on your property.

Use-specific Standards limit uses for one of the following reasons:

  • to protect residential areas or Major Public Open Space. 
  • to ensure that development is appropriate in each zone district.

If your property is next to a Residential zone district, a residential use, or Major Public Open Space that is protected from that use, you may need to find a different use for this property or find a different property to develop this use.

If your property is in a zone district that does not allow the use you are interested in, you may need to find a different use for this property or find a different property with zoning that allows the use you are interested in developing.

Use-specific Standards provide protections for residential areas and Major Public Open space by making a particular use allowable only if a Conditional Use Approval is granted by the Zoning Hearing Examiner.

Otherwise, Use-specific Standards may set development standards for a particular use that prevail over citywide standards in Part 5 of the IDO.

6. Next Steps and Other Considerations

Once you know the uses allowed in your zone, you may be interested in the answers to these next questions.

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

Find out

What are the Development Standards for my property?

Development Standards include building heights, setbacks, parking requirements, and landscaping.

Find out

 

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

Review/approval processes depend on your zoning and your project.

Find out

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/

Presentations and videos from past trainings are available here.

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 ABC-Z

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. To request an appointment, call 505-924-3860 or email dewell@cabq.gov. 

 

More information is available here.

 

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