[Neighbors] Fw: Biennial IDO Update, 2025

[meyster1 at me.com]

Friends and neighbors,

City Council is performing the 2025 Biennial Update of the Integrated Development Ordinance, Albuquerque's zoning code.
You can find background at Integrated Development Ordinance, Biennial Update 2025 » Nob Hill Neighborhood Association<https://www.nobhill-nm.com/integrated-development-ordinance-biennial-update-2025/>
You can see a discussion focused on Nob Hill at Integrated Development Ordinance, Biennial Update 2025 » Nob Hill Neighborhood Association<https://www.nobhill-nm.com/integrated-development-ordinance-biennial-update-2025/>
Council's Land Use Planning and Zoning Committee (LUPZ) considered the Update on January 14. NHNA is developing a statement of position for the committee's next meeting Jan. 28. A draft appears below. We would value your comments before January 23 at 5 pm so we can firm it up. You may reply to sender or to all. When you do, please indicate if you are a resident or own property or a business in our boundaries. https://www.nobhill-nm.com/about-the-nhna/nob-hill-boundaries-2/
We will put our statement out here and tell you how you can reach LUPZ personally.
#VivaNobHill, Gary Eyster, member, NHNA Urban Planning Team
[cid:916d5f20-0c29-4ffa-b63a-9ed6c0af6b1a]

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Chair and Councilors,
This is the position of the Nob Hill Neighborhood Association on the IDO Update, O-26-2.
1…IDO 2-3(B)(1) adding additional uses in the R-1 Single Family Zone District, namely duplexes and triplexes. Neighbors, please reply with your take on this.
2…Section 4, Legislative Zoning Conversions: Convert R-1 to R-T, R-T to MX-T, and R-ML to MX-L in Major Transit Corridor Areas and Activity Centers. These areas are pictured at https://abq-zone.com/2025-update-proposed-legislative-zoning-conversions
CABQ has not provided direct notice to property owners, it will likely cause property taxes to rise, it will result in many properties losing Neighborhood Edge protection, and it will raise maximum height in most cases. We request that you remove Section 4 from the update.
3…A change to 4-3(B)(8)(e) that Council made earlier this year says the R-ML use is prohibited in the R-1 and R-T zone districts except in or within ¼ mile of Main Street or Premium Transit areas north of Central Ave. and east of the Rio Grande. EPC recommended changing that to either north of Central Ave. or east of the Rio Grande. That means R-ML apartment cubes 30 ft. tall can be built on any R-1 property in the entire city east of the Rio Grande.
We don’t want historic houses surrounding our historic houses demolished for 30-foot-high apartment cubes. Historic character isn’t just stucco and tile roofs. It includes the context of the community. There are plenty of vacant sites all over town where multi-family can be built. R-ML in the middle of neighborhoods is not gentle. We request that you remove 4-3(B)(8)(e) from the IDO.
4…Table 4-2-1 Allowable Uses and Use-Specific Standards; The update proposes allowing General Retail, Small in residential zone districts including R-1; on corner lots abutting at least 1 collector or arterial street this would be permissive. On corner lots abutting at least 2 local streets this would require a conditional use permit. The use could not exceed 5,000 sq ft.
Table 4-2-1 Allowable Uses and Use-Specific Standards; The update proposes allowing Grocery Store in residential zone districts including R-1. On corner lots abutting at least 1 collector or arterial street this would be permissive. Otherwise, it is prohibited. The use could not exceed 5,000 sq ft.
These uses would be adjacent to residences. Individuals have expressed concerns around hours of business and other matters like solid waste disposal. We urge you address these in the use-specific standards.

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