[Neighbors] Fw: Biennial IDO Update, 2025

Wed Jan 21 13:17:43 MST 2026

Hi all,
I am in agreement with Ciaran's input. They are very knowledgeable and
thoughtful on these issues, and they have been an asset to our neighborhood
e-mails for always being able to communicate the complexities well. I am a
homeowner and resident of Nob Hill.

I'll also add that this proposed zoning update does *not *change any rules
regulating historic designated properties. Those regulations remain the
same.

I agree we should request that any property currently zoned in an R
district not be upgraded anywhere above an R-T (neighborhood edge
protection)
In favor of IDO 2-3(B)(1) (allowed duplex/triplex in R-1).
In favor of allowing small retail in R-1 zones. (unlikely to have any real
impact in Nob Hill, but may be helpful in other parts of the city)
In favor of accepting EPC's clarified language (allowing R-ML in R-1 (which
would become R-L))

Thank you,
Nick Wilson

On Wed, Jan 21, 2026 at 11:13 AM Ciaran Lithgow via Neighbors_nobhill-nm <
neighbors_nobhill-nm at mailman.swcp.com> wrote:

> Good morning neighbors,
>
> Gary, I am not sure it's fair to claim that zoning changes will cause
> property taxes to rise. While zoning changes are technically allowed to be
> considered for tax reassessment under State law, Bernalillo County's actual
> practice for determining value and triggering reassessment is to monitor
> individual properties for building permits and sales. The City
> legislatively changed zoning for *all properties* back in 2018 when it
> adopted the new IDO, and we did not see sweeping tax increases then based
> on new zoning. I think the County only cares about *use *changes, not *zoning
> *changes. Additionally, residential properties are protected by a maximum
> 3% annual increase (unless you sell/redevelop). This goes for apartments
> and single-family homes alike.
>
> The map below shows the potentially impacted properties. (I am also
> including a screenshot of the Neighborhood Edges language in
> their proposed update.) Anything that is marked R-T is currently R-1;
> anything marked MX-T is currently R-T.
>
> My feelings on this are mixed... perhaps, rather than carte blanche
> rejecting this proposal, *I would propose requesting that any property
> currently zoned in an R district not be upgraded anywhere above an R-T *(which
> is the highest density protected under Neighborhood Edges). That would
> address the Neighborhood Edges concern while allowing more gentle density
> to grow in and around our commercial corridor.
>
> [image: image.png]
> [image: image.png]
>
> *I am in favor of IDO 2-3(B)(1) *(allowed duplex/triplex in R-1). *I am
> also in favor of allowing small retail in R-1 zones. *I doubt the small
> retail would change our neighborhood's character very much (we have Central
> Avenue right here! Who could compete with that?), but it could greatly
> benefit other neighborhoods that don't have access to walkable
> neighborhoods and grocery stores like we have the privilege of enjoying by
> allowing coffee shops, corner stores, or other small commercial
> neighborhood uses.
>
> RE: allowing R-ML in R-1 (which would become R-L) - this is not a new
> change. R-ML is allowed in R-1 within 1/4 mile of Main Street/Premium
> Transit Corridors under today's zoning code. The update seems to be a
> clarification rather than a major change (see redlined text below).* I am
> fine with the EPC's proposed language and I am against the request to
> remove it. *
> [image: image.png]
>
> Thank you!
> Ciaran
>
>
> On Tue, Jan 20, 2026 at 4:42 PM meyster1--- via Neighbors_nobhill-nm <
> neighbors_nobhill-nm at mailman.swcp.com> wrote:
>
>>
>> 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
>>
>>
>> __________________
>> 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.*
>>
>> _______________________________________________
>> Neighbors_nobhill-nm mailing list
>> Neighbors_nobhill-nm at mailman.swcp.com
>> https://mailman.swcp.com/cgi-bin/mailman/listinfo/neighbors_nobhill-nm
>> This Message Sent To: ciaranlithgow at gmail.com
>>
>
>
> --
> Ciaran Lithgow
> ciaranlithgow at gmail.com
> (818) 398-1182
> _______________________________________________
> Neighbors_nobhill-nm mailing list
> Neighbors_nobhill-nm at mailman.swcp.com
> https://mailman.swcp.com/cgi-bin/mailman/listinfo/neighbors_nobhill-nm
> This Message Sent To: ndwilson5 at gmail.com
>
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