City of Albuquerque. Integrated Development Ordinance (IDO) EPC Hearing #2. April 10, 2017

Transcription

1 City of Albuquerque Integrated Development Ordinance (IDO) EPC Hearing #2 April 10,

2 EPC Hearings April 6 Overview & Public Comment April 10 Public Comment & Discussion April 24 Public Comment, Staff Responses & Conditions of Approval WRITTEN COMMENT DEADLINES: For staff response: Wednesday, April 12, 5 p.m. For EPC consideration, April 20, 1 p.m. (48- hour rule) May 4 Staff Responses & Conditions of Approval Project Webpage: 2

3 Agenda Zoning Conversions Straight or Base Zones SU-1 Zones SU-2/SU-3 Zones Mismatches between land use & zoning Building Heights Access/Connectivity Buffers/Transitions Parking Requirements Sector Development Plans Thresholds for Decision-making Bodies EPC Role Refer to EPC Submittal Draft

4 Zoning Conversions

5 Zone Conversions: Residential Table Existing site plans stay in effect Existing Zone IDO Zone Predominant Uses Key Dimension R-A1 R-A2 R-1 MH (Manufactured Home) R-LT R-T R-A Single-family detached Lot size: 10,890 sf min. R-1A R-1B R-1C R-1D R-MC (Manufactured Home Community) R-T Single-family detached Single-family manufactured home Single-family attached (duplex) & townhouse R-2 R-ML Multifamily R-3 R-MH Multifamily Lot size: 3,500-4,999 sf 5,000-6,999 sf 7,000-9,999 sf 10,000+

6 Zone Conversions: R-D Table Existing site plans stay in effect Existing ZC RD (Conversion Map as of 12/2016) Future Conversion Map Analysis With SDP AND Site Development Plan R-3 C-1 R-T With SDP OR Site Development Plan Without SDP or Site Development Plan IDO Zone PD (East Side) MX-T (West Side) R-MH MX-L R-T R-T R-1 based on lot size R-1 based on lot size

7 Zone Conversions: Commercial Table Existing site plans stay in effect Existing ZC IDO Zone Predominant Uses R-C O-1 MX-T Single-family detached, Office C-1 MX-L Neighborhood Commercial C-2 (East Side) MX-M Community Commercial, Medium-density C-2 (West Side) NR-C MX-M (w/in 660 ft. of PT station) C-3 NR-C MX-H (w/in 660 feet of PT & in Centers) Community Commercial Community Commercial IP NR-BP Business/Industrial Park

8 Zone Conversions: Industrial Table Existing site plans stay in effect Existing ZC IDO Zone Predominant Uses IP NR-BP Business/Industrial Park M-1 NR-LM Light Manufacturing M-2 NR-GM General Manufacturing

9 Zone Conversions: SU-1 Zones Existing site plans stay in effect Existing uses grandfathered in as nonconforming If mentioned base zone, matched to straight conversion zone C-1 plus uses = C-1 equivalent C-1 minus uses = C-1 equivalent If list of uses, matched to IDO zone with similar set of permissive uses If unclear, left as Planned Development (PD), regulated per Site Plan If PRD / PUD similar to RD conversion process

10 Zone Conversions: SU-2 / SU-3 Zones Existing site plans stay in effect If refer to straight zones = straight zone conversion If not, match bundles of permissive uses to closest IDO zone Refinements based on public comments

11 Zoning Conversion Map abc-zone.com/zoning-conversion-map 11

12 Zone Conversions: Use Changes Key Differences: C-2 Conversion East Side = MX-M West Side = NR-C unless within 660 ft. of PT station Alcohol sales Bail bonds Drive thrus Retail Schools Self storage Justification: Different zoning frameworks No mixed-use vs. MX zone categories Pyramid use structure vs. Permitted Use Table 1970s vs Different uses Different use categories Base Zones vs. Special Use (SU) Zones

13 Permitted Uses: Alcohol Sales IDO 13

14 Permitted Uses: Alcohol Sales Existing ZC Existing Zoning Code C-1 C-2 C-3 Restaurant with Beer & Wine P P P On-premises sales - P P Off-premises sales - P P IDO MX-L MX-M MX-H NR-C Restaurant (on-premises) P P P P Tap Room / Bar (on-premises) C P P P Liquor Retail (off-premises) - C P C

15 Permitted Uses: Alcohol Existing Regulations Bar Restaurant Beer & wine Full service IDO Per state liquor licenses Use Specific Standard G No sales w/in 500 feet of church, school, residential Bar, nightclub, restaurant, or tap room = conditional adjacent to R-1 district pg

16 Permitted Uses: Alcohol Existing Regulations Off-premises IDO Per state liquor licenses Use Specific Standard DD 1,000 ft. separation Condition: No sales w/in 500 feet of church, school, residential Condition: Remove broken package, etc., language pg

17 Permitted Uses: Bail Bonds Existing Regulations Office use first allowed in O-1 Downtown Neighborhood Area SDP Only within 500 feet of courthouse IDO Table Professional & business service first allowed in MX-T Use Specific Standard V No limit within 500 feet of courthouse 1-mile separation elsewhere pg. 111 pg

18 Permitted Uses: Drive Throughs IDO TABLE 3-2-1: Permitted Use Table P=Permitted C=Conditional CA=Conditional Accessory CV=Conditional if Structure Vacant for 5 years or more A=Accessory T=Temporary Residential Mixed use Non-residential NEW ZONE DISTRICT >> R-A R-1 R-T R-ML R-MH R-MC MX-T MX-L MX-M MX-H MX-FB NR-C NR-BP NR-LM NR-GM NR-SU A NR- PO B C pg. 116 EXISTING ZONE DISTRICT >> R-A1 & R-A2 R-1 R-T & R-LT R-G & R-2 R-3 MH RC & O-1 C-1 C-2 E SU-2&3 & C-3 SU-1 FB C-2 W & C-3 IP M-1 M-2 SU-1 Other Use-Specific Standards LAND USE CATEGORY v ADDITIONAL ACCESSORY AND A TEMPORARY USES applies to all ACCESSORY USES Drive-through or drive-up facility CA A CA CA A A D

19 Permitted Uses: Drive Throughs Existing Regulations O-1 Myth: Bank C-1 Bank Gas Station Other = Conditional C-2 and above IDO Table Accessory Use Use Specific Standard D Prohibited in Downtown, Downtown Neighborhood area, East Downtown, Nob Hill Design standard for Centers/Corridors (UC, AC, MS, MT, PT) pg. 116 pg

20 Permitted Uses: Retail IDO TABLE 3-2-1: Permitted Use Table P=Permitted C=Conditional CA=Conditional Accessory CV=Conditional if Structure Vacant for 5 years or more A=Accessory T=Temporary Residential Mixed use Non-residential NEW ZONE DISTRICT >> R-A R-1 R-T R-ML R-MH R-MC MX-T MX-L MX-M MX-H MX-FB NR-C NR-BP NR-LM NR-GM NR-SU NR- PO A B C EXISTING ZONE DISTRICT >> R-A1 & R-A2 R-1 R-T & R-LT R-G & R-2 R-3 MH RC & O-1 C-1 C-2 E SU-2&3 & C-3 SU-1 FB C-2 W & C-3 IP M-1 M-2 SU-1 Other Use-Specific Standards LAND USE CATEGORY v COMMERCIAL USES RETAIL SALES Adult retail P P P P P F Bakery goods or confectionery shop Building and home improvement materials, large CV P P P P P P P P P P P CV BB Farmer s market T T T T T T P P P P P P CV CV P A C A General retail, small A A A P P P P P A A A CC General retail, medium P P P P C C CC General retail, large C C C P P CC Liquor retail C P C C CA CA DD Pawn shop P P P P P C EE pg. 112

21 Permitted Uses: Retail Existing Regulations C-1 List of Uses (Not grocery) C-2 and above Additional Uses (Includes grocery) IDO Table Small 10,000 sf Medium 50,000 sf* Large - >50,000 sf Use Specific Standard CC Outdoor display general Old Town pg. 113 pg. 137 * Grocery up to 70,000 sf 21

22 Permitted Uses: Schools IDO TABLE 3-2-1: Permitted Use Table P=Permitted C=Conditional CA=Conditional Accessory CV=Conditional if Structure Vacant for 5 years or more A=Accessory T=Temporary Residential Mixed use Non-residential NEW ZONE DISTRICT >> EXISTING ZONE DISTRICT >> R-A R-1 R-T R-ML R-MH R-MC MX-T MX-L MX-M MX-H MX-FB NR-C NR-BP NR-LM NR-GM NR-SU R-A1 & R-A2 R-1 R-T & R-LT R-G & R-2 R-3 MH RC & O-1 C-1 C-2 E SU-2&3 & C-3 SU-1 FB C-2 W & C-3 IP M-1 M-2 SU-1 Other NR- PO A B C LAND USE CATEGORY v CIVIC AND INSTITUTIONAL USES Elementary or middle C C C P P P P P P P P P CV P C school High school C C C C P P P P P P P P P CV P University or college CV CV C P P P P P CV CV Vocational school CV P P P P P P P P P Use-Specific Standards pg. 107

23 Permitted Uses: Schools Schools on APS-owned parcels not subject to City s Zoning Code Existing Regulations O-1 and above IDO Table Civic & Institutional Elem & middle school High school pg

24 Permitted Uses: Self-storage IDO TABLE 3-2-1: Permitted Use Table P=Permitted C=Conditional CA=Conditional Accessory CV=Conditional if Structure Vacant for 5 years or more A=Accessory T=Temporary Residential Mixed use Non-residential NEW ZONE DISTRICT >> R-A R-1 R-T R-ML R-MH R-MC MX-T MX-L MX-M MX-H MX-FB NR-C NR-BP NR-LM NR-GM NR-SU NR- PO A B C EXISTING ZONE DISTRICT >> R-A1 & R-A2 R-1 R-T & R-LT R-G & R-2 R-3 MH RC & O-1 C-1 C-2 E SU-2&3 & C-3 SU-1 FB C-2 W & C-3 IP M-1 M-2 SU-1 Other Use-Specific Standards LAND USE CATEGORY v COMMERCIAL USES OFFICES AND SERVICES Self-storage P P P P P P P A X

25 Permitted Uses: Self-storage Existing Regulations C-1 = Conditional (storage of household goods) C-2 and above IDO Table Office & Services Use-specific Standard X Internal access in MX-M, MX-H, MX-FB zones pg. 111 pg

26 Building Heights

27 Building Heights: Base Zone Height Factors Existing Zoning Code O-1 and above (except C-1) No height limits within 45/60 degree angle planes Solar protections IDO R-ML, R-MH, MX-M, MX-H, and Non-residential zones No height limits for portions of the building located more than 100 feet from each lot line Neighborhood Edges Solar protections 27

28 O-1 Angle Planes N ~ 340 feet Mid-point of street 100 feet 100 feet 26 ft. ~ 170 feet 200 feet 100 feet STREET PROPERTY LINE ** Setbacks vary by zone PROPERTY LINE STREET * Street widths vary ***Property widths vary * Street widths vary Mid-point of street

29 Building Heights: East Downtown & Nob Hill Existing Regulations East Downtown (EDo) Corridor General = 52 or 54 (4 stories) Height Overlay Map = 65 (5 stories) Nob Hill CCR-1 = 39 (3 stories) CCR-2 = 54 (4 stories) CCR-3 = 67 (5 stories) 31

30 Building Heights: East Downtown & Nob Hill Existing Regulations East Downtown (EDo) Corridor General = 52 or 54 (4 stories) Height Overlay Map = 65 (5 stories) Nob Hill CCR-1 = 39 (3 stories) CCR-2 = 54 (4 stories) CCR-3 = 67 (5 stories) IDO Regulations East Downtown (EDo) MX-L zone = 55 (4 stories) MX-M zone = 65 (5 stories) Both allowed via Main Street (MS) height regulation Nob Hill CPO MX-M zone (lower NH) 45 (3 stories) 65 (5 stories) within 1 block of Premium Transit Stations MX-H zone = 65 (5 stories) Exception to Main Street (MS) height regulation & Workforce Housing bonus pg. 172 pg

31 Access / Connectivity

32 Access & Connectivity Existing Zoning Code Large Retail Facility Ped connectivity Parking lot blocks IDO Section Subdivision of Land Block sizes Access & Connectivity ADA Section 4-3 Complete Streets Ped & bicycle circulation Onsite ped connections New subdivisions Coordination with DPM Stub streets and cul-de-sacs

33 Coordinating Transportation MTP/LRTS Comp Plan IDO DPM

34 Buffers / Transitions

35 Chapter 4: Development Standards Avoidance of Sensitive Areas Archaeological Sites Arroyo Standards Acequia Standards Landfill Buffers Properties Abutting Major Public Open Space Section 4-2

36 Chapter 4: Development Standards Neighborhood Edges Protections for R-A, R-1, R-MC or R-T within 100 feet of nonresidential Building height steps down Lighting steps down Additional screening & buffering Restrictions on parking, loading, and circulation areas non-residential residential property line residential Section 4-8

37 Chapter 4: Development Standards Edge Buffer Landscaping Adjacent to Low-density Residential Zones Adjacent to Multifamily Residential Zones Industrial abutting non-industrial Development Areas of Change adjacent to Areas of Consistency Solar Access Section Section 4-9

38 Parking Requirements

39 Chapter 4 Development Standards Parking Simpler calculations Reduced minimums, particularly in UC, MS, & PT areas Maximums parking limits for large office & retail 41 Section 4-5

40 Chapter 4: Development Standards Parking Reductions for UC, MS, PT Shared parking Transit proximity Carpool parking On-street parking

41 Sector Development Plans

42 Analyzing What s on the Books How should the IDO incorporate the Sector Plan regulation? Best Practice Unique Standard Outdated Standard Extended Citywide Mapped for small area Replaced with IDO standard

43 See also FAQ: Small-area Protection Tools Review Mapped Areas Character Protection Overlay Use Specific Standards View Protection Overlay Development Standards Historic Protection Overlay Review Procedures

44 Sector Development Plans Tailoring for specific areas: Downtown 2025 = MX-FB-DT zone Overlay Zones 8 Character Protection Overlay Zones 6 Historic Protection Overlay Zones 2 View Protection Overlay Zones 19 Use-specific standards for mapped areas 24 Development standards for mapped areas 3 mapped areas with Demolition Review in Ch. 5 Administration/Enforcement

45 Chapter 2: Overlay Zones Overlay Zone Character Protection Overlay (CPO) Coors Downtown Neighborhood Area East Downtown Nob Hill Rio Grande Blvd Sawmill/Wells Park Volcano Mesa Historic Protection Overlay (HPO) Old Town East Downtown Fourth Ward, Eighth/Forrester, Silver Hill View Protection Overlay (VPO) Northwest Mesa Escarpment Coors Source Coors Corridor Plan DNA SDP UCOZ Nob Hill SDP Rio Grande Corridor Plan Sawmill/Wells Park SDP Volcano SDPs H-1 Zone Huning/Highland SDP Historic District Design Guidelines NWMEP & Volcano SDPs Coors Corridor Plan DOZ Section 2-7

46 Chapter 3: Use Specific Standards Separation Distances Bail bonds Downtown Neighborhood Area SDP approach carried over Accessory Dwelling Units Mapped where allowed by adopted Sector Development Plans Section 3-3

47 Chapter 4: Development Standards Key Development Standards Irrigation Facility (Acequia) Standards Pedestrian Circulation Off-street Vehicle Parking (exemption) Carports (prohibited) Wall standards Source Los Duranes SDP Los Duranes SDP Downtown (MX-FB-DT) McClellan Park SDP Old Town SDP Downtown Neighborhood Area Monte Vista and College View Historic District Downtown Neighborhood Area Monte Vista and College View Historic District Section 2-7

48 Chapter 4: Development Standards Key Development Standards Residential Development (2 nd story addition setbacks) Off-premises Signs (prohibition) Alternative Sign Plan Source Downtown Neighborhood Area Los Duranes Nob Hill Highland Alameda DOZ Downtown 2025 SDP East Gateway SDP La Cueva SDP Los Candelarias SDP North 4 th Street Corridor Plan South Yale SDP Sunport Blvd. DOZ Unser Blvd. DOZ Uptown SDP Uptown SDP Volcano Heights SDP Section 2-7

49 Chapter 5: Admin & Enforcement Demolition Review Downtown Downtown Neighborhood Area Nob Hill Highland Area Source Downtown 2025 SDP Downtown Neighborhood Area SDP Nob Hill Highland SDP Section C

50 Sector Development Plans: Summary Handouts Staff report attachment Policies Regulations for mapped areas Footnotes from IDO = regulations made citywide

51 Thresholds for Decision-making Bodies

52 EPC Role Existing Zoning Code Zone Changes 10 ac or less = EPC decides >10 ac = EPC recommends SU-1 zones Shopping Centers > 5 acres Sector Development Plans (SDPs) Development specified in SDPs IDO Same Sensitive uses and PD DRB Community Planning Area Assessment Reports Per IDO thresholds PC zones

53 Ch. 5 Admin & Enforcement: Site Plan Requirements Existing System Most uses & zones don t require site plan SU-1 required for combination of uses not allowed by zone Regulations for quality negotiated at EPC IDO Mixed-use Zone Districts Predictable regulations for quality Use specific standards Development standards Admin review minor DRB - major EPC - Planned Development (PD) & Planned Communities (PC) 55

54 Ch. 5: Admin. & Enforcement More administrative approvals Fewer discretionary decisions More technical review Table 5-1-1: Summary of Development Review Procedures R = Review and/or Recommend D = Review and Decide AR = Appeal Review AD = Appeal Decision [ ] = Public Meeting < > = Public Hearing Application Type Administrative Decisions Certificate of Appropriateness Minor Section 5-1.A Notice Mtgs. Review and Decision Authorities Published Mailed Posted Sign Electronic Mail Web Posting Pre-Application X Neighborhood Zoning Enforcement Officer [1] Zoning Hearing Examiner Development Review Board Landmarks Commission Environmental Planning Commission Land Use Hearing Officer X D <A> <AR> <AD> Fence, Wall, or Sign Permit D <AR> <AD> Impact Fee Assessment 1.E D <AR> <AD> Site Plan Administrative 1.F Surface Disturbance Permit 1.G D [3] X City Council [2] D <AR> <AD> Wireless Telecommunication Facility 1.H X D <AR> <AD> Decisions Requiring a Hearing Certificate of Appropriateness Major Conditional Use Approval 2.B X X X Site Plan DRB 2.E X X X Site Plan EPC 2.F X X X Subdivision of Land Major 2.I X X X Variance 2.K X X X Policy Decisions Required Neighborhood Meetings 2.A X X X X X R <D> <AR> <A> X X X X X X X X R <D> <AR> <AD> X X X R [D] <AR> <AD> X X X R <D> <AR> <AD> X X R <D> <AR> <AD> X X R <D> <AR> <AD> Amendment to Zoning Map EPC 3.A X X X X X X X R <D> <AR> <AD> Amendment to Zoning Map Council 3.B X [5] X X X X X X R <R> <D> Amendment to IDO Text 3.D X X X R <R> <D> Annexation of Land 3.E X X X X X R <R> <D> Amendment of Comprehensive Plan 3.F X X X R <R> <D>

55 Permitted Uses: Sensitive Use (NR-SU) Table Cemetery Correctional facility Fire or police station pg. 107 Campground or recreational vehicle park Stadium or racetrack pg. 112 Airport Natural resource extraction Solid waste convenience center Waste and/or recycling transfer station pg. 113 pg. 114 pg. 109 pg

56 Ch. 5 Admin & Enforcement F Site Plan - Administrative Single-family & duplex Multi-family with 50 or fewer dwelling units Non-residential to residential conversions with 100 or fewer dwelling units New non-residential < 100,000 gross square feet New mixed-use < 75 dwelling units and < 50,000 gross square feet of non-residential Expansions of multi-family, mixed use, and non-residential < 25%+ dwelling units or gross floor area pg. 337 NR-PO A: (City-owned parks) < 10 acres and without co-located City facilities B: MPOS other than Extraordinary Facility per the Major Public Open Space Facility Plan D: Bio Park 4/10/2017

57 Ch. 5 Admin & Enforcement F Site Plan - EPC pg. 348 Zone changes < 10 acres = decide 10+ acres = Recommend to Council R rolled into IDO Planned Developments (PD) Planned Communities (PC) Non-residential (NR-PO) A 10+ acres parks B Major Public Open Space extraordinary facilities 4/10/2017

58 EPC Commissioner Criteria

59 Chapter 5: Admin & Enforcement EPC Commissioner Appointments Process Councilor submits 2 names Mayor recommends one Council approves If Councilor fails to recommend w/in 60 days, Mayor can recommend If Mayor fails to recommend w/in 30 days, Councilor can appoint Experience Section Community planning, architecture, landscape architecture, urban design, real estate development, transportation, and/or real estate finance Section D.3

60 EPC Hearings April 6 Overview & Public Comment April 10 Public Comment & Discussion April 24 Public Comment, Staff Responses & Conditions of Approval WRITTEN COMMENT DEADLINES: For staff response: Wednesday, April 12, 5 p.m. For EPC consideration, April 20, 1 p.m. (48- hour rule) May 4 Staff Responses & Conditions of Approval Project Webpage: 62

61 Questions? Mikaela Renz-Whitmore CABQ Planning ABC-Z Project Manager Don Elliot Clarion Associates Consultant Team Project Manager Project Webpage: