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3-6   VIEW PROTECTION OVERLAY ZONES
3-6(A)   PURPOSE
The purpose of the View Protection Overlay (VPO) zone is to preserve areas with unique and distinctive views that are worthy of conservation, such as those from public rights-of-way to cultural landscapes identified in the ABC Comp Plan, as amended.
3-6(B)   WIRELESS TELECOMMUNICATIONS FACILITIES
Where allowed, WTFs located in a designated VPO zone or view corridor identified in Subsection 14-16-4-3(E)(12)(k) shall comply with the standards in that subsection, in addition to relevant Use-specific Standards in Subsection 14-16-4-3(E)(12).
3-6(C)   DEVIATIONS AND VARIANCES
Administrative deviations from VPO zone standards are not allowed. Variances from these standards are only available pursuant to Subsection 14-16-6-6(O) (Variance – ZHE) or Subsection 14-16-6-6(N) (Variance – EPC), which require a public hearing.
3-6(D)   COORS BOULEVARD – VPO-1 1
3-6(D)(1)   Applicability
The VPO-1 standards apply to all development in the following mapped area. Where the VPO-1 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-6(D)(2)   Protected Views
Views protected by this VPO-1 are from Coors Boulevard, along the segment between Western Trail/Namaste Road and Alameda Boulevard, looking toward the Rio Grande Bosque and the ridgeline of the Sandia Mountains from each view point.
3-6(D)(3)   Definitions
The terms defined and illustrated below are used in the standards of this VPO-1.
3-6(D)(3)(a)   Sight Line
1.   Lines that begin at each view point along Coors Boulevard, looking toward the ridgeline of the Sandia Mountains at a 45 degree angle from the east edge of the roadway.
2.   Sight lines are required to intersect the highest point(s) of the proposed building(s) on the site and, if the building is all the same height, a sight line shall begin at a view point at the lowest elevation(s) of Coors Boulevard abutting or nearest to the site that allows the sight line to pass through the building.
3.   The sight line is used as the perspective for the analysis in Subsections 14-16-3-6(D)(5)(b) (Building and Structure Height (View Plane)) and 14-16-3-6(D)(5)(c) (Building and Structure Bulk (View Frame)). Multiple sight lines may be required depending on the size of the site and shape of the building(s). (See figure below.)
 
 
3-6(D)(3)(b)   View Frame
A vertical rectangular frame drawn perpendicular (i.e. 90 degrees) to a given sight line. The top of the view frame is established by the highest visible point of the Sandia ridgeline within the view frame. The bottom of the view frame is the elevation of the public right-of-way of Coors Boulevard where the sight line begins. The left and right edges of the view frame are an upward projection of the property lines at the site boundary where the view frame intersects the property lines. As many view frames as necessary to capture all the sight lines on a site are required. (See figure below.)
 
3-6(D)(3)(c)   View Plane
A horizontal plane 4 feet above the elevation of the east edge of the east driving lane on Coors Boulevard, based on the elevation of the view point for a given sight line, and considering the perspective that would be seen along the sight line. Mulitple view planes may be required if the elevation of Coors Boulevard varies across the site. (See figure below.)
 
3-6(D)(3)(d)   View Point 46
The location that the views from Coors Boulevard are protected from, representing the approximate position of a passenger in a vehicle traveling north along Coors Boulevard. A view point is set at the east edge of the eastern-most through lane on Coors Boulevard and is 4 feet above the elevation of Coors Boulevard at that location. The view point is the starting point for the sight line.
 
3-6(D)(4)   Setback Standards
Within this VPO-1, the setback standards in Subsection 14-16-3-4(C)(3)(b) (Setback from Coors Boulevard) shall apply for lots abutting Coors Boulevard.
3-6(D)(5)   Building and Structure Height, Bulk, and Massing 47
All development within this VPO-1 shall meet all of the following requirements.
3-6(D)(5)(a)   Building Height (Zone District)
1.   If the maximum building height allowed by the zone district is lower than what would otherwise be allowed by the height, bulk, and massing regulations, the maximum building height of the zone district shall apply.
2.   No height bonuses allowed in Mixed-use zone districts by Table 5-1-2 for Workforce Housing or Structured Parking are allowed.
3-6(D)(5)(b)   Building and Structure Height (View Plane) 48
No more than 1/3 of the height of buildings and structures (including building parapets, mechanical equipment and associated screening, walls, and fences) shall be allowed to penetrate above the view plane as seen along each sight line and as shown in section diagram below, with the following exceptions:
1.   For low-density residential development, a total height of 16 feet is allowed for buildings and structures other than walls on a lot where, because of site constraints, any portion of a building or structure is proposed in a location where the natural grade (or finished grade, if infrastructure is already installed) is less than or equal to 10 feet below the elevation of the east edge of the public rightof-way of Coors Boulevard.
2.   For development other than low-density residential development, a total height of 20 feet is allowed for buildings or structures other than walls on a lot where, because of site constraints, any portion of a building or structure is proposed in a location where the natural grade (or finished grade, if infrastructure is already installed) is less than or equal to 10 feet below the elevation of the east edge of Coors Boulevard.
 
3-6(D)(5)(c)   Building and Structure Bulk (View Frame)
Looking from the view point, no more than 50 percent of the area within any view frame for a property shall be obscured by the bulk of the building(s) and/or structure(s) (including walls and fences) placed on the property. No portion of a building or structure shall extend above the ridgeline of the Sandia Mountains that is visible within any view frame for a property. (See figure below.)
 
3-6(D)(5)(d)   Building Massing (Site Layout)
Projects containing several buildings shall provide variety in building size and massing. Lower, smaller buildings shall be located closer to Coors Boulevard, with larger, taller buildings located farther back on the property. (See figure below.)
 
3-6(D)(6)   Colors
The exterior surfaces of structures, including but not limited to mechanical devices, roof vents, and screening materials, shall be colors with light reflective value (LRV) ranging from 20 percent to 50 percent. This middle range of reflectance is intended to avoid very light and very dark colors.
3-6(D)(6)(a)   Allowable colors include the browns and greens existing within the Bosque.
3-6(D)(6)(b)   Trim materials on façades constituting less than 10 percent of the façade’s opaque surface may be any color.
3-6(D)(7)   Site Landscaping Within Coors Boulevard Setback
3-6(D)(7)(a)   Any private landscaping other than trees shall not be higher at maturity than the view plane.
3-6(D)(7)(b)   Tree varieties shall be selected for small “see through” type foliage texture and shall be planted singularly or in small groupings with concern for enhancing, not blocking, views to the east.
3-6(D)(8)   Variances
Variances to standards for setback, structure height, or structure bulk and massing in this Coors Boulevard – VPO-1 shall be reviewed and decided by the Environmental Planning Commission (EPC) pursuant to Subsection 14-16-6-6(N) (Variance – EPC).
3-6(D)(9)   Parking Reductions
Parking reductions associated with proximity to Major Transit are not applicable in the Coors Boulevard VPO-1.
3-6(D)(10)   Cross-references
3-6(D)(10)(a)   Subsection 14-16-3-4(C) (Coors Boulevard – CPO-2).
3-6(D)(10)(b)   Subsection 14-16-3-4(C)(3) (Coors Boulevard – CPO-2 Setback Standards).
3-6(D)(10)(c)   Subsection 14-16-5-12(G)(1)(e) (Off-premises Signs Prohibited).
3-6(D)(10)(d)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-6(D)(10)(e)   Subsection 14-16-6-6(N) (Variance – EPC).
3-6(E)   NORTHWEST MESA ESCARPMENT – VPO-2
3-6(E)(1)   Applicability
The VPO-2 standards apply in the following mapped area. Where the VPO-2 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-6(E)(2)   Protected Views
Views protected by this VPO-2 are looking to and from the Petroglyph National Monument.
3-6(E)(3)   Building and Structure Height 5
The following standards apply in the Height Restrictions Sub-area shown in the map above.
3-6(E)(3)(a)   Building and/or structure height shall not exceed 15 feet, as measured from natural grade. (See figures below.)
 
3-6(E)(3)(b)   For properties with undulating terrain that would require fill as part of site grading, the resulting building shall not be taller than the tallest building on any abutting lot located within the Height Restriction sub-area and shall not block views to or from the escarpment, as shown in a view analysis. (See figure below.)
 
3-6(E)(3)(c)   Additional height may be requested through a Variance – EPC pursuant to Subsection 14-16-6-6(N). (See figures above.)
1.   No building or structure shall exceed 19 feet in height from the finished grade, inclusive of any Variance granted.
2.   When a Variance is requested for building or structure height, the visual impact of additional height on views to and from the escarpment shall be minimized through at least 1 of the following techniques:
   a.   Height/Slope
An increase in height in response to slope to produce a stepped-down effect and a smooth transition in scale. For example, 1 foot of additional structure height may be granted for every 4 foot difference between the ground elevation and a base elevation established at the top of the escarpment for lots on top of the mesa or at the base of the escarpment for lots below the mesa. Buildings may also be depressed below the natural grade. (See figure below.)
 
   b.   View Corridors 50
Buildings and structures that are located and designed so that massing maintains views to the escarpment at the perimeter of the site, or at the nearest public road (whichever offers the predominant public views) and views from the escarpment – primarily from public trails and access points. The intent is to preserve the maximum amount of unobstructed lateral views to the base of the escarpment. If the site is located above the escarpment, the views will be to the top of the escarpment. (See figure below.)
 
   c.   Height/Slope/Setback
Buildings and/or structures set back from major public views (i.e. views from the site perimeter, nearest public road, public trails, or access points along the escarpment; views to the east, west, south, and north property lines; or views to the escarpment) so that building height increases in proportion to the size of the setback and the slope without increasing the visual impact from a particular vantage point. (See figure below.)
 
3-6(E)(4)   Colors
The exterior surfaces of structures, including but not limited to mechanical devices, roof vents, and screening materials, shall be colors with light reflective value (LRV) ranging from 20 percent to 50 percent. This middle range of reflectance is intended to avoid very light and very dark colors.
3-6(E)(4)(a)   Colors include the yellow ochers, browns, dull reds, and grey-greens existing on the Northwest Mesa and escarpment, exclusive of the basalt.
3-6(E)(4)(b)   Trim materials on façades constituting less than 20 percent of the façade’s opaque surface may be any color.
3-6(E)(5)   Reflectivity
Reflective or mirrored glass is prohibited.
3-6(E)(6)   Roof-mounted Equipment
No exposed roof-mounted heating, ventilation, and air conditioning equipment shall be allowed. Any such equipment shall be fully screened from view from the nearest public streets and from the escarpment.
3-6(E)(7)   Cross-references
3-6(E)(7)(a)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-6(E)(7)(b)   Subsection 14-16-6-6(N) (Variance – EPC).

 

Notes

1
45   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. Unless otherwise noted in a footnote below, all amendments shown are proposed by Exhibit 3-6(D) - Coors Boulevard VPO-2. EPC Recommended Condition #1.
46
46   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.B.i.
47
47   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. Revised editorially to add “Building” where structure height is regulated. While every building is a structure, and the intent is to regulate both buildings and structures that may not be buildings, the definition of how to measure structure height in the Measurements specifically excludes buildings, as building height is measured and defined differently. Referring to building and structure height throughout this Subsection makes the intent of the regulations more clear.
48
48   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.B.ii.
5
49   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. Revised editorially to add “Building” where structure height is regulated. While every building is a structure, and the intent is to regulate both buildings and structures that may not be buildings, the definition of how to measure structure height in the Measurements definitions specifically excludes buildings, as building height is measured and defined differently. Referring to building and structure height throughout this Subsection makes the intent of the regulations more clear.
50
50   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.