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2-4   MIXED-USE ZONE DISTRICTS
2-4(A)   MIXED-USE – TRANSITION ZONE DISTRICT (MX-T)
2-4(A)(1)   Purpose
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 residential, small-scale multi-family, office, institutional, and pedestrian-oriented commercial uses. Allowable uses are shown in Table 4-2-1.
 
2-4(A)(2)   Use and Development Standards
Table 2-4-1: MX-T Zone District Dimensional Standards Summary
    Table 2-4-2: Other Applicable IDO Sections
See Table 5-1-2 for complete Dimensional Standards
Overlay Zones
Table 2-4-1: MX-T Zone District Dimensional Standards Summary
    Table 2-4-2: Other Applicable IDO Sections
See Table 5-1-2 for complete Dimensional Standards
Overlay Zones
Development Location
General
UC-MS-PT
Allowable Uses
Site Standards
Use-specific Standards
A
Usable open space, minimum
<1 BR: 225 sq. ft./unit
2 BR: 285 sq. ft./unit
>3 BR: 350 sq. ft./unit
50% reduction
Dimensional Standards
Site Design and Sensitive Lands
Access and Connectivity
Setback Standards
Subdivision of Land
B
Front, minimum / maximum
5 ft. / N/A
0 ft. / 15 ft.
Parking and Loading
Landscaping, Buffering, and Screening
C
Side, minimum / maximum
Interior: 0 ft.;
Street side: 5 ft. / N/A
0 ft. / Street side: 15 ft.
Walls and Fences
D
Rear, minimum
15 ft.
Street or alley: 0 ft.
Outdoor and Site Lighting
Building Height
Neighborhood Edges
E
Building height, maximum
30 ft.
Solar Acces
Building Design
Signs
Operation and Maintenance
 
 
2-4(A)(3)   District Standards
None.
2-4(B)   MIXED-USE – LOW INTENSITY ZONE DISTRICT (MX-L)
2-4(B)(1)   Purpose
The purpose of the MX-L zone district is to provide for neighborhood-scale convenience shopping needs, primarily at intersections of collector streets. Primary land uses include non-destination retail and commercial uses, as well as townhouses, low-density multi-family, and civic and institutional uses to serve the surrounding area, with taller, multi-story buildings encouraged in Centers and Corridors. Other allowable uses are shown in Table 4-2-1.
 
2-4(B)(2)   Use and Development Standards
Table 2-4-3: MX-L Zone District Dimensional Standards Summary
Table 2-4-4: Other Applicable IDO Sections
See Table 5-1-2 for complete Dimensional Standards
Overlay Zones
Table 2-4-3: MX-L Zone District Dimensional Standards Summary
Table 2-4-4: Other Applicable IDO Sections
See Table 5-1-2 for complete Dimensional Standards
Overlay Zones
Development Location
General
UC-MS-PT
Allowable Uses
Site Standards
Use-specific Standards
A
Usable open space, minimum
<1 BR: 225 sq. ft./unit
2 BR: 285 sq. ft./unit
>3 BR: 350 sq. ft./unit
50% reduction
Dimensional Standards
Site Design and Sensitive Lands
Access and Connectivity
Setback Standards
Subdivision of Land
B
Front, minimum / maximum
5 ft. / N/A
0 ft. / 15 ft.
Parking and Loading
Landscaping, Buffering, and Screening
C
Side, minimum / maximum
Interior: 0 ft.;
Street side: 5 ft. / N/A
0 ft. / Street side: 15 ft.
Walls and Fences
D
Rear, minimum
15 ft.
Street or alley: 0 ft.
Outdoor and Site Lighting
Building Height
Neighborhood Edges
E
Building height, maximum
38 ft.
55 ft.
Solar Acces
Building Design
Signs
Operation and Maintenance
 
 
2-4(B)(1)   District Standards
None.
2-4(C)   MIXED-USE – MEDIUM INTENSITY ZONE DISTRICT (MX-M)
2-4(C)(1)   Purpose
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.
 
Table 2-4-5: MX-M Zone District Dimensional Standards Summary
Table 2-4-6: Other Applicable IDO Sections
See Table 5-1-2 for complete Dimensional Standards
Overlay Zones
Table 2-4-5: MX-M Zone District Dimensional Standards Summary
Table 2-4-6: Other Applicable IDO Sections
See Table 5-1-2 for complete Dimensional Standards
Overlay Zones
Development Location
General
UC-MS-PT
Allowable Uses
Site Standards
Use-specific Standards
A
Usable open space, minimum
<1 BR: 225 sq. ft./unit
2 BR: 285 sq. ft./unit
>3 BR: 350 sq. ft./unit
50% reduction
Dimensional Standards
Site Design and Sensitive Lands
Access and Connectivity
Setback Standards
Subdivision of Land
B
Front, minimum / maximum
5 ft. / N/A
0 ft. / 15 ft.
Parking and Loading
Landscaping, Buffering, and Screening
C
Side, minimum / maximum
Interior: 0 ft.;
Street side: 5 ft. / N/A
0 ft. / Street side: 15 ft.
Walls and Fences
D
Rear, minimum
15 ft.
Street or alley: 0 ft.
Outdoor and Site Lighting
Building Height
Neighborhood Edges
E
Building height, maximum
48 ft.
65 ft.
Solar Acces
>100 ft. from all lot lines: N/A
Building Design
Signs
Operation and Maintenance
 
 
2-4(C)(3)   District Standards
None.
2-4(D)   MIXED-USE – HIGH INTENSITY ZONE DISTRICT (MX-H)
2-4(D)(1)   Purpose
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.
 
2-4(D)(2)   Use and Development Standards
Table 2-4-7: MX-H Zone District Dimensional Standards Summary
Table 2-4-8: Other Applicable IDO Sections
See Table 5-1-2 for complete Dimensional Standards
Overlay Zones
Table 2-4-7: MX-H Zone District Dimensional Standards Summary
Table 2-4-8: Other Applicable IDO Sections
See Table 5-1-2 for complete Dimensional Standards
Overlay Zones
Development Location
General
UC-MS-PT
Allowable Uses
Site Standards
Use-specific Standards
A
Usable open space, minimum
<1 BR: 225 sq. ft./unit
2 BR: 285 sq. ft./unit
>3 BR: 350 sq. ft./unit
50% reduction
Dimensional Standards
Site Design and Sensitive Lands
Access and Connectivity
Setback Standards
Subdivision of Land
B
Front, minimum / maximum
5 ft. / N/A
0 ft. / 15 ft.
Parking and Loading
Landscaping, Buffering, and Screening
C
Side, minimum / maximum
Interior: 0 ft.;
Street side: 5 ft. / N/A
0 ft. / Street side: 15 ft.
Walls and Fences
D
Rear, minimum
15 ft.
Street or alley: 0 ft.
Outdoor and Site Lighting
Building Height
Neighborhood Edges
E
Building height, maximum
68 ft.
75 ft.
Solar Acces
>100 ft. from all lot lines: N/A
Building Design
Signs
Operation and Maintenance
 
 
2-4(D)(3)   District Standards
None.
2-4(E)   MIXED-USE – FORM-BASED ZONE DISTRICT (MX-FB)
2-4(E)(1)   Purpose
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).
2-4(E)(2)   Other Standards
Form-based controls in this Subsection 14-16-2-4(E) prevail over other IDO standards. Where this Subsection does not specify a different standard, applicable IDO standards in other Sections apply.
Table 2-4-9: Other Applicable IDO Sections
Table 2-4-9: Other Applicable IDO Sections
Overlay Zones
Allowable Uses[1]
Use-specific Standards
Dimensional Standards
Site Design and Sensitive Lands
Access and Connectivity
Subdivision of Land
Parking and Loading
Landscaping, Buffering, and Screening
Walls and Fences
Outdoor and Site Lighting
Neighborhood Edges
Solar Acces
Building Design
Signs
Operation and Maintenance
[1] Allowable Uses only apply in the FB-MX-ID sub-zone.
 
2-4(E)(3)   District Standards
2-4(E)(3)(a)   Eligibility for Rezoning to MX-FB
A Site Plan – EPC that specifies site and development standards shall be reviewed and decided by the EPC in conjunction with review and decision of a zone change request pursuant to Subsection 14-16-6-7(G) (Zoning Map Amendment – EPC) or Subsection 14-16-6-7(H) (Zoning Map Amendment – Council).
2-4(E)(3)(b)   Form-based Sub-zones
The MX-FB zone district includes the following 4 sub-zones, each of which has uses and development standards specified in this Subsection 14-16-2-4(E)(3).
1.   Form-based Infill Development (MX-FB-ID)
The purpose of the MX-FB-ID sub-zone is to encourage context-sensitive development on sites in developed areas along streets designated as collectors or arterials. The MX-FB-ID sub-zone provides opportunities to introduce neighborhood-scale uses to serve nearby residents.
2.   Form-based Flexible Development (MX-FB-FX)
The purpose of the MX-FB-FX sub-zone is to support pedestrian-scale mixed-use development that is integral to an area designated as an Area of Change in the ABC Comp Plan, as amended.
3.   Form-based Activity Center (MX-FB-AC)
The purpose of the MX-FB-AC sub-zone is to provide community-scale non-residential and high-density residential development in areas designated as Activity Centers in the ABC Comp Plan, as amended. Buildings are generally smaller than in the MX-FB-UD sub-zone.
4.   Form-based Urban Development (MX-FB-UD)
The purpose of the MX-FB-UD sub-zone is to allow a mix of high-density residential and high-intensity non-residential development in areas designated as Downtown or Urban Center in the ABC Comp Plan, as amended. The MX-FB-UD sub-zone is intended to create a compact, pedestrian-oriented urban form with uses that are served by and support transit.
2-4(E)(3)(c)   Use Regulations
1.   The allowable and prohibited land uses in each sub-zone are indicated in Table 2-4-10.
2.   All allowable uses shall be conducted within a fully enclosed portion of a building, with the following exceptions:
   a.   Any use in the Telecommunications, Towers, and Utilities category in Table 4-2-1.
   b.   Community garden.
   c.   Farmers’ market.
   d.   Garden.
   e.   Mobile vending cart.
   f.   Mobile food truck.
   g.   Outdoor dining area.
3.   All allowable uses must follow any other applicable Use-specific Standards in Section 14-16-4-3.
Table 2-4-10: Allowable and Prohibited Uses in the MX-FB Sub-zones
MX-FB-ID
MX-FB-FX
MX-FB-AC
MX-FB-UD
Table 2-4-10: Allowable and Prohibited Uses in the MX-FB Sub-zones
MX-FB-ID
MX-FB-FX
MX-FB-AC
MX-FB-UD
Allowable Uses
Per MX-T allowable uses in Table 4-2-1, unless listed as prohibited
All uses unless listed as prohibited
Prohibited Uses
Any use that requires NR-SU zoning
Adult Entertainment
Adult Retail
Paid Parking Lot
Heavy Manufacturing
Special Manufacturing
Drive-through or drive-up facility
 
2-4(E)(3)(d)   Dimensional Standards
Table 2-4-11: Dimensional Standards in the MX-FB Sub-zones
Sub-zone
MX-FB-ID
MX-FB-FX
MX-FB-AC
MX-FB-UD
Table 2-4-11: Dimensional Standards in the MX-FB Sub-zones
Sub-zone
MX-FB-ID
MX-FB-FX
MX-FB-AC
MX-FB-UD
Site Standards
Usable open space, minimum[1][2]
15%
10%
5%
UC-MS-PT: 50% reduction
Setback Standards
Front, minimum
0 ft.
Front, maximum
15 ft.
10 ft.
15 ft.
10 ft.
60% of front property line width must be occupied by the primary building constructed within the required front setback area. On a corner lot, the required 60% must begin at the corner.
Side, minimum
0 ft.
Side, maximum
Interior: N/A
Street side of corner lots: 15 ft.
Interior: N/A
Street side of corner lots: 10 ft.
Rear, minimum
15 ft.
10 ft.
5 ft.
0 ft.
0 feet where rear lot line abuts a street or alley. 10
Building Height
Building height, minimum
N/A
30 ft.
Ground floor height, minimum 11
8 ft., urban residential building frontage
10 ft., all other building frontage types
Building height, maximum
<20 ft. from front property line: 35 ft.
<20 ft. from front property line: 45 ft.
>20 ft. from front lot line: 55 ft.
>20 ft. from front lot line: 65 ft.
>20 ft. from front lot line: 75 ft.
>20 ft. from front lot line: N/A
UC-MS-PT: 12 ft. Structured Parking Bonus[3]
UC-MS-PT: 12 ft. Workforce Housing Bonus[3]
[1] For the MX-FB zone district only, usable open space is measured as a percentage of gross floor area of multi-family dwelling units.
[2] Usable open space is not required for properties located within 1,500 feet in any direction of any NR-PO-A or NR-PO-B sub-zone.
[3] This bonus does not apply within 20 ft. of the front lot line.
 
2-4(E)(3)(e)   Building Frontages
1.   Building Frontage Types
   a.   Each ground floor street-facing façade shall have at least 1 primary building frontage type pursuant to Table 2-4-12.
   b.   All building frontage types may be combined.
   c.   Forecourts, arcades, and walled courts are frontage types allowed in all sub-zones but only as accessory to a storefront, urban residential, or warehouse building frontage. 12
Table 2-4-12: Primary Building Frontage Types in the MX-FB Sub-zones
Sub-zone
MX-FB-ID
MX-FB-FX
MX-FB-AC
MX-FB-UD
Frontage Type
Table 2-4-12: Primary Building Frontage Types in the MX-FB Sub-zones
Sub-zone
MX-FB-ID
MX-FB-FX
MX-FB-AC
MX-FB-UD
Frontage Type
Porch
X
X
Storefront
X
X
X
X
Stoop
X
X
X
X
Urban residential
X
X
X
X
Warehouse
X
X
 
 
2.   Porches and Stoops
   a.   A stoop shall be a minimum of 5 feet deep.
   b.   A porch shall be a minimum of 5 feet deep and 8 feet wide.
   c.   Ramps may be used in place of steps.
3.   Arcades
Arcades shall be a minimum of 8 feet wide and a minimum of 8 feet deep.
2-4(E)(3)(f)   Façade Design
All buildings in an MX-FB sub-zone must meet all of the relevant provisions in this Subsection 14-16-2-4(E)(3)(f). These provisions are illustrated in the figure below.
 
1.   Façade Articulation
   a.   MX-FB-FX, MX-FB-AC, and MX-FB-UD Sub-zones
   i.   Each ground floor street-facing façade shall incorporate variations in height, setback, or material at least every 20 to 50 feet of façade length.
   ii.   Each second floor and higher street-facing façade shall incorporate variations in height, setback, or material at least every 50 to 100 feet of façade length.
   b.   MX-ID Sub-zone
   i.   Each street-facing façade shall incorporate variations in height, setback, or material at least every 20 to 50 feet of façade length.
2.   Shading
   a.   Shading on street-facing façades is required in all MX-FB sub-zones, except where an urban residential building frontage type is used. 13
   b.   Shading elements may be portales, awnings, canopies, or overhangs and may project to within 2 feet of the curb with a minimum 8 foot vertical clearance.
   c.   In the MX-FB-ID, MX-FB-FX, and MX-FB-AC sub-zones, the minimum shading requirement shall be 75 percent of the building width.
   d.   In the MX-FB-UD sub-zone, the minimum shading requirement shall be 50 percent of the building width.
3.   Windows and Doors 14
   a.   Ground Floor
      i.   For storefront building frontage types, any street-facing façade shall contain a minimum of 60 percent of its surfaces in transparent windows and/or doors with the lower edge of window sills no higher than 30 inches above the finished floor.
      ii.   For porch, stoop, and urban residential building frontage types, any street-facing façade shall contain a minimum of 25 percent of its surfaces in transparent windows and/or doors.
      iii.   For warehouse building frontage types, any street-facing façade shall contain a minimum of 40 percent of its surfaces in transparent windows and/ or doors with the lower edge of window sills no higher than 30 inches above the finished floor.
      iv.   All buildings shall have at least 1 pedestrian entrance from a street-facing façade. This may be access to a lobby or walled court shared by individual tenants.
      v.   Building entrances shall be recessed or extend a minimum of 1 foot from the front façade, except where a walled court building frontage type is used.
      vi.   For buildings in which over 50 percent of the gross floor area of the ground floor is vacant, a Permit – Temporary Window Wrap may be granted pursuant to Subsection 14-16-6-5(E) for window wraps that meet the requirements of Subsection 14-16-5-11(E)(2)(b)2.c to temporarily obscure transparent windows and/or doors with opaque window wrap.
   b.   Upper Floors
Each second floor and higher façade facing a public street or alley shall contain a minimum of 20 percent of its surface in transparent windows and/or doors.
4.   Side and Rear Façades
Each side or rear façade of a primary building adjacent to a Residential or Mixed-use zone district shall have a similar level of façade articulation, materials, and detailing as required in Subsections 1 through 3 above.
2-4(E)(3)(g)   Parking
1.   Minimum Parking Requirements
The minimum off-street and bicycle parking requirements and parking types for the MX-FB sub-zones are indicated in Table 2-4-13, except where off-street parking requirements are modified by Subsection 14-16-5-5(B)(2) (Exemptions and Reductions).
 
Table 2-4-13: Off-street and Bicycle Parking in the MX-FB Sub-zones
Sub-zone
MX-FB-ID
MX-FB-FX
MX-FB-AC
MX-FB-UD
Off-street parking, minimum
1 space / 1,000 sq. ft. GFA
1 space / 1,500 sq. ft. GFA
N/A
Bicycle parking, minimum
5 spaces or 1 space / 2,000 sq. ft. GFA, whichever is greater
 
2.   Parking Lot Location and Design
   a.   Parking lots may have 1 or multiple drive aisles.
   b.   Parking lots shall be located behind or to the side of any primary building on the site. 15
   c.   Parking lots with multiple drive aisles must be set back at least 10 feet from any property line abutting a street.
   d.   There is no required setback for parking lots with a single drive aisle.
3.   Parking Lot Edges
   a.   Parking lots shall have a wall at least 3 feet and no more than 4 feet high parallel to the street.
   b.   For parking lots with 2 or more drive aisles, all of the following must be incorporated into the setback area required by Subsection 2.c above:
      i.   The area must be landscaped pursuant to Subsection 14-16-5-6(F)(1)(i)2 (Side and Rear Lot Edges).
      ii.   The required wall must be set back at least 10 feet from any property line abutting a street.
      iii.   At least 1 bench shall be provided for every 300 square feet of parking lot setback area and shall be located near a required tree and between the required street wall and the street.
 
4.   Structured and Wrapped Parking
   a.   The following parking types are allowed in any MX-FB sub-zone, with requirements as noted. (See figure below.)
 
      i.   Parking structure with ground floor uses
      ii.   Wrapped parking
      iii.   Convertible parking structure
      iv.   Subterranean parking
   b.   In addition to the provisions in Subsection 14-16-5-5(G) (Parking Structure Design), parking structures in any MX-FB zone district shall comply with all of the following provisions:
      i.   Any ground floor street-facing façade shall be constructed using either a storefront or an urban residential building frontage type with pedestrian entrances spaced no more than 25 feet apart.
      ii.   At street corners, at least 1 corner architectural element, including but not limited to a corner entrance, signage, and windows, shall be incorporated into the façade.
2-4(E)(3)(h)   Landscaping
1.   The minimum landscape area shall be as follows:
   a.   MX-FB-ID sub-zone: 15 percent of the net lot area of each development.
   b.   MX-FB-FX sub-zone: 10 percent of the net lot area of each development.
   c.   MX-FB-AC and MX-FB-UD sub-zones: 5 percent of the net lot area of each development.
2.   Street trees shall be provided pursuant to Subsection 14-16-5-6(D)(1) along all street frontages regardless of the street classification.

 

Notes

10
10   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.
11
11   2020 IDO Annual Update – Citywide Text Amendments – LUPZ REVIEW. Passed 5/12/2021 as Amendment A17 – Form-based and Residential Infill.
12
12   2020 IDO Annual Update – Citywide Text Amendments – LUPZ REVIEW. Revised editorially associated with Amendment A17 – Form-based and Residential Infill for consistency with defined term.
13
13   2020 IDO Annual Update – Citywide Text Amendments – LUPZ REVIEW. Revised editorially associated with Amendment A17 – Form-based and Residential Infill for consistency with defined term.
14
14   2020 IDO Annual Update – Citywide Text Amendments – LUPZ REVIEW. Passed 5/12/2021 as Amendment A17 – Form-based and Residential Infill.
15
15   2020 IDO Annual Update - Citywide Text Amendments – EPC REVIEW. EPC Recommended Condition #1. Revised editorially for consistency with the IDO.