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5-11   BUILDING DESIGN
5-11(A)   PURPOSE
This Section 14-16-5-11 is intended to enhance the visual appearance of development of the city, to promote street and neighborhood character, and to strengthen the pedestrian environment. Regulations for large-scale development are intended to mitigate any negative visual impacts arising from the scale, bulk, and mass of large commercial buildings.
5-11(B)   APPLICABILITY
The standards in this Section 14-16-5-11 shall apply to development in any zone district when any of the following takes place:
   5-11(B)(1)   Construction of a new building.
   5-11(B)(2)   Expansion of the gross floor area of an existing building by 50 percent or more, or 15,000 square feet, whichever is less, in which case the standards of this Section 14-16-5-11 apply to all portions of the building created by or reconstructed as part of the expansion project.
   5-11(B)(3)   Addition of a second story to an existing single-family or two-family detached dwelling.
   5-11(B)(4)   Expansions or renovations of existing buildings that are listed on the National Register of Historic Places or the State Register of Cultural Properties or that are determined to be eligible for listing by the appropriate agency.
5-11(C)   LOW-DENSITY RESIDENTIAL DEVELOPMENT
All low-density residential development in any zone district shall comply with all of the standards in this Subsection 14-16-5-11(C).
   5-11(C)(1)   Primary Building Stepback
   Second-story additions and portions of buildings over 15 feet in height shall be stepped back a minimum of 6 feet from the front façade in the following small areas, as noted. (See figure below.)
 
   5-11(C)(1)(a)   Downtown Neighborhood Area – CPO-3
   R-1 and R-T zone districts in the Downtown Neighborhood Area – CPO-3. When there is an existing porch, the stepback is measured from the edge of the porch closest to the street.
   5-11(C)(1)(b)   Los Duranes – CPO-6
   5-11(C)(1)(c)   Nob Hill/Highland Small Area 244
 
   5-11(C)(1)(d)   Sawmill/Wells Park – CPO-12
      R-1 and R-T zone districts in the Sawmill/Wells Park – CPO-12.
   5-11(C)(2)   Windows
   In new low-density residential development, windows shall be recessed not less than 2 inches and/or shall be surrounded by a window casing not less than 2 inches wide.
   5-11(C)(3)   Garages
   5-11(C)(3)(a)   For any garage that is accessed from the side (i.e. the garage door is generally perpendicular to the front façade of the primary building), any street-facing façade of the garage shall be articulated to resemble the façade of the primary building and shall include at least 5 feet of windows along the length of the street-facing façade of the garage. (See figure below.) 245
 
   5-11(C)(3)(b)   Rear-loaded residential garages shall be set back a minimum of 3 feet from a property line abutting an alley or street.
   5-11(C)(4)   Accessory Buildings
   5-11(C)(4)(a)   Accessory buildings shall not be located in any required front setback and shall not occupy over 25 percent of the side and rear yards combined.
   5-11(C)(4)(b)   An accessory building in any required setback shall not exceed the height of the primary building and any applicable height limitations in Subsection 14-16-5-10 (Solar Access) unless it is in a required street side setback, where it shall not exceed the maximum height of a wall or fence allowed by Subsection 14-16-5-7(D).
   5-11(C)(4)(c)   On a corner lot, the rear yard of which abuts the front yard of a residentially-zoned lot, an accessory building shall comply with the same street side setback as the primary building.
   5-11(C)(4)(d)   An accessory building that is not covered by Subsection (c) above has no required setback from a lot line.
   5-11(C)(4)(e)   No accessory building may extend across the width of the rear or side yard unless a passage of at least 5 feet is provided at some point along the width.
   5-11(C)(4)(f)   An accessory building may be connected to the principal building with a roof, provided that at least 2 sides of the connecting structure are not enclosed with a material other than that necessary for roof supports. The roof shall be located at least as far from any side lot line as is the roof of the principal building.
   5-11(C)(4)(g)   All accessory buildings must comply with the provisions in with Articles 14-1, 14-2, and 14-3 of ROA 1994 (Uniform Administrative Code and Technical Codes, Fire Code, and Uniform Housing Code).
   5-11(D)   MULTI-FAMILY RESIDENTIAL DEVELOPMENT 246 4
   All multi-family residential development containing more than 25 dwelling units in any Residential zone district or in any Mixed-use zone district outside of UC-MS-PT areas shall comply with all of the standards in this Subsection 14-16-5-11(D), except that parking structures shall comply with the design standards in Subsection 14-16-5-5(G) (Parking Structure Design).
   5-11(D)(1)   Building Entrances
   Primary pedestrian entrances to each primary building shall be emphasized and provide weather protection through variations in the façade, porticos, roof variations, recesses or projections, or other integral building forms.
   5-11(D)(2)   Façade Design
   Façades shall be designed to provide a sense of human scale. Building façades shall meet all of the following requirements or provide justification that the intent of this section is achieved by an alternative design approach.
   5-11(D)(2)(a)   Windows
   A façade shall have windows as a prominent feature.
      1.   The ground floor of each street-facing façade shall contain a minimum of 20 percent of its surfaces in transparent windows and/or doors.
      2.   Windows on the upper floors shall be recessed or projected not less than 2 inches and/or shall be surrounded by a window casing or frame not less than 2 inches wide, except for portions of the façade that are storefront window systems or curtain walls. Workforce housing is exempt from this requirement. 248
      3.   Windows facing west shall use heat mitigation features.
   5-11(D)(2)(b)   Articulation
      Facades shall change in massing and form as specified below to visually break up the building. Each front and side façade shall meet all of the following requirements or provide justification that the intent of this section is achieved by an alternative design approach.
      1.   The façade shall have at least one element that is recessed or projected from the façade by at least 6 inches and that is 2 feet in width for every 30 feet of facade length. 249
      2.   Each street-facing façade shall be designed with more than one building finish material or color.
      3.   Art, such as murals or sculpture, that is privately-owned or coordinated through the City Public Arts Program, may count toward requirements in 1 or 2 above.
      4.   Balcony massing, material, or color shall vary to create visual interest. Solid balconies shall not obscure the street-level view of required transparent windows and/or doors.
      5.   For projects that use 75 percent or more of the ground floor as parking, these standards apply to the stories above the parking level.
   5-11(D)(3)   Roof Design
   Rooflines longer than 60 horizontal feet shall include at least one vertical or horizontal elevation change of at least 2 feet. Roofs with a pitch of less than 2:12 shall be screened by a parapet wall.
   5-11(D)(4)   Parking Structures 250
   See Subsection 14-16-5-5(G)(3) (Building Design Standards).
5-11(E)   MIXED-USE AND NON-RESIDENTIAL ZONE DISTRICTS 8
All mixed-use and non-residential development located in any Mixed-use or Non-residential zone district, excluding MX-FB, NR-LM, NR-GM, NR-SU, and NR-PO, and multi-family development of any size in any zone district in UC-MS-PT areas shall comply with the standards in this Subsection 14-16-5-11(E), except that Parking structures, including the portion of parking structures incorporated into a building with allowable primary and/or accessory uses, shall comply with the design standards in Subsection 14-16-5-5(G) (Parking Structure Design). Multi-family development outside of UC-MS-PT areas shall comply with the standards in Subsection 14-16-5-11(D) (Multi-family Residential Development). Low-density residential development in all zone districts shall comply with the standards in Subsection 14-16-5-11(C) (Low-density Residential Development). 252
   5-11(E)(1)   Ground Floor Clear Height
   In any Mixed-use zone district in UC-MS-PT areas, the ground floor of primary buildings for development other than low-density residential development shall have minimum clear height of 10 feet.
   5-11(E)(2)   Façade Design
      5-11(E)(2)(a)   General
      1.   Façades shall be designed to provide a sense of human scale at ground level by providing a clear architectural distinction between ground floor levels and all additional levels.
      2.   Each street-facing façade shall incorporate at least 2 of the following features along at least 30 percent of the length of the façade, distributed along the façade so that at least 1 of the incorporated features occurs every 40 feet. (See figure below for examples.)
 
         a.   Ground-floor transparent windows, with the lower edge of window sills no higher than 30 inches above the finished floor.
         b.   Windows on upper floors.
         c.   Primary pedestrian entrances.
         d.   Portals, arcades, canopies, trellises, awnings over windows, or other elements that provide shade or protection from the weather.
         e.   Sun shelves or other exterior building features designed to reflect sunlight into the building and reduce the need for interior lighting.
         f.   Raised planters between 12 inches and 28 inches above grade with the surface planted to achieve at least 75 percent vegetative cover at maturity.
      3.   Each street-facing façade longer than 100 feet shall incorporate at least 1 of the following additional features. (See figure below for examples.)
 
         a.   Wall plane projections or recesses of at least 1 foot in depth at least every 100 feet of façade length and extending for at least 25 percent of the length of the façade.
         b.   A change in color, texture, or material at least every 50 feet of façade length and extending at least 20 percent of the length of the façade.
         c.   An offset, reveal, pilaster, or projecting element no less than 2 feet in width, projecting from the façade by at least 6 inches, and repeating at minimum intervals of 30 feet of façade length.
         d.   Three-dimensional cornice or base treatments.
         e.   A projecting gable, hip feature, or change in parapet height at least every 100 feet of façade length.
         f.   Art such as murals or sculpture that is privately-owned or coordinated through the City Public Arts Program.
      4.   All accessory buildings visible from a public street shall be similar in color, material, distinctive rooflines, finishing details, and accent features to the primary building.
   5-11(E)(2)(b)   Urban Centers, Activity Centers, and Main Street and Premium Transit Areas
      1.   In new residential and mixed-use development, windows on the upper floors shall be recessed not less than 2 inches.
      2.   Each ground floor of a street-facing façade shall contain a minimum of 30 percent of its surfaces in transparent windows and/or doors.
         a.   No minimum window sill height is required.
         b.   For commercial or office uses, interior space must be visible to a depth of 6 feet from the façade.
         c.   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) to temporarily obscure transparent windows and/or doors with opaque window wrap. (See figure below.) 253
 
               i.   Any window wrap shall be limited to the portion of the building with a vacant tenant space.
               ii.   Any window wrap shall provide at least 1 opening that is 2-feet wide and 1-foot tall between 4 feet and 6 feet above ground for every 20 feet of façade length, or as acceptable to the City Fire Marshal and the Albuquerque Police Department for security and surveillance into the building.
               iii.   Potential negative impacts of the temporary window wrap on surrounding properties, as determined by the ZEO, shall be mitigated to the maximum extent practicable.
               iv.   Any portion of the window wrap that meets the definition of a sign in this IDO shall meet the requirements of Section 14-16-5-12 (Signs) and requires a Permit – Sign pursuant to Subsection 14-16-6-5(C).
      3.   Each street-facing façade shall incorporate at least 3 of the following features along at least 30 percent of the length of the façade. The features listed below shall be distributed along the façade so that at least 1 of the of the incorporated features occurs every 30 feet of façade length. (See figure below for examples.) 254
 
         a.   Transparent windows and/or doors that constitute a minimum of 50 percent of 1 ground floor street-facing façade, with the lower edge of window sills no higher than 30 inches above the finished floor.
         b.   Windows on upper floors.
         c.   Primary pedestrian entrances.
         d.   Portals, arcades, canopies, trellises, awnings over windows, or other elements that provide shade or protection from the weather.
         e.   Sun shelves or other exterior building features designed to reflect sunlight into the building and reduce the need for interior lighting.
         f.   Raised planters between 12 inches and 28 inches above grade with the surface planted to achieve at least 75 percent vegetative cover at maturity.
      4.   Each street-facing façade longer than 50 feet shall incorporate at least 2 of the following additional features:
         a.   Wall plane projections or recesses of at least 1 foot in depth, occurring at least every 50 feet of façade length and extending for at least 25 percent of the length of the façade.
         b.   A change in texture or material occurring every 25 feet of façade length and extending for at least 20 percent of the length of the façade.
         c.   An offset, reveal, pilaster, or projecting element, no less than 2 feet in width, projecting at least 6 inches from the façade and repeating at minimum intervals of 25 feet of façade length.
         d.   Three-dimensional cornice or base features that are different in material from the primary façade and project at least 3 inches from the façade. A base feature shall be no shorter than 18 inches, and a cornice feature shall be no shorter than 12 inches.
         e.   A projecting gable, hip feature, or change in parapet height for every 50 feet of façade length.
         f.   Art, such as murals or sculpture, that is privately owned or coordinated through the City Public Arts Program.
      5.   All accessory buildings visible from a public street shall be similar in color, material, distinctive rooflines, finishing details, and accent features to the primary building.
   5-11(E)(3)   Outdoor Seating and Gathering Areas
   5-11(E)(3)(a)   General
      1.   For primary buildings containing a use from the Transportation subcategory of Commercial Uses or from the Industrial Uses category in Table 4-2-1, at least 1 outdoor seating and gathering area shall be provided that is a minimum of 500 square feet.
      2.   For all other uses, each primary building containing more than 30,000 square feet of gross floor area shall provide at least 1 outdoor seating and gathering area for every 30,000 square feet of building gross floor area, meeting all of the following standards:
         a.   Each required seating and gathering area shall be at least 400 square feet in size for each 30,000 square feet of gross floor area.
         b.   At least 25 percent of the required seating and gathering areas shall be shaded from the sun.
         c.   The seating and gathering area shall be provided with pedestrian-scale lighting, street furniture or seating areas, and trash receptacles.
         d.   The required seating and gathering area shall be linked to the primary entrance of the primary building and the public sidewalk or internal drive aisle or located adjacent to or to maximize views to public or private open space.
   5-11(E)(3)(b)   Urban Centers, and Main Street and Premium Transit Areas
   Each primary building containing more than 30,000 square feet of gross floor area on the ground floor shall provide at least 1 outdoor seating and gathering area for every 30,000 square feet of gross floor area on the ground floor, meeting all of the following standards:
      1.   Each required seating and gathering area shall be at least 400 square feet in size and shall be visible from a public street.
      2.   At least 25 percent of any required seating and gathering area shall be shaded from the sun.
      3.   Any required seating and gathering area shall be provided with pedestrian-scale lighting, street furniture or seating areas, and trash receptacles.
   5-11(E)(3)(c)   Large Retail Facilities and Large Developments
   Each large retail facility site that includes a primary building 125,000 square feet or greater or an aggregate of buildings 125,000 square feet or greater shall provide seating and gathering areas in the amount of 400 square feet for every 20,000 square feet of building space. A minimum of 50 percent of the required public space shall be provided in the form of aggregate space that encourages its use and that serves as the focal point for the development.
   5-11(F)   HISTORIC BUILDING FAÇADES 255
   This Subsection 14-16-5-11(F) applies in the following mapped small area to buildings that are listed on the    National Register of Historic Places or the State Register of Cultural Properties or that are determined to be eligible for listing by the appropriate agency.
 
   5-11(F)(1)   Renovated buildings shall incorporate elements of the original façade.
   5-11(F)(2)   Existing original façade details shall not be covered with panels, signs, or by painting them out.
   5-11(F)(3)   The shape of existing original openings shall not be altered. If a window must be blocked, maintain its original shape.
   5-11(F)(4)   The original façade shall be restored, where possible, by removing later additions of materials.
   5-11(F)(5)   For demolition of historic buildings in certain mapped small areas, see Subsection 14-16-6-6(B) (Demolition Outside of an HPO).
   5-11(G)   PARKING STRUCTURES 13
   Above-ground portions of buildings that contain parking structures shall meet the design standards in Subsection 14-16-5-5(G) (Parking Structure Design) instead of the building design standards in this Section 14-16-5-11. The remaining portion of the building shall meet the building design standards in this Section 14-16-5-11.

 

Notes

244
244   2020 IDO Annual Update - Citywide Text Amendments – EPC REVIEW. EPC Recommended Condition #1. Revised editorially to use defined term “small area” for consistency.
245
245   2020 IDO Annual Update - Citywide Text Amendments – COUNCIL REVIEW. Figure added editorially to illustrate regulation.
246
246   2020 IDO Annual Update - Citywide Text Amendments – EPC REVIEW. See revised Exhibit 5-11(D). EPC Recommended Condition #4.C. revised the text as shown in the January 21 EPC Staff Report – Recommended Conditions of Approval. EPC Recommended Condition #9 asked City Council to consider where more urban multi-family development standards should apply, in terms of required landscaping, landscaping required at the ground level, etc., and to consider expanding the more urban development form standards to additional Centers and Corridors.
4
247   2020 IDO Annual Update – Citywide Text Amendments – LUPZ REVIEW. Revised editorially for consistency with Amendment A15 – Technical Edits, passed 5/12/2021.
248
248   2020 IDO Annual Update – Citywide Text Amendments – LUPZ REVIEW. Passed 5/12/2021 as Amendment A15 – Technical Edits.
249
249   2020 IDO Annual Update – Citywide Text Amendments – LUPZ REVIEW. Passed 5/12/2021 as Amendment A15 – Technical Edits.
250
250   2020 IDO Annual Update – Citywide Text Amendments – LUPZ REVIEW. Revised editorially for consistency with Amendment A15 – Technical Edits, passed 5/12/2021.
8
251   2020 IDO Annual Update - Citywide Text Amendments – EPC REVIEW. EPC Recommended Condition #1. Revised editorially for consistency with EPC Condition #4.C and Exhibit 5-11(D).
252
252   2020 IDO Annual Update – Citywide Text Amendments – LUPZ REVIEW. Passed 5/12/2021 as Amendment A15 – Technical Edits. Revised editorially for consistency with edits to 5-11(D) and the definition of parking structure, which only applies to above-ground portions of the building.
253
253   2020 IDO Annual Update - Citywide Text Amendments – COUNCIL REVIEW. Figure added editorially to illustrate regulation.
254
254   2020 IDO Annual Update - Citywide Text Amendments – COUNCIL REVIEW. Figure added editorially to illustrate regulation.
255
255   2020 IDO Annual Update - Citywide Text Amendments – EPC REVIEW. EPC Recommended Condition #1. Revised editorially to use defined term “small area” for consistency.
13
256   2020 IDO Annual Update - Citywide Text Amendments – EPC REVIEW. EPC Recommended Condition #1.