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3-4   CHARACTER PROTECTION OVERLAY ZONES
3-4(A)   PURPOSE
The purpose of the Character Protection Overlay (CPO) zone is to preserve areas with distinctive characteristics that are worthy of conservation but are not historical or may lack sufficient significance to qualify as Historic Protection Overlay (HPO) zones. These areas meet 1 or more of the following characteristics:
3-4(A)(1)   Have recognized neighborhood identity and character.
3-4(A)(2)   Have high architectural value.
3-4(A)(3)   Have a relationship to HPO zones that make the area’s conservation critical.
3-4(A)(4)   Have a relationship with cultural landscapes identified in the Albuquerque/ Bernalillo County Comprehensive Plan (ABC Comp Plan), as amended.
3-4(B)   BARELAS – CPO-1
3-4(B)(1)   Applicability
The CPO-1 standards apply in the following mapped area. Where the CPO-1 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(B)(2)   Site Standards
3-4(B)(2)(a)   Lot Size, Minimum
1.   Single-family detached dwellings in the R-1, R-T, and R-ML zone districts, minimum: 2,500 square feet.
2.   Townhouse dwellings in the R-MH zone district: 2,500 square feet.
3-4(B)(2)(b)   Lot Width, Minimum
1.   Single-family detached dwellings in the R-1, R-T, and R-ML zone districts: 25 feet.
2.   R-MH zone district: 60 feet, except for townhouse dwellings, which have a minimum lot width of 25 feet.
3-4(B)(3)   Setback Standards
3-4(B)(3)(a)   Contextual Standards
In the R-1, R-T, and R-ML zone districts, contextual standards for front setbacks in Subsection 14-16-5-1(C)(2)(c) shall apply regardless of development type or whether the development is in an Area of Consistency or an Area of Change.
3-4(B)(3)(b)   R-1 Zone District
1.   Front, minimum: 10 feet; garages must be set back at least 20 feet.
2.   Side, minimum: 3 feet for lots less than 40 feet in width outside the Main Street area, or the setback required for adequate spacing between buildings as required by with Articles 14-1, 14-2, and 14-3 of ROA 1994 (Uniform Administrative Code and Technical Codes, Fire Code, and Uniform Housing Code).
3-4(B)(3)(c)   R-T, R-ML, and R-MH Zone Districts
1.   Front, minimum: 10 feet; garages must be set back at least 20 feet.
2.   Side, minimum: 3 feet for lots less than 36 feet in width outside the Main Street area with a single-family detached dwelling, or the setback required for adequate spacing between buildings as required by with Articles 14-1, 14-2, and 14-3 of ROA 1994 (Uniform Administrative Code and Technical Codes, Fire Code, and Uniform Housing Code).
3-4(B)(3)(d)   MX-H Zone District
1.   Front, minimum: 0 feet.
2.   Side, minimum: 0 feet.
3.   Rear, minimum: 0 feet.
3-4(B)(3)(e)   Exceptions
A 5-foot side or rear setback is required where a site abuts any lot with a residential use at any of the following addresses: 709 and 713 First Street SW, 704 2nd Street SW.
3-4(B)(4)   Building Height
3-4(B)(4)(a)   Maximum Building Height
Maximum building height allowances associated with a Center or Corridor designation shall not apply.
3-4(B)(4)(b)   Neighborhood Edges
1.   The General Requirement for Building Height Stepdown in the Neighborhood Edges Subsection 14-16-5-9(C)(1) applies regardless of Center or Corridor designation.
2.   In the MX-H zone district, any portion of a building within 20 feet of any lot line is limited to 35 feet.
3-4(B)(5)   Other Development Standards
In the R-ML and R-MH zone districts, off-street parking shall be provided at the rear of the lot. Where alleys exist, alley access is required.
3-4(B)(6)   Cross-references
3-4(B)(6)(a)   Subsection 14-16-4-3(D)(22) (Paid Parking Lots Prohibited).
3-4(B)(6)(b)   Subsection 14-16-4-3(F)(5) (Accessory Dwelling Units Allowed).
3-4(B)(6)(c)   Subsection 14-16-5-5(B)(2)(c) (Parking Reduction).
3-4(B)(6)(d)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(C)   COORS BOULEVARD – CPO-2
3-4(C)(1)   Applicability
The CPO-2 standards apply in the following mapped area. Where the CPO-2 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(C)(2)   Site Standards
Lot size, width, and usable open space shall be provided according to the applicable standards listed in Section 14-16-5-1 (Dimensional Standards).
3-4(C)(3)   Setback Standards
3-4(C)(3)(a)   Bosque Buffer Strip
A 100-foot-wide buffer strip shall be established west of the Corrales Riverside Drain between the Calabacillas Arroyo and Namaste Road. The buffer strip shall remain undeveloped or be landscaped with perennial plants native to the Bosque.
3-4(C)(3)(b)   Setback from Coors Boulevard
1.   Setback from the public right-of-way of Coors Boulevard between Central Avenue and Western Trail or Namaste Road, minimum: 15 feet.
2.   Setback from the public right-of-way of Coors Boulevard between Western Trail or Namaste Road and NM 528 (Alameda Boulevard), minimum: 35 feet.
3-4(C)(4)   Building Height and Bulk
Buildings and structures shall not exceed the height limitation in the underlying zone. Buildings within the Coors Boulevard – VPO-1 shall comply with the height, bulk, and massing regulations of that Subsection 14-16-3-6(D).
3-4(C)(5)   Other Development Standards
3-4(C)(5)(a)   Floodplain
All development shall comply with all adopted drainage policies, including restrictions on development in the 100-year floodplain.
3-4(C)(5)(b)   Grading 1
Changes to natural topography shall be kept to a minimum. On slopes of 10 percent or greater, no grading plan shall be approved until a specific site plan has been approved for construction. Grading, drainage, or paving proposals; Master Development Plans; and Site Plans shall retain the sense of the natural features and vegetation. Reconstruction and revegetation to a natural setting shall be pursued to the maximum extent practicable.
3-4(C)(5)(c)   Landscaping in Setback along Coors Boulevard
All of the following must be incorporated into the required setback along Coors Boulevard:
1.   Vegetative coverage is required for a minimum of 50 percent of the required setback area.
2.   A combination of walls or decorative fences and a vegetative screen that visually screens vehicular circulation areas, parking lots, and parked cars from Coors Boulevard.
3-4(C)(5)(d)   Outdoor Lighting
The mounting height of light fixtures in off-street parking, other vehicular use areas, and/or outdoor storage areas shall be no higher than 20 feet above finished grade.
3-4(C)(5)(e)   Architectural Design and Details
1.   The use of colors that contrast with the predominant color of the building is limited to 10 percent of each façade.
2.   Parapet walls shall be treated as an integral part of the building design. Such walls shall not appear as unrelated visual elements.
3.   In all zone districts, mechanical equipment shall be screened from public view from streets adjacent to the lot or from adjacent properties. The design of mechanical equipment screening shall be compatible with, and be an integral element of, the building structure. Location of such equipment within the building or at ground level is preferable to roof-mounting, unless such location would adversely affect the streetscape, pedestrian circulation, or open space.
3-4(C)(5)(f)   Signs
1.   Any sign type or design is prohibited that:
   a.   Consists of banners, pennants, ribbons, streamers, strings of light bulbs, or spinners, except in cases where a business must close or temporarily relocate due to fire, unavoidable casualty, force majeure, or similar circumstance. In these cases, one temporary banner up to 3 feet by 6 feet may be allowed for up to 90 calendar days, with approval pursuant to Subsection 14-16-6-5(D) (Permit – Temporary Use). 21
   b.   Is in any way animated (including twinkling or wind-activated movable parts), emits smoke, visible vapors, particles or odor, or rotates or moves in any manner.
   c.   Has flashing lights incorporated as part of its design and performance.
   d.   Is located (painted, affixed, etc.) on a water tower, storage tank, smoke stack, utility pole, or other similar structure.
   e.   Is a building-mounted sign that extends above the wall of the building.
   f.   Overhangs any property line.
2.   On-premises signs in Mixed-use and Non-residential zone districts shall comply with the following standards:
   a.   Where 1 freestanding sign is allowed by the underlying zone district, a second freestanding sign is allowed on sites 5 acres or larger on any street frontage longer than 1,500 feet.
   b.   The size of freestanding and projecting signs shall comply with the sign standards in Table 5-12-2, but not exceed 75 square feet.
   c.   The height of freestanding signs in the area north of Western Trail/Namaste Road shall comply with the sign standards in Table 5-12-2, but not exceed 9 feet in height above grade.
   d.   The height of building-mounted signs shall comply with the sign standards in Table 5-12-2, but not exceed the height of the building.
   e.   No illuminated sign, or any illuminated element of any sign, shall flash, blink, or change its brightness.
   f.   No sign shall be erected, relocated, or maintained in such a manner as to cover or intrude upon any architectural features of a building such as windows, columns, moldings, or any major decoration or structural feature.
3-4(C)(6)   Cross-references
3-4(C)(6)(a)   Subsection 14-16-3-6(D) (View Protection in Coors Boulevard – VPO-1).
3-4(C)(6)(b)   Subsection 14-16-5-12(F)(4)(a) (Neon Signs along Central Avenue).
3-4(C)(6)(c)   Subsection 14-16-5-12(G)(1)(e) (Off-premises Signs Prohibited).
3-4(C)(6)(d)   Subsection 14-16-5-12(F)(4)(b)2 (Portable Signs Prohibited).
3-4(C)(6)(e)   Subsection 14-16-5-12(H)(2)(d) (Electronic Signs Prohibited).
3-4(C)(6)(f)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(D)   DOWNTOWN NEIGHBORHOOD AREA – CPO-3
3-4(D)(1)   Applicability
The CPO-3 standards apply in the following mapped area. Where the CPO-3 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(D)(2)   Site Standards
3-4(D)(2)(a)   Lot Size, Minimum
1.   R-T zone district: 2,000 square feet.
2.   Townhouse dwellings in the R-ML zone district: 1,000 square feet.
3-4(D)(2)(b)   Required Usable Open Space
1.   R-T and MX-T Zone Districts
   a.   360 square feet per dwelling unit.
   b.   Where there is no alley access for a garage: 500 square feet per dwelling unit.
2.   R-ML Zone District
   a.   Efficiency or 1 bedroom: 150 square feet per unit.
   b.   Two (2) or more bedrooms: 200 square feet per unit.
3.   MX-L Zone District
   50 square feet per dwelling unit.
4.   MX-M Zone District
   a.   Lots abutting Central Avenue or Lomas Boulevard: 100 square feet per dwelling unit.
   b.   A minimum 10 percent of the site area shall be designated as usable open space for non-residential development and may be satisfied through features such as patios, plazas, exterior walkways, balconies, roof decks, or courtyards.
3-4(D)(3)   Setback Standards
3-4(D)(3)(a)   Contextual Standards
In the R-1, R-T, and R-ML zone districts, contextual standards for front setbacks in Subsection 14-16-5-1(C)(2)(c) shall apply regardless of development type or whether the development is in an Area of Consistency or an Area of Change.
3-4(D)(3)(b)   MX-T and R-ML Zone Districts
1.   Side, minimum: 5 feet; 10 feet if adjacent to an R-1A, R-1B or R-T zone district.
2.   Rear: 15 feet.
3-4(D)(3)(c)   MX-L and MX-M Zone Districts Abutting Central Avenue
1.   Front, maximum
   a.   10 feet.
   b.   If there is a front patio or dining space: 15 feet.
2.   Side, minimum
   a.   Interior: 0 feet.
   b.   Street side of corner lots: 5 feet.
   c.   Abutting an R-1 or R-T zone district: 10 feet.
3.   Rear, minimum
   a.   15 feet.
   b.   Abutting an R-1 or R-T zone district: 25 feet.
4.   Off-street parking must be set back a minimum of 10 feet from any lot line abutting a public street. There is no minimum setback for off-street parking areas from any lot line abutting an alley.
5.   A minimum of 50 percent of street frontage shall be building. The remaining 50 percent may be courtyard, landscaping, seating for outdoor dining, or a combination thereof.
3-4(D)(4)   Building Height
3-4(D)(4)(a)   R-1 and R-T Zone Districts
A detached accessory dwelling shall not exceed the height of the primary dwelling or 18 feet, whichever is less.
3-4(D)(4)(b)   R-ML and MX-T Zone Districts
1.   Maximum building height: 40 feet.
2.   Portions of buildings over 30 feet shall incorporate a minimum stepback of 6 feet from the front street-facing façade.
3-4(D)(4)(c)   MX-M Zone District
1.   Additional building height associated with Main Street areas is not applicable.
2.   For lots abutting Central Avenue, building height over 30 feet shall incorporate a minimum stepback of 6 feet from the front street-facing façade.
3-4(D)(5)   Other Development Standards
3-4(D)(5)(a)   Parking Location and Design
1.   Parking Location
   a.   Where alleys are available, garages and other off-street parking areas shall be located at the rear of the property and accessed from the alley. The minimum rear yard setback for attached or detached garages off an alley is 5 feet. The minimum rear yard setback for detached garages accessed off an alley is 0 feet. 22
   b.   Where alleys are not available, garages and other off-street parking areas may be located on the side of the primary building.
   c.   A garage door facing the street shall be set back a minimum of an additional 5 feet beyond the horizontal plane of the front façade, which includes a porch façade. 23
   d.   No garage door facing a street shall be more than 9 feet wide.
2.   Parking Access
Primary vehicular access to and from properties facing Central Avenue shall be provided as follows:
   a.   For properties east of 14th Street, primary vehicular access from Central Avenue is prohibited.
   b.   For properties west 14th Street, primary vehicular access shall be from Central Avenue. Access to non-residential development along Central from 15th Street, 16th Street, and Fruit Avenue is prohibited.
3-4(D)(5)(b)   Building Design
1.   Residential Building Design
   a.   The primary pedestrian entrance to the building shall be oriented toward the street.
   b.   Reflective or mirrored glass is prohibited on any ground floor façade.
   c.   Front entry porches with a minimum depth of 5 feet at finished floor elevation are required.
   d.   Regardless of residential building type, zone district, or Center or Corridor designation, façades shall meet the standards for windows in Subsection 14-16-5-11(D)(2).
   e.   Individual dwellings in the R-T zone district shall be distinguished through articulation of building massing, roof forms, color, or material.
   f.   Balconies in the R-ML zone shall be designed and located to minimize impacts on the privacy of adjacent residential properties. Planters or trellises can be used to obstruct views while retaining the benefits of upper-level outdoor spaces.
2.   Non-residential and Mixed-use Development
   a.   Front doors must face the nearest street and be connected to the public sidewalk by a walkway.
   b.   Each ground floor façade shall contain a minimum of 50 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.
   c.   Each second floor and higher façade shall contain a minimum of 30 percent of its surfaces in transparent windows and/or doors.
   d.   In the MX-T, MX-M, and MX-L zone districts, each street-facing façade shall incorporate variations in height, setback, or material at least every 50 feet of façade length.
   e.   In the R-ML zone district, façades facing a public street shall change a minimum of every 50 linear feet in height, setback, or material.
   f.   In the MX-L zone district, shading shall be provided along the front façade using canopies, awnings, portals, or shade trees spaced 25 feet on center.
3-4(D)(5)(c)   Signs
1.   R-ML Zone District
   a.   Freestanding signs shall not exceed 4 feet in height and 16 square feet per sign face.
   b.   Internally lit signs are prohibited.
2.   MX-T Zone District
   a.   Wall and window signs combined shall not exceed 6 percent of the area of the façade to which they are related.
   b.   Freestanding signs for office uses shall not exceed 4 feet in height and 16 square feet per sign face.
   c.   Internally lit signs are prohibited.
3.   MX-L and MX-M Zone Districts
   a.   Wall, window, and canopy signs are the only allowed sign types.
   b.   One (1) canopy sign per entrance or exit shall be allowed.
   c.   Wall and window signs combined shall not exceed 6 percent of the area of the façade to which they are related.
   d.   Internally lit signs are prohibited.
   e.   Notwithstanding Subsections a and d above, neon signs facing Central Avenue may be building-mounted or marquee signs and may be internally lit.
3-4(D)(6)   Cross-references
3-4(D)(6)(a)   Subsection 14-16-4-3(D)(22) (Paid Parking Lots Prohibited).
3-4(D)(6)(b)   Subsection 14-16-4-3(F)(4) (Drive-through or drive up facility prohibited).
3-4(D)(6)(c)   Subsection 14-16-4-3(F)(5) (Accessory Dwelling Units Allowed).
3-4(D)(6)(d)   Subsection 14-16-5-1(C)(2) (Contextual Residential Development).
3-4(D)(6)(e)   Subsection 14-16-5-5(F)(2)(a)3 (Carports Prohibited).
3-4(D)(6)(f)   Subsection 14-16-5-7(D)(3)(h) (Front and Side Yard Walls).
3-4(D)(6)(g)   Subsection 14-16-5-11(C)(1) (Primary Building Stepback).
3-4(D)(6)(h)   Subsection 14-16-5-12(F)(4)(a) (Neon Signs along Central Avenue).
3-4(D)(6)(i)   Subsection 14-16-5-12(H)(2)(f) (Electronic Signs Prohibited).
3-4(D)(6)(j)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(D)(6)(k)   Subsection 14-16-6-6(B) (Demolition Review).
3-4(E)   EAST DOWNTOWN – CPO-4
3-4(E)(1)   Applicability
The CPO-4 standards apply to the specific lots in the following mapped area. Where the CPO-4 boundary crosses a lot line, the entire lot is subject to these standards. The CPO-4 standards apply to construction of new structures within the East Downtown - HPO-1.
 
3-4(E)(2)   Site Standards
Lot size, width, and usable open space shall be provided according to the applicable standards listed in Section 14-16-5-1 (Dimensional Standards).
3-4(E)(3)   Setback Standards
3-4(E)(3)(a)   Front
1.   Minimum: 0 feet.
2.   Maximum: 1 foot.
3-4(E)(3)(b)   Side, Minimum
1.   Interior: 0 feet.
2.   Street side of corner lots: 5 feet.
3-4(E)(3)(c)   Rear, Minimum
5 foot.
3-4(E)(4)   Building Height Stepdown
3-4(E)(4)(a)   Any portion of a building within 35 feet in any direction of an R-1 or R-T zone district shall be limited to 30 feet, in which case Neighborhood Edge provisions for building height in Subsection 14-16-5-9(C) do not apply.
3-4(E)(4)(b)   The height limit of any portion of a structure within 15 feet in any direction of a significant or contributing building or City landmark in the HPO-1 or HPO-4 zone shall be no more than 3 stories higher than the contributing building or the maximum height allowed by the zone district, whichever is less.
3-4(E)(5)   Other Development Standards
3-4(E)(5)(a)   Parking Location and Design
1.   Parking areas must be set back as follows:
   a.   A minimum of 30 percent of the lot depth from the front lot line.
   b.   A minimum of 10 feet from other lot lines that abut a street.
   c.   A minimum of 5 feet from the rear lot line.
2.   Vehicular access is allowed only from a side street or alley.
3.   Parking structures shall have uses from Table 4-2-1 on the ground floor along at least 50 percent of the street-facing façade of the parking structure.
   a.   Where ground floor uses aren’t provided, opaque walls at least 3 feet high or vegetative screens at least 3 feet high at the time of planting shall be provided.
   b.   Walls provided pursuant to Subsection a. above may be part of the building or may be a separate wall consructed between the building and the sidewalk. 24
3-4(E)(5)(b)   Façade Design
1.   Each ground floor façade facing Central Avenue between Arno and High Streets shall place the primary pedestrian entrance at sidewalk grade at or within 10 feet of the front or street-side lot line and shall contain a minimum of 60 percent of its surfaces in transparent windows and/or doors, as measured to include the first 12 feet of building height above the sidewalk, with the lower edge of window sills no higher than 30 inches above the finished floor. 25
2.   All other ground floor façades facing Central Avenue or Broadway Boulevard shall contain a minimum of 40 percent of their surfaces in transparent windows and/or doors, as measured to include the first 12 feet of building height above the sidewalk, with the lower edge of window sills no higher than 30 inches above the finished floor.
3.   Wall openings shall not span vertically more than 1 story; double height entryways are prohibited. 26
3-4(E)(5)(c)   Street Walls
1.   The street wall shall be set back no more than 8 inches from any lot line abutting a street or adjacent façade alignment.
2.   An opaque vehicle entry gate, of a maximum 18 feet wide, and a pedestrian entry gate, of a maximum 6 feet wide, are both allowed as limited substitutions within any street wall length.
3.   All street wall façades shall be as carefully designed as the building façade, with the finished side facing the street.
4.   Where clearly visible from the street, the following materials are allowed: native/regional stone and equivalent imitation stone, metal (e.g. wrought iron, welded steel, and/or aluminum electro-statically plated black), brick, stucco, or a combination of materials (e.g. stone piers with brick infill panels).
5.   Metal work may additionally be treated to imitate a wrought-iron or copper patina.
6.   Copings shall project between 1 inch and 4 inches from the face of the wall.
3-4(E)(6)   Cross-references
3-4(E)(6)(a)   Subsection 14-16-3-5(G) (Historic Preservation in East Downtown – HPO-1).
3-4(E)(6)(b)   Subsection 14-16-4-3(F)(4) (Drive-through or drive up facility prohibited).
3-4(E)(6)(c)   Subsection 14-16-5-5(G) (Parking Structure Design).
3-4(E)(6)(d)   Subsection 14-16-5-12(F)(3) (Rooftop Signs Allowed).
3-4(E)(6)(e)   Subsection 14-16-5-12(F)(4)(a) (Neon Signs along Central Avenue).
3-4(E)(6)(f)   Subsection 14-16-5-12(G)(1)(e) (Off-premises Signs Prohibited).
3-4(E)(6)(g)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(E)(6)(h)   Subsection 14-16-6-6(B) (Demolition Review).
3-4(F)   HIGH DESERT – CPO-5
3-4(F)(1)   Applicability
The CPO-5 standards apply in the following mapped area. Where the CPO-5 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(F)(2)   Site Standards
The following standards apply only to portions of the CPO-5 that are not within the Panhandle Sub-area.
3-4(F)(2)(a)   Lot Size, Minimum
21,780 square feet (½ acre).
3-4(F)(2)(b)   Lot Width, Minimum
100 feet.
3-4(F)(2)(c)   Development Envelopes
All development on the lot must take place within an envelope that encloses no more than 12,000 square feet of land. The development envelope must include all buildings, structures, and landscaping other than native plant species on the site.
3-4(F)(3)   Setback Standards
The following standards apply only to portions of the CPO-5 that are not within the Panhandle Area.
3-4(F)(3)(a)   Development envelopes shall be set back as follows:
1.   From lot lines, minimum: 10 feet.
2.   From rights-of-way, minimum: 20 feet.
3-4(F)(3)(b)   Within the Highlands Sub-area, the minimum setback from the edge of the CPO-5 shall be 100 feet, except that the minimum setback from the western boundary of Simms Park is 360 feet.
3-4(F)(4)   Building Height
3-4(F)(4)(a)   Highlands Sub-area
1.   From the highest point of natural grade abutting a building, the building height (excluding chimneys) shall not exceed 19 feet. (See figure below.)
2.   From the lowest point of natural grade abutting any individual mass of a building, the building height (excluding chimneys) shall not exceed 22 feet in height. (See figure below.)
3.   From the lowest point of natural grade abutting a building, the overall building height (excluding chimneys) shall not exceed 26 feet. (See figure below.)
 
4.   Within 250 feet of the northern boundary of the CPO-5, no part of a building or structure (exclusive of chimneys) shall be higher than any straight line beginning 5 feet above the finished grade at the centerline of Simms Park Road just north of the CPO-5 and extending through any point 16 feet over the average natural grade along the north line of the platted building envelope in order to minimize their visual impact on the approach of Simms Park.
3-4(F)(4)(b)   Panhandle Sub-area
Maximum building height: 26 feet.
3-4(F)(5)   Other Development Standards
The following standards apply only in the Highlands Sub-area.
3-4(F)(5)(a)   Color
Exterior surfaces of buildings and structures, including but not limited to roofs, mechanical devices, roof vents, and screening materials, shall be colors with LRV of 40 percent or less.
1.   Colors include the yellow ochres, browns, dull reds, and grey-greens existing in the natural landscape of the mesa and in the foothills.
2.   Trim materials on façades constituting less than 20 percent of the façade’s opaque surface may be any color.
3-4(F)(5)(b)   Reflectivity
Reflective or mirrored glass is prohibited.
3-4(F)(5)(c)   Roofs
Pitched roofs must comply with all of the following:
1.   Maximum slope of 1:3.
2.   No ridges or peaks may be silhouetted against the skyline. They must abut a parapet or wall that is higher.
3.   No metal roofs or asphalt shingles are allowed.
4.   No mechanical equipment or skylights may be located on pitched roofs.
5.   Tile roof materials must be 1 of the following type or characteristic:
   a.   Two-part molded.
   b.   Variegated colors darker than the building walls.
   c.   Non-reflective.
   d.   Mudded or grouted joints.
   e.   Serpentine in pattern.
3-4(F)(5)(d)   Massing and Articulation
1.   Each building shall be composed of at least 3 building masses perceivable in each building elevation and distinguished from one another by both horizontal and vertical offsets of at least 2 feet. The height of each mass shall be measured from its highest adjacent natural grade. While it is anticipated that buildings will follow natural site contours, nothing in these standards shall prohibit residences with a single floor level, provided that the building height requirements previously described are otherwise met. The floor or roof plan of each structure should clearly show the extent of each building, with relevant information pertaining to its height above grade.
2.   All doors and windows not protected by overhangs or portales shall be recessed at least 4 inches as measured from the door surface or window sash to the exterior face of the finished wall.
3-4(F)(5)(e)   Views
1.   The development envelope, and buildings and outdoor lighting within the development envelope, shall be sited to minimize impacts to views to and from adjacent lots and views of development from adjacent public rights-of-way.
2.   Within 250 feet of the northern boundary of the CPO-5, views of the north line of any platted building envelope from Simms Park Road at its centerline shall be blocked by topography and existing or planted native vegetation that forms a vegetative screen at least 75 percent opaque at maturity, either within the CPO-5 or the National Forest. Sightings shall be taken from 90 degrees (perpendicular) from the centerline of Simms Park Road to the centerline of the north line of each platted building envelope and then 45 degrees generally northwest from the centerline of the north line of the platted building envelope back to the centerline of Simms Park Road.
3-4(F)(6)   Cross-references
3-4(F)(6)(a)   Subsection 14-16-4-3(F)(5) (Accessory Dwelling Units Allowed).
3-4(F)(6)(b)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(G)   LOS DURANES – CPO-6
3-4(G)(1)   Applicability
The CPO-6 standards apply in the following mapped area. Where the CPO-6 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(G)(2)   Site Standards
In the R-A zone district, building coverage shall not exceed 50 percent of the lot.
3-4(G)(3)   Setback Standards
3-4(G)(3)(a)   Front Setbacks
1.   Single-family and two-family detached dwellings, minimum: 10 feet to encourage staggered setbacks, compliant with 1 of the following:
   a.   Within 5 feet of the average setback of existing primary dwellings on properties with a front yard abutting the same street as the subject property and within 330 feet of the subject property along the length of the street the lot faces. This distance shall be measured along the street from each corner of the subject property's lot line on the same side of the street as the subject property. (See figure below for an illustration of this measurement.)
 
   b.   In new developments of 5 or more single-family and/or two-family detached dwellings, front setbacks shall be within 5 feet of the front setback of 1 existing single-family or two-family detached dwelling located on an abutting lot facing the same street as the subject property. 27
2.   Multi-family residential development, minimum: 15 feet.
3-4(G)(3)(b)   Setbacks for Cluster Development Dwellings
1.   Front, minimum
   a.   From public right-of-way: 15 feet.
   b.   From a private way: 10 feet.
2.   Rear, minimum
From cluster development boundary: 25 feet.
3.   Side, minimum
From cluster development boundary: 10 feet.
3-4(G)(4)   Building Height
3-4(G)(4)(a)   R-A, R-1, R-T, and R-ML Zone Districts
1.   Building height, maximum: 26 feet.
2.   Portions of buildings over 15 feet in height must meet 1 of the following standards, as noted:
   a.   Single-family and Two-family Detached Dwellings
Any portion of the building over 15 feet in height is limited to 65 percent of the building footprint.
   b.   Townhouse and Multi-family Dwellings
Any portion of the building over 15 feet in height is limited to 75 percent of the building footprint.
3-4(G)(4)(b)   MX-M Zone District 28
Building height, maximum: 35 feet for buildings located more than 450 feet from the right-of-way of Interstate Highway 40.
3-4(G)(5)   Other Development Standards
3-4(G)(5)(a)   Common Open Space in Cluster Developments
1.   If the project site abuts a ditch, lateral, or drain designated on the Los Duranes Community Acequias map in Subsection 14-16-5-2(H) (Irrigation Facility (Acequia) Standards), at least ½ of the common open space shall be abutting and parallel to this facility. The common open space may include an easement associated with a Los Duranes Community Acequia.
2.   Common open space may be within a plazuela compound (i.e. bounded on 3 sides by detached or attached dwellings), provided that no street goes through the common open space.
3.   If a common open space abuts a Los Duranes Community Acequia or is in a plazuela compound, it is not required to be partially visible from a public right-of-way.
3-4(G)(5)(b)   Parking Access
Two-family detached dwellings and townhouses: 2 adjoining dwelling units with vehicle access from the street are required to share a drive pad with a maximum width of 16 feet.
3-4(G)(5)(c)   Drive-through Facilities
1.   Drive-through service windows shall not be on any façade facing Rio Grande Boulevard.
2.   Drive-through service windows shall be oriented away from pedestrian areas, including but not limited to sidewalks, plazas, Residential zone districts, and other public streets, where practicable.
3.   Drive-through lanes shall not be located parallel to Rio Grande Boulevard, unless they are behind a building.
3-4(G)(5)(d)   Building Separation, Minimum
Townhouse and multi-family dwellings: 15 feet.
3-4(G)(5)(e)   Building Design
1.   Single-family detached dwellings: The front façade shall not exceed 120 percent of the average width of existing primary buildings on properties with a front yard abutting the same street as the subject property and within 330 feet of the subject property along the length of the street the lot faces. This distance shall be measured along the street from each corner of the subject property's lot line on the same side of the street as the subject property. (See figure below for an illustration of this measurement.)
 
2.   Townhouse dwellings: Façades of townhouses on the same frontage shall be articulated at least every 40 feet or every third dwelling unit with a minimum change of 2 feet in setback.
3.   Multi-family residential development in any Residential or Mixed-use zone district shall comply with all of the following:
   a.   Entrances to second floor units shall be internal to the building.
   b.   The maximum building length shall be 80 feet.
3-4(G)(6)   Cross-references
3-4(G)(6)(a)   Subsection 14-16-3-4(L) (Rio Grande Boulevard – CPO-11).
Where there is conflict between the Los Duranes – CPO-6 and the Rio Grande Boulevard – CPO-11, the provisions of the Los Duranes – CPO-6 prevail, except that the second story building stepback requirements in the Rio Grande Boulevard – CPO-11 also apply.
3-4(G)(6)(b)   Subsection 14-16-4-3(B)(2) (Dwelling, Cluster Development).
3-4(G)(6)(c)   Subsection 14-16-4-3(D)(22)(d) (Paid Parking Lots Prohibited).
3-4(G)(6)(d)   Subsection 14-16-4-3(F)(5)(e) (Accessory Dwelling Units Allowed).
3-4(G)(6)(e)   Subsection 14-16-5-2(H)(4) (Acequia Setbacks).
3-4(G)(6)(f)   Subsection 14-16-5-3(D)(1) (Sidewalks in Residential Development).
3-4(G)(6)(g)   Subsection 14-16-5-11(C)(1) (Primary Building Stepback).
3-4(G)(6)(h)   Subsection 14-16-5-12(G)(1)(e) (Off-premises Signs Prohibited).
3-4(G)(6)(i)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(H)   MARTINEZTOWN/SANTA BARBARA – CPO-7
3-4(H)(1)   Applicability
The CPO-7 standards apply in the following mapped area. Where the CPO-7 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(H)(2)   Site Standards
3-4(H)(2)(a)   Lot Width, Minimum
Multi-family dwellings (where allowable): 60 feet.
3-4(H)(2)(b)   Usable Open Space, Minimum
Usable open space for multi-family dwellings is required as follows:
1.   General
   a.   Efficiency or 1 bedroom: 300 square feet per unit.
   b.   Two (2) bedrooms: 350 square feet per unit.
   c.   Three (3) or more bedrooms: 400 square feet per unit.
2.   MX-T Zone District
   500 square feet per unit.
3-4(H)(3)   Setback Standards
3-4(H)(3)(a)   Low-density Residential Development
1.   Front, minimum: 10 feet.
2.   Garages and carports, minimum: 20 feet.
3-4(H)(3)(b)   MX-L Zone District
Front, minimum: 10 feet.
3-4(H)(4)   Building Height, Maximum
In Residential and Mixed-use zone districts: 26 feet, unless the site is 5 acres or greater, in which case the height standards in Table 5-1-2 apply.
3-4(H)(5)   Signs
3-4(H)(5)(a)   MX-L Zone District
Signs are allowed pursuant to Subsection 14-16-5-12 (Signs) for the MX-T zone district.
3-4(H)(5)(b)   MX-M Zone District
1.   Signs on lots abutting arterial or collector streets are allowed pursuant to Subsection 14-16-5-12 (Signs) for the MX-M zone district.
2.   Signs on lots in other locations are allowed pursuant to Subsection 14-16-5-12 (Signs) for the MX-L zone district.
3-4(H)(6)   Cross-references
3-4(H)(6)(a)   Subsection 14-16-4-3(D)(22) (Paid Parking Lots Prohibited).
3-4(H)(6)(b)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(I)   NOB HILL/HIGHLAND – CPO-8
3-4(I)(1)   Applicability
The CPO-8 standards apply in the following mapped area. Where the CPO-8 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(I)(2)   Site Standards
Lot size, width, and usable open space shall be provided according to the applicable standards listed in Section 14-16-5-1 (Dimensional Standards).
3-4(I)(3)   Setback Standards
3-4(I)(3)(a)   Side, Minimum
0 feet.
3-4(I)(3)(b)   Rear, Minimum
0 feet.
3-4(I)(3)(c)   Street Wall for Existing Setbacks
Where existing buildings are set back from the front lot line along Central Avenue, the street wall shall be strengthened through vegetative screens or walls no more than 3 feet high along a minimum of 50 percent of the length of the building or lot along each street frontage.
3-4(I)(4)   Building Height
3-4(I)(4)(a)   Exception to Unlimited Building Height
The provision for unlimited building height over 100 feet from each lot line in the Dimensional Standards Tables in Section 14-16-5-1 does not apply. Maximum building heights are pursuant to Subsection 14-16-3-4(I)(4)(b) below.
3-4(I)(4)(b)   Maximum Building Height
The following map illustrates the sub-areas within the Nob Hill/Highland – CPO-8 where the maximum building height is pursuant to this Subsection 14-16-3-4(I)(4)(b). In these areas, building height allowances associated with a Center or Corridor designation shall not apply.
 
1.   In sub-area 1 mapped above, between Girard Boulevard and Aliso Drive, building heights shall not exceed 30 feet (2 stories), except that 1 of the bonuses in Subsection 5 below may be applied.
2.   In sub-area 2 mapped above, generally between Aliso Drive and Graceland Drive (north of Silver Avenue) or Washington Street (south of Silver Avenue), building heights shall not exceed 45 feet (3 stories), except that 1 of the bonuses in Subsection 5 below may be applied.
3.   In sub-area 3 mapped above, generally between Graceland Drive and San Mateo Boulevard, building heights shall not exceed 65 feet (5 stories), except that up to 2 of the bonuses in Subsection 5 below may be applied.
4.   In sub-area 4 mapped above, generally between Washington Street and Jefferson Street south of Silver Avenue, building heights shall not exceed 55 feet (4 stories), except that 1 of the bonuses in Subsection 5 below may be applied.
5.   The following bonuses may be applied for an additional 12 feet (1 story) of building height each as noted in Subsections 1 through 4 above:
   a.   Workforce Housing Bonus
   b.   Structured Parking Bonus
   c.   Ground Floor Commercial Bonus
3-4(I)(4)(c)   Neighborhood Edges
1.   The Building Height Stepdown for Neighborhood Edges in Subsection 14-16-5-9(C)(1) (General Requirement) applies regardless of Center or Corridor designation.
2.   For properties fronting the south side of Copper Avenue between Graceland Drive and San Mateo Boulevard, the maximum building height shall be as follows:
   a.   For any portion of a building within 50 feet of a lot line abutting Copper Avenue: 45 feet.
   b.   For any portion of a building more than 50 feet and up to 100 feet from a lot line abutting Copper Avenue: 65 feet.
3-4(I)(5)   Other Development Standards
3-4(I)(5)(a)   Vehicular Access
1.   Vehicular access to the site shall be provided from the alley. Where it is impractical, as determined by the Planning Director, parking ingress and egress to the site may be provided in 1 of the following ways:
   a.   One (1) ingress location, no more than 12 feet in width, is allowed from the side street.
   b.   One (1) ingress/egress location, no more than 30 feet in width, is allowed from the side street if Subsection a is infeasible.
2.   Alternate vehicular ingress/egress may be approved where pedestrian access to establishments or residences is infeasible due to the adjacent sidewalk grades as determined by the Planning Director. 29
3-4(I)(5)(b)   Façade Design 30
The following articulation standards apply to all properties within the sub-area of Nob Hill/Highland – CPO-8 mapped below.
 
1.   Each ground floor façade facing Central Avenue shall do all of the following:
   a.   Place the primary pedestrian entrance at sidewalk grade at or within 20 feet of the front or street-side lot line.
   b.   Contain a minimum of 60 percent of its surfaces in transparent windows and/or doors, as measured to include the first 12 feet of building height above the sidewalk, with the lower edge of window sills no higher than 30 inches above the finished floor.
2.   On façades facing Central Avenue between Girard Boulevard and Washington Street, openings shall occur every 25 feet, and building façades shall change in height, setback, or material every 25 feet.
3.   On façades facing Central Avenue between Washington Street and San Mateo Boulevard, openings shall occur every 40 feet, and building façades shall change in height, setback, or material every 40 feet.
4.   On streets that intersect Central Avenue, each ground floor street-facing façade within 150 feet of Central Avenue or to the first alley or street beyond Central Avenue, whichever occurs first, shall do all of the following:
   a.   Have at least 1 entrance within 40 feet of Central Avenue.
   b.   Contain a minimum of 60 percent of its surfaces in transparent windows and/or doors, as measured to include the first 12 feet of building height above the sidewalk, with the lower edge of window sills no higher than 30 inches above the finished floor. 31
5.   Each second floor and higher street-facing façade shall comply with the following:
   a.   Non-residential and mixed-use development: each façade shall contain a minimum of 40 percent of its surfaces in transparent windows and/or doors.
   b.   Residential development: each façade shall contain a minimum of 20 percent of its surface in transparent windows and/or doors.
   c.   The lower edges of windows shall be located no more than 30 inches above the finished floor.
6.   Existing façades of buildings that are designated on State and National Historic Registers, as City landmarks, or as characteristic buildings in the map above, and that abut a public right-of-way, shall comply with all of the following:
   a.   Façade rehabilitation or remodeling shall maintain the historically characteristic window and door proportion and character of the building.
   b.   Any new building materials shall be consistent with historically employed materials on such façades.
   c.   Additions to characteristic buildings shall reflect the historic façade demarcations (i.e. walls, pilasters, or similar elements).
   d.   Additions above characteristic buildings shall be vertically aligned with the historic demising walls of the establishments below. 32 (See figure below.)
 
3-4(I)(5)(c)   Signs
1.   Building-mounted signs shall not extend above the wall of the building more than 5 feet.
2.   Freestanding signs are prohibited, except for pole signs that meet the provisions of Subsection 14-16-5-12(F)(4)(a) (Neon Signs along Central Avenue) and any other applicable provisions of Section 14-16-5-12 (Signs).
3-4(I)(5)(d)   Street Cross Sections
Development within the Nob Hill/Highland – CPO-8 shall comply with all requirements in the DPM related to transportation design standards, including but not limited to street cross sections.
3-4(I)(6)   Cross-references
3-4(I)(6)(a)   Subsection 14-16-4-3(F)(4) (Drive-through or drive up facility prohibited).
3-4(I)(6)(b)   Subsection 14-16-5-5(B)(2) (Parking Exemptions).
3-4(I)(6)(c)   Subsection 14-16-5-5(F)(2) (Carports Prohibited).
3-4(I)(6)(d)   Section 14-16-5-7 (Walls and Fences).
3-4(I)(6)(e)   Subsection 14-16-5-11(C)(1) (Primary Building Stepback).
3-4(I)(6)(f)   Subsection 14-16-5-12(G)(1)(e) (Off-premises Signs Prohibited).
3-4(I)(6)(g)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(I)(6)(h)   Subsection 14-16-6-6(B) (Demolition Review). 
3-4(J)   NORTH 4TH CORRIDOR – CPO-9
3-4(J)(1)   Applicability
The CPO-9 standards apply in the following mapped area. Where the CPO-9 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(J)(2)   Site and Setback Standards
Lot size, width, usable open space, and setbacks shall be provided according to the applicable standards in Section 14-16-5-1 (Dimensional Standards), with the exception of the following:
3-4(J)(2)(a)   Front setback, minimum: 10 feet.
3-4(J)(2)(b)   Front setback maximum: 15 feet.
3-4(J)(3)   Building Height and Stepback
3-4(J)(3)(a)   Maximum Building Height
1.   The maximum building height for properties zoned MX-M or higher is 55 feet.
2.   No height bonuses allowed by Table 5-1-2 for Workforce Housing or Structured Parking are allowed.
3.   If more than 165 feet of frontage along 4th Street is being developed or redeveloped, 1/3 of the new development, with any fractions rounded down to the nearest foot, is limited to 45 feet in height.
3-4(J)(3)(b)   Building Stepback
Any portion of a building over 30 feet tall shall incorporate a minimum stepback of 6 feet from any front façade facing a public street.
3-4(J)(4)   Other Development Standards
3-4(J)(4)(a)   Building Design
Regardless of any Center or Corridor designation that applies to the subject property, building façades shall meet the requirements in Subsection 14-16-5-11(E)(2)(b) (Urban Centers, Activity Centers, and Main Street and Premium Transit Areas).
3-4(J)(4)(b)   Street Cross Sections
Development within the North 4th Corridor – CPO-9 shall comply with all requirements in the DPM related to transportation design standards, including but not limited to street cross sections.
3-4(J)(5)   Cross-references
3-4(J)(5)(a)   Subsection 14-16-4-3(D)(39) (Liquor Retail).
3-4(J)(5)(b)   Subsection 14-16-5-12(G)(1)(e)10 (Off-premises Signs Prohibited).
3-4(J)(5)(c)   Subsection 14-16-5-12(H)(2)(f)3 (Electronic Signs Prohibited).
3-4(J)(5)(d)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(K)   NORTH I-25 – CPO-10
3-4(K)(1)   Applicability
The CPO-10 standards apply in the following mapped area. Where the CPO-10 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(K)(2)   Site and Setback Standards
Lot size, width, usable open space, and setbacks shall be provided according to the applicable standards listed in Section 14-16-5-1 (Dimensional Standards).
3-4(K)(3)   Building Height
3-4(K)(3)(a)   Exception to Unlimited Building Height
The provision for unlimited building height over 100 feet from each lot line in the Dimensional Standards Tables in Section 14-16-5-1 does not apply. Maximum building heights are pursuant to Subsection 14-16-3-4(K)(3)(b) below.
3-4(K)(3)(b)   Maximum Building Height
Maximum building height for each sub-area within the North I-25 – CPO-10 is pursuant to this Subsection 14-16-3-4(K)(3)(b).
1.   In sub-area 1: 26 feet.
2.   In sub-area 2: 39 feet.
3.   In sub-area 3: 52 feet.
4.   In sub-area 4: 65 feet, except for hotel or motel uses, which are limited to 120 feet (10 stories).
3-4(K)(4)   Other Development Standards
3-4(K)(4)(a)   Outdoor Lighting
1.   The height of light poles within 330 feet in any direction of Balloon Fiesta Park as delineated on its approved Master Plan shall not exceed 20 feet.
2.   Pedestrian-scale lighting for sidewalks and trails on properties abutting Balloon Fiesta Park shall be limited to bollard lighting only.
3-4(K)(4)(b)   Building Design
All multi-family, mixed-use, and non-residential development shall comply with the standards in Subsection 14-16-5-11(E) (Mixed-use and Non-residential Zone Districts), with the following exceptions:
1.   Notwithstanding the exclusion of the NR-LM and NR-GM zone districts in Subsection 14-16-5-11(E) (Mixed-use and Non-residential Zone Districts), development in these zone districts shall meet the standards in that Subsection.
2.   Primary building façades that face a public street shall wrap around the building at a distance of 1/3 the depth of the building or 20 feet, whichever is greater.
3.   Building materials and colors shall have a light reflective value (LRV) ranging from 20 percent to 50 percent.
4.   Reflective or mirrored glass is prohibited.
3-4(K)(4)(c)   On-premises Signs
Sign standards for the MX-M zone district in Subsection 14-16-5-12(F) (On-premises Signs) apply in the Mixed-use and Non-residential zone districts of CPO-10 unless specified otherwise in this Subsection 14-16-3-4(K)(4)(c).
1.   Projecting Signs
   a.   Maximum size: 2 feet in height and 4 feet in width.
   b.   A projecting sign on a multi-story building shall be located no higher than the top of the ground floor.
2.   Freestanding Signs
   a.   Pole signs are prohibited.
   b.   Monument signs shall be a maximum size of 50 square feet with a maximum height of 13 feet, including a base with a height of at least 2 and no more than 3 feet.
   c.   1 additional monument sign is allowed on a premises of 5 acres or more.
3.   Alameda Boulevard Sub-area
Additional standards in this Subsection 14-16-3-4(K)(4)(c)3 apply in the following mapped area along Alameda Boulevard:
 
   a.   Wall signs shall not exceed 10 percent of the façade area, inclusive of door and window openings.
   b.   Freestanding signs shall be monument signs only with a maximum height of 8 feet.
   c.   No sign or any part of a sign shall rotate.
3-4(K)(5)   Cross-references
3-4(K)(5)(a)   Subsection 14-16-4-3(E)(12)(k) (Collocations, Public Utility Collocations, and Architecturally Integrated WTFs)
3-4(K)(5)(b)   Subsection 14-16-5-2(I) (Landfill Buffers).
3-4(K)(5)(c)   Subsection 14-16-5-12(F)(4)(b)2 (Portable Signs Prohibited).
3-4(K)(5)(d)   Subsection 14-16-5-12(H)(2)(f) (Electronic Signs Prohibited).
3-4(K)(5)(e)   Subsection 14-16-5-12(G)(1)(e) (Off-premises Signs Prohibited).
3-4(K)(5)(f)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(L)   RIO GRANDE BOULEVARD – CPO-11
3-4(L)(1)   Applicability
The CPO-11 standards apply in the following mapped area. Where the CPO-11 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(L)(2)   Site Standards
Lot size, width, and usable open space shall be provided according to the applicable standards listed in Section 14-16-5-1 (Dimensional Standards).
3-4(L)(3)   Setback Standards 14
Setback from the right-of-way of Rio Grande Boulevard between Indian School Road and Montano Road, minimum: 25 feet in the R-A zone and 20 feet in all other zones.
3-4(L)(4)   Building Stepback
Portions of buildings over 1 story in height shall be stepped back a minimum of 6 feet from the façade of the preceding story on sides of the building abutting a street or a lot containing any use in the Household Living category.
3-4(L)(5)   Other Development Standards
3-4(L)(5)(a)   Outdoor Storage and Display
1.   All outdoor storage and display of construction equipment, materials, or vehicles (other than as required for temporary construction projects) shall meet the standards in Subsection 14-16-5-6(G) (Screening of Mechanical Equipment and Support Areas) and in Subsection 14-16-4-3(D)(25) (Construction Contractor Facility and Yard).
2.   Outdoor storage or display of construction equipment and materials (other than as required for temporary construction projects) shall be located at least 10 feet outside of the public right-of-way of Rio Grande Boulevard.
3-4(L)(5)(b)   Parking Lots
Parking lots shall be designed and landscaped to minimize glare and reflection and reduce the visual impact of large numbers of cars and trucks. Parking and buffering regulations shall be the same as Sections 14-16-5-5 (Parking and Loading) and 14-16-5-6 (Landscaping, Buffering, and Screening) with the following exceptions and additions:
1.   At least 15 percent of the parking lot area shall be landscaped. Landscaping shall consist primarily of shade trees distributed throughout the parking area.
2.   Trees shall be planted so that no parking space is more than 50 feet in any direction from a tree.
3.   Parking lots for new mixed-use or non-residential development shall not be located between buildings and the street. On lots less than 200 feet deep, parking may be located behind or beside non-residential buildings. 34
3-4(L)(5)(c)   Lighting
Site lighting regulations shall be the same as Section 14-16-5-8 (Outdoor Lighting), except that the mounting height of lights in vehicle and/or storage areas shall be no higher than the building height or 26 feet, whichever is lower.
3-4(L)(5)(d)   Building Design
1.   Exposed concrete masonry unit (CMU) block and untreated metal are not allowed as finish materials for buildings or walls.
2.   Exterior mechanical and electrical equipment must be screened from public view as required by Subsection 14-16-5-6(G) (Screening of Mechanical Equipment and Support Areas). Such equipment shall be located at ground level unless such a location would adversely affect the streetscape, pedestrian circulation, or open space.
3.   Reflective or mirrored glass is prohibited on façades facing public streets.
4.   New non-residential development shall have windows, plazas, and porches on the street-side of buildings.
5.   Secondary entrances for new non-residential development shall be oriented toward rear and side parking lots.
3-4(L)(6)   Cross-references
3-4(L)(6)(a)   Subsection 14-16-5-12(F)(4)(a) (Neon Signs along Central Avenue).
3-4(L)(6)(b)   Subsection 14-16-5-12(G)(1)(e) (Off-premises Signs Prohibited).
3-4(L)(6)(c)   Subsection 14-16-5-12(H)(2)(c) (Electronic Signs Prohibited).
3-4(L)(6)(d)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(M)   SAWMILL/WELLS PARK – CPO-12
3-4(M)(1)   Applicability
The CPO-12 standards apply in the following mapped area. Where the CPO-12 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(M)(2)   Site Standards
3-4(M)(2)(a)   Lot Size 16
1.   R-T, MX-T, and MX-L zone districts
   a.   Two-family detached dwellings on one lot, minimum 7,000 square feet.
   b.   Townhouse dwellings, minimum: 3,200 square feet per dwelling unit.
   c.   Lot size, maximum: 10,000 square feet.
2.   R-ML zone district
   a.   Two-family detached dwellings on a lot, minimum: 2,700 square feet.
   b.   Townhouse dwellings, minimum: 2,400 square feet per dwelling unit.
   c.   Multi-family dwellings, minimum: 7,000 square feet.
3-4(M)(2)(b)   Lot Width, Minimum
1.   R-T zone district
Townhouse dwellings: 32 feet per dwelling unit.
2.   R-ML zone district
   a.   Two-family detached dwellings on one lot: 24 feet.
   b.   Townhouse dwellings: 32 feet per dwelling.
   c.   Multi-family dwellings: 70 feet.
3-4(M)(2)(c)   Usable Open Space, Minimum
In the R-ML, MX-T, and MX-L zone districts, usable open space for multi-family residential development is required as follows:
1.   Efficiency or 1 bedroom: 400 square feet per unit.
2.   Two (2) bedroom: 500 square feet per unit.
3.   Three (3) or more bedrooms: 600 square feet per unit.
3-4(M)(3)   Setback Standards
3-4(M)(3)(a)   Low-density Residential Development in Any Zone District
1.   Front, minimum
   a.   15 feet.
   b.   Garage: 25 feet from the lot line abutting a street.
2.   Side, minimum
   a.   Interior: 0 feet.
   b.   Street side of corner lots: 10 feet.
   c.   Between a single-family detached dwelling and any other dwelling: 10 feet.
3.   Rear, minimum: 15 feet.
3-4(M)(3)(b)   MX-L Zone District
Except as noted in Subsection (a) above for low-density residential development, front setbacks are required as follows:
1.   Minimum: 15 feet.
2.   On lots abutting Mountain Road: 0 feet minimum; 15 feet maximum.
3-4(M)(3)(c)   NR-LM and NR-BP Zone Districts
Front, side, and rear, minimum: 10 feet, except 25 feet minimum adjacent to any Residential zone district, a lot containing a residential use in a Mixed-use zone district, or a designated trail.
3-4(M)(4)   Building Height, Maximum
3-4(M)(4)(a)   R-ML and MX-L zone districts: 26 feet.
3-4(M)(4)(b)   NR-BP zone district: 35 feet.
3-4(M)(4)(c)   NR-LM zone district: 55 feet.
3-4(M)(5)   Other Development Standards
3-4(M)(5)(a)   Enclosures and Screening
1.   Non-residential uses within or adjacent to any Residential zone district shall be conducted within the fully enclosed portion of a building.
2.   All non-residential outdoor activities, including but not limited to storing materials, vehicle circulation, and parking adjacent to a lot in any Residential zone district, a lot containing a residential use in any Mixed-use zone district, or a lot containing a Civic and Institutional use in any zone district, shall be visually screened with an opaque wall or fence at least 6 feet high and a landscaped buffer at least 10 feet wide with evergreen trees and/or shrubs.
3-4(M)(5)(b)   Building Design for Residential Development
For all residential development, the following building design regulations apply:
1.   No portion of any building within 25 feet of the front lot line or within 10 feet of any interior side lot line shall exceed 15 feet in height.
2.   Building exterior materials, colors, window and door styles, and roof slope and materials must be the same or similar on all parts of the building and any detached dwellings on the lot.
3.   Front doors must face the nearest street, except that in townhouse and multi-family dwellings, only the dwelling unit(s) abutting the street must have front doors facing the street.
4.   Each street-facing façade shall contain 12.5 percent or more of its surface in transparent windows and/or doors.
5.   New windows must be recessed not less than 2 inches and/or shall be surrounded by a window casing not less than 2 inches wide.
6.   Exposed CMU block is not allowed as a finished material for buildings.
7.   Reflective or mirrored glass is prohibited.
8.   Street-facing façades on buildings must be designed to appear as a collection of smaller buildings by incorporating variations in massing, building height, or building material every 35 feet of façade length. 36
9.   Half gables or shed roofs may only be used on lean-to portions of buildings, on the first story only.
10.   The slope of new roofs may not exceed a 45 degree angle.
11.   The slope of roofs on new buildings over 15 feet high must be 30 to 45 degrees.
3-4(M)(5)(c)   Building Design for Mixed-use and Non-residential Development 37
In Mixed-use and Non-residential zone districts, the following building design regulations apply:
1.   No portion of any building within 25 feet of the front lot line shall exceed 15 feet in height.
2.   Front doors must face the nearest street.
3.   Exposed CMU block is not allowed as a finished material for buildings.
4.   Reflective or mirrored glass is prohibited.
5.   For lots abutting Mountain Road east of Old Town Road, street-facing façades shall be designed to appear as a collection of smaller buildings by incorporating variations in massing, building height, or building material at least every 35 feet of façade length. 38
3-4(M)(5)(d)   Mixed-use and Non Residential Zone Districts
For all development except residential and industrial development, each street-facing façade shall contain 25 percent or more of its surface in transparent windows and/or doors.
3-4(M)(6)   Cross-references
3-4(M)(6)(a)   Subsection 14-16-4-3(D)(16)(f)2 (Car Wash Prohibited).
3-4(M)(6)(b)   Subsection 14-16-4-3(D)(18)(n)4 (Light Vehicle Fueling Prohibited).
3-4(M)(6)(c)   Subsection 14-16-4-3(F)(4)(e)6 (Drive-through or Drive-up Facility Prohibited).
3-4(M)(6)(d)   Subsection 14-16-4-3(F)(5)(e) (Accessory Dwelling Units Allowed).
3-4(M)(6)(e)   Subsection 14-16-5-11(C)(1) (Primary Building Stepback).
3-4(M)(6)(f)   Subsection 14-16-5-12(H)(2)(f) (Electronic Signs Prohibited).
3-4(M)(6)(g)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-4(N)   VOLCANO MESA – CPO-13
3-4(N)(1)   Applicability
The CPO-13 standards apply to low-density residential development in the following mapped area. Where the CPO-13 boundary crosses a lot line, the entire lot is subject to these standards.
 
3-4(N)(2)   Site Standards
Lot size, width, and usable open space shall be provided according to the applicable standards listed in Section 14-16-5-1 (Dimensional Standards).
3-4(N)(3)   Setback Standards
For lots larger than 10,000 square feet, building setbacks shall be as follows:
3-4(N)(3)(a)   Front, minimum: 25 feet.
3-4(N)(3)(b)   Side, minimum: 15 feet.
3-4(N)(3)(c)   Rear, minimum: 15 feet.
3-4(N)(4)   Building Height
Standards in this Subsection 14-16-3-4(N)(4) apply only outside of the area indicated in Subsection 14-16-3-6(E)(2) as the Northwest Mesa Escarpment – VPO-2 Height Restrictions Sub-area.
3-4(N)(4)(a)   Building height, maximum: 18 feet.
3-4(N)(4)(b)   Building height may be increased to 26 feet on a maximum of 50 percent of the building footprint.
3-4(N)(5)   Other Development Standards
3-4(N)(5)(a)   Façade Design
1.   Each façade shall incorporate variations in material and/or a vertical or horizontal offset of at least 24 inches at least every 60 feet of façade length.
2.   Each single-family detached dwelling shall address the street with 1 of the options below:
   a.   A covered porch or stoop at least 5 feet in depth with a floor area of at least 100 square feet and at least 6 feet clear in any direction.
   b.   A walled courtyard with an entry feature, including but not limited to a gate, easily visible from the street. The entry feature must be a minimum of 6 feet wide and at least 6 feet, 8 inches and no more than 8 feet high, placed within the appropriate setback, connected to the dwelling by a courtyard wall at least 4 feet and no more than 5 feet high, and both designed and finished to complement the dwelling in color and architectural style. Notwithstanding Subsection 14-16-5-7(D)(3)(g) (Exceptions to Maximum Wall Height), any wall or entry feature provided to meet this standard shall not require a Permit – Wall or Fence – Major.
   c.   A street-facing façade containing at least 25 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.
3-4(N)(5)(b)   Building Design Standards
1.   Exterior Finishes
Wall finishes may be stucco, masonry, adobe, and/or native stacked stone (or synthetic equivalent). Plain block, wood, and reflective panels shall not be used as an exterior finish. Veneer materials shall extend around exterior corners at least 1 foot. Brick coping and trims as per traditional New Mexico architectural styles are encouraged. Steel and synthetic wood substitutes are allowed for trim and detailing.
2.   Roofs
   a.   Reflective roofs are prohibited.
   b.   Mansard roofs are prohibited.
   c.   Parapets shall hide flat roofs.
3.   Gutters and Downspouts
Where a building is not setback from a lot line, gutters and downspouts shall drain to the street or water harvesting area to avoid impact to abutting lots.
3-4(N)(5)(c)   Residential Garage Access 20
1.   Where alleys are available, residential garages for detached dwellings shall be accessed from the alley.
2.   On streets designated as a local or collector, residential garages on corner lots shall be accessed from the side or rear lot line or alley.
3.   Townhouses shall use rear-loaded garages.
4.   Garage types are limited by lot width, as described in Table 3-4-1 and illustrated below.
5.   Garage Types D and E may be accessed from either front or side.
6.   Driveway access, including drive pad but exclusive of wings, is limited to 20 feet wide for Garage Types B, C, D, and E, except where providing access from alleys.
 
Table 3-4-1: Allowable Garage Types and Minimum Setbacks[1]
Lot Width
Allowable Garage Types
Front Garage Setback from Front Façade (front-loaded), minimum
Side Garage Setback from Lot Line (side-accessed), minimum
Rear Garage Setback from Lot Line (rear-loaded), minimum
< 40 ft.
A, D
10 ft.
5 ft.
2 ft.
> 40 ft.
A, B, C, D, E
5 ft.
5 ft.
2 ft.
[1] Garage setbacks are minimums only. The garage must first meet required building setbacks. For lots 10,000 sq. ft. or more, required building setbacks are in Subsection 14-16-3-4(N)(3) (Setback Standards); for lots less than 10,000 sq. ft, building setbacks are in Table 5-1-1 for the underlying zone district.
 
3-4(N)(5)(d)   Residential Garage Design 21
In addition to setback requirements in Table 5-1-1 and garage design standards in Subsection 14-16-5-11(C)(2), the following provisions apply:
1.   Garages other than Type D shall be set back from the street-facing façade of the dwelling. The street-facing façade shall share a common roof with the dwelling and garage.
2.   Three-car garages are only allowed on lots over 55 feet wide, and the third garage shall be set back a minimum of 2 feet from the façade of the other garages for any front-access garage. (See figure below.) 41
 
3.   The color of garage doors shall blend with or complement the exterior wall color in order to minimize the prominence of the garage door.
4.   For garages built on a lot line, the requirements in Subsection 14-16-5-1(F) (Buildings Constructed on a Lot Line) apply.
3-4(N)(5)(e)   Street Cross Sections
Development within the Volcano Mesa – CPO-13 shall comply with all requirements in the DPM related to transportation design standards, including but not limited to street cross sections.
3-4(N)(6)   Cross-references
3-4(N)(6)(a)   Subsection 14-16-3-6(E)(4) (All development within the Volcano Mesa – CPO-13 is subject to color limitations in Northwest Mesa Escarpment – VPO-2).
3-4(N)(6)(b)   Subsection 14-16-4-3(F)(5)(e) (Accessory Dwelling Units Allowed).
3-4(N)(6)(c)   Subsection 14-16-5-11(C)(3) (Garages).
3-4(N)(6)(d)   Subsection 14-16-5-12(G)(1)(e) (Off-premises Signs Prohibited).
3-4(N)(6)(e)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).

 

Notes

1
20   2020 IDO Annual Update – Small Area Text Amendments – COUNCIL REVIEW. Revised editorially for consistency with terms used in the IDO. Grading requires a grading plan to be approved.
21
21   2020 IDO Annual Update – Citywide Text Amendments. Revised editorially to fix grammatical error.
22
22   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.C.
23
23   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommened Condition #1.
24
24   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.
25
25   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.D.iv. and revised editorially to specify a dimensional standard for “close to.”
26
26   2020 IDO Annual Update – Small Area Text Amendments – LUPZ REVIEW. Passed 5/12/2021 as Amendment A15 – Technical Edits.
27
27   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.
28
28   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.
29
29   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.D.iii.
30
30   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.D.i and #1.D.ii. Subsection 14-16-3-4(I)(5)(b)4 revised editorially for clarity and to specify a dimensional standard for “close to.”
31
31   2020 IDO Annual Update – Small Area Text Amendments – LUPZ REVIEW. Passed 5/12/221 as Amendment A15 – Technical Edits.
32
32   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.D.iii.
14
33   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.
34
34   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.
16
35   2020 IDO Annual Update – Small Area Text Amendments – LUPZ REVIEW. Passed 5/12/2021 as Amendment A15 – Technical Edits.
36
36   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.E.i.
37
37   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1. Revised Subsection 14-16-3-4(M)(5)(c)5 editorially to add “mixed-use” for consistency with the other changes proposed in this subsection.
38
38   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.E.ii.
20
39   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.
21
40   2020 IDO Annual Update – Small Area Text Amendments – EPC REVIEW. EPC Recommended Condition #1.
41
41   2020 IDO Annual Update – Small Area Text Amendments – COUNCIL REVIEW. Added editorially to illustrate regulation.