PREFACE: GENERAL CONCEPT OF THE ZONING ORDINANCE
In 1975, Bernalillo County and the City of Albuquerque jointly adopted the ALBUQUERQUE/BERNALILLO COUNTY COMPREHENSIVE PLAN. The County also adopted the Comprehensive Zoning Ordinance in 1973, a vital tool for accomplishing that Plan. A major revision of the COMPREHENSIVE PLAN was adopted in August, 1988. The following brief discussion is intended to show the basic relationship between the PLAN and the zones established in the Zoning Ordinance.
(Ord. No. 92-18, 12-15-92)
The COMPREHENSIVE PLAN maps the areas suitable for development at various levels of rural and urban services. Six development density categories and a set of Urban Centers policies are adopted as a guide for zoning, utility and public services planning, and for subsequent area and sector development plans. The development categories are: Central Urban, Established Urban, Developing Urban, Semi-Urban, and Rural. Beyond these contiguous boundaries are more remote Rural Areas, and the Reserve Areas. The Reserve category is established to encourage new Planned Communities with individual characteristics, made distinctive through special land use and design treatments. A brief description of the purpose of [each of] the other categories [is as] follows.
The CENTRAL URBAN category consists of existing and infill areas appropriate for developments at mixed densities. The emphasis is on maintenance, rehabilitation, and improvement of neighborhoods with new development at selected infill locations. The CENTRAL URBAN has the oldest and largest concentration of housing and early platting as well as a significant concentration of public and private facilities. Residential area, cultural amenities, historic districts and buildings, commercial and office spaces and parks and open space characterize and distinguish the area. The CENTRAL URBAN AREA is a portion of the ESTABLISHED URBAN AREA and as such is subject to the development densities listed in the ESTABLISHED URBAN AREA.
The ESTABLISHED URBAN category allows for a full range of urban land uses, resulting in an overall gross density up to five dwelling units per acre. The intent is to allow urban densities with services to be provided on an orderly basis within the financial capability of the community. Infill development is encouraged. Generally, zoning categories previously in use would remain unchanged in these areas.
The DEVELOPING URBAN category includes master planned and uncommitted areas which have adequate resource capabilities for urbanization. A full range of services would be extended to these areas in an orderly manner. Development is subject to the Policies Plan and other pertinent guidelines. Overall densities within this area would be moderate (five dwelling units per acre) and should include clustered developments. Some areas would have rather low densities while other areas, especially the potential centers and the community centers, which the COMPREHENSIVE PLAN, located in DEVELOPMENT URBAN areas, would have high residential densities. The Developing areas may allow a variety of residential densities plus a limited amount of supporting commercial activity. The emphasis is on planning goals for large areas or "sectors" so as to provide varieties of housing type and other land uses along with appropriate open space. Zoning will normally be based on area or sector plans initially prepared by the Planning Division or a developer: and subsequently, approved by the appropriate jurisdiction. The sector development plans will be used to maximize comprehensive planning goals. In the hearing and review process, particular attention should be focused on the need for sensitive treatment of clustering, compatible mixing of land uses, and successful integration of open space and other amenities. Cluster housing and planned unit developments in general, are encouraged in the DEVELOPING URBAN AREA.
(Ord. No. 92-18, 12-15-92)
The SEMI-URBAN category has severe soil or water limitations to development, or has scenic, agricultural or recreational assets that should limit ultimate housing densities to a range between one to three dwelling units per acre. Clustering of development is encouraged.
The RURAL category has severe soil or water limitations, or has agricultural or recreational potential important enough to significantly limit developments to an overall density of one dwelling unit per acre. Areas of Bernalillo County designated RESERVE on the COMPREHENSIVE PLAN map are suitable for eventual development of planned communities. Until amended and zoned, RESERVE AREAS remain under County Zoning for Rural uses.
URBAN CENTERS are intended as specially-designed areas of concentrated activities and/or densities. URBAN CENTERS can become magnets for activity and developments which positively affect urban form, environmental quality, and the transportation network. Locating centers in the desirable places, keying the transportation network to them and limiting the range and intensity of land uses.