More density in single-family zones? Where that and other proposals stand

Mayor Keller proposed changes to address the housing shortage

BY JESSICA DYER JOURNAL STAFF WRITER

It’s been more than five months since Albuquerque Mayor Tim Keller proposed a series of significant zoning code changes meant to address the city’s housing shortage. Here’s an update of where things stand: WHAT EXACTLY IS KELLER PROPOSING?: The mayor is pushing for a range of updates. The changes getting the most attention would allow for greater density in the city’s prevalent single-family home zone (R-1).

Keller’s bill would enable duplexes — or buildings with two residences — throughout R-1. It would also allow casitas — or “accessory dwelling units”— on single-family lots in R-1, except in neighborhoods that already have specific rules governing such buildings.

Duplexes and casitas would become an inherent, or “permissive,” land use in R-1, meaning property owners could add them without a public hearing.

The mayor is also pursuing changes affecting multi-family housing development.

The bill would make it easier to redevelop hotels and other commercial buildings into housing by loosening kitchen requirements. New apartments created by such conversions would only need a microwave or a hot plate rather than

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a range or oven.

His proposal also seeks to dramatically reduce the amount of parking spaces developers must provide for certain multi-family buildings — or in some cases completely eliminate the parking requirement — and to do away with height limits for multi-family projects in certain zones.

WHAT IS THE STATUS OF THE PROPOSAL?: The proposal remains in its original condition, but elected officials now could begin making changes.

The bill was formally introduced to the City Council in November. The city’s Environmental Planning Commission — an appointed citizen body — has since discussed it at two public meetings and recommended the City Council approve it but make some specific tweaks first.

The council’s Land Use, Planning and Zoning Committee (LUPZ) will hear the bill at its meeting Wednesday. The committee could adopt amendments, altering the bill on its way to the full City Council.

The City Council could take a final vote as early as next month based on the current timeline; however, councilors could still slow down the process.

HOW MIGHT THE BILL CHANGE GOING FORWARD?: The EPC recommended the City Council make several adjustments to the legislation, some minor and some major.

Notably, it urged the council to scratch provisions that would’ve reduced parking space requirements at multifamily complexes. The EPC also recommended the council deny the mayor’s proposal to eliminate some multi-family building height limits; however, it proposed granting measured height “bonuses” for projects in certain areas.

Officials are taking some of the advice.

Councilor Tammy Fiebelkorn wants to strike the bill’s existing language on parking requirements. But she seeks to replace it with a related provision that would lower the city’s minimum multifamily parking requirement by 30%.

Keller’s administration has also rethought the bill’s original parking provisions. It is proposing to remove them but add language granting a 20% parking exemption to apartment developers building affordable housing in certain areas.

Those are among 10 amendments slated for discussion at Wednesday’s meeting.

Councilor Renee Grout has a few proposed amendments. She is pushing to remove the duplex allowance in R-1. She also wants to make casitas “conditional” rather than permissive and require casitas resemble the primary residence in color and material.