Downtown Neighborhood Area Sector Plan Update

Jim Strozier, AICPWestern Planner Conference 2012

Presentation Outline/Approach

A case study Context/Problem Definition Process Outcomes/Solutions Lessons Learned Discussion Points Built In –

Participate!

Location Adjacent to Downtown Impacted by new Courthouses Stable Population, but not a lot of young

families Strong Neighborhood Association, but known

for fighting everything.

1976 Conditions Housing – mostly in poor condition

Trend – lack of maintenance

Zoning – Almost entirely Office

People – moving out to new

suburban locations

Some office conversions had

happened

Investment – not much

1976 Plan Purpose

Stop the Blight

Promote Redevelopment

Promote Higher Densities

Don’t Compete with Downtown

Promote New Investment

Increase Amenities

1976 Plan – What did it do?

Rezoned the bulk of the

neighborhood to Townhouse

Rezoned areas adjacent to

Downtown to the highest

residential densities allowed

Identified a new park and

other Amenities

What Happened? Nothing Planned!

– No redevelopment, or very little

– Reinvestment in existing houses

– Office continued to creep into the neighborhood

– Courthouses moved from Downtown to the area just east of the Neighborhood

– Neighborhood Park and other amenities constructed

What Happened? (cont.) Preservation

– Value of Existing Historic Houses Realized

– New Investment in the Older Homes

– 5 Historic Districts Established

– Historic Register Nominations

Bail Bond Offices– Old Houses– Near the Courthouses

Questions/Discussion

Process Establish Steering Committee:

DNA Board

Public Involvement Process:Steering Committee MeetingsWalking ToursPublic MeetingsOutreach to Property Owners

Approval Process:EPC City Council

Walking Tours

Gets people out on the street. A photo safari.

Discussion occurs as a group. See the good, bad,

and the ugly. Make a movie,

post it! Real projects, what

they like, what they don’t.

Purpose To update the original Plan (1976)

Sector Plan Seeks To:Preserve what’s best with the

neighborhoodMake zoning and existing land uses

consistentMake the neighborhood more

walkableRemain respectful of the

neighborhood’s historic context and character

Encourage appropriate infill development

Planning Themes Matching the zoning with the existing land use

for properties within the DNA.

Preserving and celebrating the historic buildings and character of the DNA.

Reinforcing the DNA as primarily residential, with mixed-use corridors.

Creating a walkable, bike-friendly community that connects the DNA with Old Town and Downtown.

Planning Themes Allowing for appropriately-designed and scaled

infill development, while respecting the historic character of the DNA.

Creating tree-lined streetscapes throughout the DNA.

Calming traffic speeds and reducing cut-through traffic on local streets through the DNA.

Goals and Objectives Developed as a result

of the 1st public meeting and ‘tested’ at the 2nd meeting:Land Use and ZoningHistoric PreservationCommunity CharacterTransportationQuality of Life

Analysis Changing

Demographics Community

Perspective Existing Land Use &

Zoning Comprehensive Plan

Goals and Policies Historic Districts and

Buildings Transportation

Systems

Questions/Discussion

Implementation Policies & Strategies

Plan Boundary Adjustment

Zoning/Development Regulations

Zoning Enforcement Redevelopment/

Opportunity Sites Historic Preservation Transportation Street Tree Program

Cool Park – Not within the Boundary!

Plan Boundary Adjustment

Zoning - Framework Match zoning to existing land use Ensure new development responds to and

complements existing character Respect existing zoning/property rights Address problem land

uses:Commercial Parking

LotsBail Bond OfficesOffice intrusion into the

neighborhoodBus Terminal

Zoning – Special Considerations Landscape – Street Trees Demolition – Adds review to

protect historic buildings Non-Conforming Uses Character Elements:

Massing Height Entries/porches Façade articulation Windows and doors Building placement

Zoning - Categories SF – Single Family

Based on the R-1 zone Exceptions – setbacks, garages, façade articulation,

secondary dwelling units are permissive Add Secondary Dwelling Allowed

TH – Townhouse Minimized, purpose is limited in the updated plan Exceptions - setbacks, garage placement, curb cuts,

secondary dwelling units, etc. Minimum lot size has stayed the same as the current Sector

Plan

MR – Mixed Residential Replaces the existing HDA and MDA zones Based on the R-2 zone Exceptions - building height, parking, no maximum floor area

ratio, and allows senior housing as a conditional use

Zoning - Categories OR – Office/Residential

Transition zone between the commercial zone along Central Ave. and the single family core of the neighborhood

No commercial uses are allowed Strict criteria for new office development

MUM – Mixed Use Medium Replaces the existing RC zone Allows mixed use with no min. or max. requirements for residential Permissive uses include R-G zone, institutions, professional office,

limited retail and services uses Building heights can go above 26 feet if certain conditions are met

MUL – Mixed Use Light Replaces the existing MRO zone Allows mixed use with no min. or max. requirements for residential Strict criteria for new non-residential development

Zoning - Categories CC – Central Corridor

Based on the C-2 zone Exceptions related to land use, building heights,

setbacks, parking, façade articulation, etc. Residential use based on R-3 zone, but with no

maximum floor area ratio

NC – Neighborhood Commercial Based on the C-1 zone Exceptions related to land use, building articulation,

entries, lighting, etc.

Action Agenda The Action Agenda:

Critical component of the Sector Plan

Determines the timing for specific strategies

Identifies the primary responsible party

Provides linkages to the Capital Improvement Program

Questions/Discussion

Albuquerque Oddities Zoning Changes and Plans done

simultaneously Quasi-Judicial Process – Councilor

Can’t Participate City Council has their own planners Neighborhood Association Led – Need

to fight to have property owners and businesses included

Lessons Learned Trust the process (grocery store

upgrade – citizen led initiative) Make sure that all are given the

opportunity to participate Analysis is hard, but needs to be

done – in older neighborhoods it can be a real challenge

Lessons Learned (cont.) Property rights are important – figure

out a way to make it a win-win Be creative, think of new ways to

accomplish the same goal (demolition ordinance)

Make sure the process is transparent

Questions/Discussion

Thank you!