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Northwest Mesa CPA Assessment Report Full Draft

Review the draft and comments in the document!

This document is a preliminary draft of the Northwest Mesa Community Planning Area Assessment Report.

Comments are now closed as the document is being updated. An updated version will be posted soon. Thank you for your participation!

Comments

Commenting is closed for this document.

Kendra Aug 8 2025 at 3:34PM on page 58

Spelling (great graphic!)

Kendra Aug 8 2025 at 3:34PM on page 58

Suggestion

Spelling

in reply to Mike Voorhees's comment

Bryan Aug 8 2025 at 11:37AM on page 90

Perhaps we could rezone the existing residential areas along Unser and Golf Course to have more gentle density like duplexes and townhomes and better use the space since those houses already touch the monument.

in reply to Mike Voorhees's comment

Bryan Aug 8 2025 at 11:35AM on page 16

agree that Cottonwood is ripe for more density and design changes for walk-ability and transit use. Hopefully our neighbors won't fight it because their views are more important

in reply to Rene''s comment

Bryan Aug 8 2025 at 11:33AM on page 69

Water concerns in the southwest are very valid. Agriculture is a much higher consumer of water in our state than municipal use. Though there is nothing the city can do about that. Apartments, duplexes, and gentle density living arrangements generally use less water and energy per household because of their size and lack of excessive yard space. Converting single family homes to townhouses or duplexes would allow us to house more people and use less resource

in reply to Rene''s comment

Bryan Aug 8 2025 at 11:29AM on page 78

Agree! Less cars or Coors we need a dedicated ART lane, protected bike lanes, and sidewalks that have shade so folks are less encouraged to drive, especially for short trips

in reply to Carrington S Balderson's comment

Mike Voorhees Aug 7 2025 at 6:40PM on page 24

Suggestion

In SAD 228, CenturyLink failed to and has refused to lay their fiber in conduit placed by the City and paid for by SAD 228 property owners years ago. The City has failed to enforce telecommunications franchise requirements and has neglected this for years.

Mike Voorhees Aug 7 2025 at 6:36PM on page 20

Suggestion

The course-grained categories of the IDO do not allow for thoughtful planning to meet community needs. These are generic catch-all zones designed to proliferate corporate chain development indistinguishable from Anytown, USA, and to facilitate global equity investors that drive up real estate prices and decrease affordable housing. There are no provisions to limit the number of particular uses within small geographic areas in order to ensure that needs are met across the city without either pockets of major duplication or pockets where services are unmet.

Mike Voorhees Aug 7 2025 at 6:26PM on page 91

Suggestion

Also add NAEVA to this list.

Mike Voorhees Aug 7 2025 at 6:23PM on page 90

Suggestion

As an Urban Center, Volcano Heights would pose problems in terms of seismic transmissivity causing blasting-related damage to hundreds of existing homes, stress the water infrastructure, and alter the cultural landscape in ways incongruous to its value to city residents and to the 29 pueblos and tribes for whom this horizon is sacred dating back thousands of years. Shifting that intensity instead to a redevelopment of Cottonwood makes much more sense.

Mike Voorhees Aug 7 2025 at 6:15PM on page 82

Suggestion

And the previous sector development plan applied to all development, not just low density residential. The IDO was supposed to continue that, but language was inserted without authorization or relevant open meetings limiting the standards.

Mike Voorhees Aug 7 2025 at 5:31PM on page 31

Suggestion

The transmission of seismic shockwaves through the basalt of the escarpment from construction-related blasting is problematic, as that energy travels surprisingly significant distances. Case-in-point: with so many homes already completed nearby, even small-scale blasting by Pulte Homes at the Estates at La Cuentista has caused extensive cracking and damage in the adjacent neighborhoods of La Cuentista I & II and even Petroglyph Estates. The taller multistory construction slated for Volcano Heights, if reliant on such blasting, would likely result in major liabilities for the developer. So too, the needs for fire-suppression systems in tall buildings would also require a greater pressure head and water availability than is currently provided, and might not be a wise use of a limited resource.

Mike Voorhees Aug 7 2025 at 5:14PM on page 16

Suggestion

While Cottonwood Mall was a celebrated destination when it opened, it is now home to mostly third tier shops of odds and ends, with Dillard's the only remaining anchor store. Mixed-use redevelopment of this location, with a mandated % of affordable housing units, rather than mesa-top greenfield development, would be better for the community, landscape, and goals of compact, transit-friendly housing options.

Mike Voorhees Aug 7 2025 at 5:06PM on page 16

Suggestion

The painted tiled mosaic decoration on Montaño bridge was a nice touch, but unfortunately did not utilize pigments able to withstand the harsh sun and changing weather. The design does not consist of actual tiles, and there seems to have been little thought given to the budget needed to maintain that decoration. Because of the many different colors and shades, the effort necessary to restore this public art has been neglected for years. Any new art or decoration needs to consider these challenging demands.

Rene' Aug 7 2025 at 3:58PM on page 82

Suggestion

Thank you! I agree with the Coors VPO-1 description. The view regulations are extremely important to us, which includes all the things mentioned in the paragraph, to help do that.

Rene' Aug 7 2025 at 2:56PM on page 69

Suggestion

Agree with Jane, that Albuquerque, and New Mexico overall, has a limited water supply. We do not want to attract the types of uses that require excessive water use, or to open the door to flood the market with new developments when our water resources are limited.

Rene' Aug 6 2025 at 7:30PM on page 78

Question: What does it mean that the IDO establishes standards for pedestrian oriented redevelopment, with higher-intensity uses and enhanced access along the corridor? We don't want to make Coors any more intense than it is.

Rene' Aug 6 2025 at 7:24PM on page 77

Unser is not a Premium Transit, nor should it be. Unser is a Commuter Corridor.

Rene' Aug 6 2025 at 7:19PM on page 77

Suggestion

While we support transit services, Premium Transit requires too much high density and building height to be appropriate for the mesa top. Premium transit usually requires a grid system of roadways to support it, which we don't have. Paseo Del Norte should not be designated a Premium transit, because it is requires too much intensity and density and we don't have a grid system of roadway to support it, like the downtown.

Rene' Aug 6 2025 at 7:05PM on page 73

We need to realize the west side is not a downtown area, and should not be designed as a downtown. We need to maintain parking space for the community to use for shopping, allowing park and ride space for transit users, and for those living in apartment complexes. The IDO has already reduced parking for apartments and commercial areas. The lack of parking is has already created conflicts for apartments managers, their tenants and their guests. The public should not be forced to park in the adjacent neighborhoods, or other businesses to compensate for the lack of nearby parking spaces. Also, Transit service has always been limited and will not be able to serve the community to justify reducing more surface parking space.

Rene' Aug 6 2025 at 6:31PM on page 68

Maintenance is a big issue in trying keep our parks, open space, streets, neighborhoods and arroyos free of trash and weed free. Goat heads, tumble weeds, burr grass, etc., have gotten out of hand, despite volunteer efforts to try to clear it out. We need help! Once an area is scraped or disturbed there needs to be a requirement to re-vegetate with natural vegetation. Otherwise, goat heads and tumble weeds will take over. We need more people on the ground crews, who know the difference between a weed and a native plant to keep our parks, arroyos and trails system, medians, and roadsides, weed free, without using big heavy trucks that cause more damage running over the natural vegetation or use herbicide. We need skilled workers who know how to maintain the natural environment.

Rene' Aug 6 2025 at 6:20PM on page 67

Appreciate the efforts of the ACS. Support beefing up our services that address Behavioral Health and Drug addiction, to get people off the street into a well organized and supervised residential campus that provides a long term treatment plan with peer support with the expectation of getting people off drugs and living as responsible independent citizens.

Rene' Aug 6 2025 at 6:10PM on page 66

Suggestion

Yes speeding, crashing through walls, and loud vehicles, has become a big problem, especially since COVID. Agree with more traffic enforcement.

Rene' Aug 6 2025 at 5:52PM on page 43

Suggestion

Please note: Over the years we have seen bad decisions that have weakened our overlay protections in the name of economic development. Our zoning protections and overlay zones need to be adhered to, instead of given away through variances, or through the IDO amendment process.

Rene' Aug 6 2025 at 5:34PM on page 31

Suggestion

This page needs more discussion. It should be noted that Coors Blvd. is a limited access arterial, as well as a parkway and a view corridor. It is also adjacent to a the Rio Grande Bosque with splendid views along the corridor. There is also a limited amount of bridges to serve the west side, and the transit service is very limited and unreliable. Transit oriented development means lots of density along the corridor. It does not pay to increase the density and reduce the shopping center's parking lots. This will create more problems for the west side, than solve. We need the parking lots to serve our retail and we need the extra space so transit riders can park and catch the bus.

Rene' Aug 6 2025 at 5:01PM on page 13

Suggestion

Because of the controversy of extending these two roadways onto the mesa top, that is sacred to our indigenous Tribes, who opposed the extensions; it pays to be more respectful of the area by building sensitive development that is complementary to the volcanic landscape, and its views, as well as acquire more open space to buffer the Monument, along with a trail system that connects the rock out crops and juniper trees along a path to and from developed areas to open space areas.

Bryan Aug 6 2025 at 1:27PM on page 90

Suggestion

The designation of urban center will benefit the west side by: Encouraging cost efficient density over rampant sprawl. Reducing traffic congestion, heat island effect, and pollution by focusing on people instead of cars. Bring more jobs, businesses, and activities to the west side instead of encouraging car use to reach other parts of the city to have those needs met. Suggestion to remain Urban Center to benefit more people and better serve the built environment. Density changes where we already have planned for growth is better than pushing growth out of our neighborhoods.

Bryan Aug 6 2025 at 1:19PM on page 20

Thank you for highlighting the quagmire identity that stroads like Coors face. Is it main street like place to stop and enjoy local businesses and encourage foot traffic? Or is it a major throughway for people commuting to jobs in the city from Rio Rancho and points north? 7+ lanes across at an intersection is incredibly dangerous for pedestrians, cyclists, and drivers. But instead of traffic calming measures the concern on Coors is about throughput and high speeds. At Irving blvd Coors is 10 lanes wide, which more lanes than i25.

in reply to Carrington S Balderson's comment

Bryan Aug 6 2025 at 1:05PM on page 20

Perhaps it was in the data collected from in person surveys at events this past year. Zoning changes would permit diversity in home style/size to fit more people's needs when trying to purchase or rent a home.

Rene' Aug 5 2025 at 2:38AM on page 74

Suggestion

The Volcano Heights area may be more suitable as an Activity Center instead of an Urban Center due to its proximity to Petroglyph National Monument. But the Activity Center will still allow building heights up to (48 ft. to 68 ft.) which is still too tall. We need to come up with a better Plan that complements the natural volcanic landscape, which includes a trail system that connects the natural features together such as the rock out crops and will also preserve the views. We should also acquire more land in this area to better preserve the natural landscape and protect the Petroglyphs.

Rene' Aug 5 2025 at 2:15AM on page 74

Suggestion

The problem with the Volcano Heights Urban Center is that Urban Centers are designed for very intensive high density development, with zoning to allow very tall buildings that can go up to 65 or 75 ft. high. While this may be appropriate for a downtown setting which has a grid system of roadways to serve it; it is not appropriate for the mesa top with its unique volcanic landscape and views, adjacent to the Petroglyphs. This is a very sensitive area that needs to maintain a peaceful environment and does not have a grid system of roadways to distribute the traffic. We need to come up with a more creative plan that is suitable for this area.

Rene' Aug 4 2025 at 10:11PM on page 20

Suggestion

This page is really a concern. Rarely does zoning solve market issues. When it comes to zoning, making random changes to zoning or transit can create more problems than solve. I have noticed over the years that certain Corporate decisions or Government decisions have left a successful shopping center or transit routes in decline. This needs more discussion.
#1 Example A corporate decision moved the old Walgreens on Taylor Ranch Drive at Montano to its existing location at Montano and Coors so a new store could be built with a pharmacy drive thru. Residents begged them not to move, because it was so convenient for residents to walk to or drive to. The old shopping center has been struggling to maintain tenants after losing its anchor store. The new Walgreens is not as busy as before.
#2 Another example. Recent Government decisions to suspend transit routes in different areas of the City, including the West side, negatively impacted the riders future utilization of the system. Commuters who previously relied on public transportation were forced to find other means of reliable transportation. This interruption of transit services started a decline in the utilization of the system which will be difficult to recover from.

Rene' Aug 4 2025 at 10:00PM on page 28

Suggestion

In terms of Community identity, the 1984 Coors Corridor Sector Development Plan did the best job in providing more of a Southwest identity along Coors Blvd. which resulted in beautiful development using New Mexico style architecture that complemented the natural beauty of the Bosque by requiring southwest (earth tone) colors to blend with the natural landscape, along with strict signage regulations and effective view regulations that kept the building heights low to preserve the scenic views of the Bosque, and Mountains, and encouraging views towards the volcanoes and escarpment as see from a distance.

Rene' Aug 4 2025 at 9:49PM on page 28

Suggestion

Page 28: Impact Fees: Westside development began before the Impact fees were enacted. Impact fees began around the 2000's, were collected from those developing an area to fund the necessary public infrastructure, external to the development, such as water, sewer, roads, drainage, parks, open space and trails, etc. that the development would need to connect to. All the Impact fees collected in an area were to be used in that area. We need to make sure that is still the case. I am concerned that the fees for parks, open space and trails are being used in other areas of town. We need to make sure the fees pay for the area they are collected in.

Jane Aug 4 2025 at 8:13PM on page 43

Thank you for highlighting the significance of this area and the Comp Plan inclusion of protecting heritage landscapes in its Goals and Policies.

in reply to Rene''s comment

Jane Aug 4 2025 at 8:07PM on page 24

Route 92 was never reinstated. There are a total of 2 ABQ Ride transit routes in the West Mesa and NW Mesa CPAs. They are the 155 and the 157.

I believe the persistent inaccuracies in citing transit service suggest that there exists the infrastructure for TOD. No T means no TOD!

Jane Aug 4 2025 at 8:04PM on page 23

Central and Unser is not on the NW mesa.

in reply to Carrington S Balderson's comment

Jane Aug 4 2025 at 8:04PM on page 20

I agree. I don't recall any participants in our focus groups reporting that they opposed current zoning or felt development was constrained by the underlying zoning. They did express an interest in more amenities readily accessible to residential areas but not different zoning.

in reply to Jane's comment

Jane Aug 4 2025 at 7:59PM on page 19

In fact, none of the photos here is in the NW mesa.

Jane Aug 4 2025 at 7:58PM on page 19

Pat Hurley Park is not in the NW mesa!

in reply to Rene''s comment

Jane Aug 4 2025 at 7:56PM on page 13

Thank you, Rene.

The original boundary of Petroglyph National Monument when it was created by Congress in 1990 included over 7,000 acres. The land removed from PETR boundaries to allow Paseo del Norte to be built through the escarpment and through PETR did not add land to the Monument. To say the indigenous advocates and tribal governments protested seems to me to downplay the grave damage this road represented to sacred land for Native people.

Rene' Aug 4 2025 at 3:55PM on page 18

Agree!

Rene' Aug 4 2025 at 3:50PM on page 16

Question

Do you mean: Long stretches of the 17 mile volcanic escarpment was carved out by the volcanic eruptions over 100,000 years ago.

Rene' Aug 3 2025 at 2:36AM on page 18

Suggestion

Mariposa Park is also a flood control basin that will hold a large surge of storm water if it overflows the adjacent arroyo levee, which did happen in 2013, flooding the park.

Rene' Jul 31 2025 at 6:58PM on page 82

Please note: CPO-13 Volcano Mesa applies to low density residential. It does not apply design standards to commercial zones or high density residential.

Rene' Jul 31 2025 at 4:57PM on page 91

Suggestion

Should start strengthening and expand planning efforts for more protections for Petroglyph National Monument sooner rather than later. 5-7 years will be too late, due to development infill.

Whitney Jul 29 2025 at 1:04PM on page 90

Suggestion

Please include PRD - we are involved with trail development and are key in requiring developers to include trail connections from neighborhood to existing or planned facilities during subdivision review. We also receive 1/4 cent transportation tax funding for trails and maintenance.

Whitney Jul 29 2025 at 12:57PM on page 53

Suggestion

It designates a max 20 mph speed for all trail users, e-bikes, bikes, and powered micromobility devices like e-scooters and one-wheels.

Whitney Jul 29 2025 at 12:55PM on page 52

Suggestion

Calabacillas Arroyo Trail Plan: The Calabacillas Arroyo on Albuquerque’s westside presents a great opportunity to increase park and recreation amenities in Northwest Albuquerque and to develop a critical connector trail. The natural arroyos in the northwest mesa have historically been barriers that separate neighborhoods and public facilities. This trail will reverse this condition by establishing the Calabacillas Arroyo as more of a park and recreation asset and a vital part of the City’s transportation infrastructure. We are currently in the design process for a Phase 1 of the trail that would connect existing PRD parks like Hunter's Run and Tuscany. This project will require funding, but it is programmed into the Project List for future TIP funding. We can share the design plan if that is desired, but it's notably missing in this draft.

Whitney Jul 29 2025 at 12:41PM on page 52

The Open Space Division has received grant funding from the State - Trails+ Grant funding and has begun implementing portions of the West Mesa Trails Plan.

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