Albuquerque residents would have more opportunities to live in duplex housing under a proposed zoning amendment before the city’s land use, planning and zoning (LUPZ) committee this week. 

The change would allow duplexes, which were once allowed under city zoning, to be constructed from existing single-family homes located in certain areas of the metro.

Supporters say the change is important for those searching for more flexible and affordable housing options, and to offer economic benefits to homeowners who choose to split a home into two living units which could be rented.

Duplexes are part of middle housing, a category in short supply in many cities that already face low inventories and sky-high prices. It includes triplexes, fourplexes, courtyard buildings and townhomes — rental options somewhere inbetween a typical single family home or large apartment complex. Middle housing is typically woven into established neighborhoods that are walkable, near mass transit and more supportive of local restaurants and retail.

“I have worked with tons of doctors in training at [the University of New Mexico]. They’re here for three to four years, but a lot of them don’t have the money to buy a home,” said Brandi Thompson of Strong Towns ABQ. “It would be a great option to have a smaller one-or-two bedroom duplex for them to stay.”

Thompson, a traveling nurse, said some of her colleagues end up renting single family homes “they don’t need and don’t want.”

“It’s a strain on their finances because they’re not getting paid much,” she said. “They’re critical people for us to have here and they’re great additions to our community.”

Thompson and Jude Miller are two leaders at Strong Towns ABQ, which launched in November 2023 from the national Strong Towns group — a nonprofit, anti-sprawl, advocacy organization. The duplex proposal fits into its 2024 priorities, which include support for “incremental housing” and allowing neighborhoods “to evolve in response to local needs.”

‘Important to build momentum’

The city’s Housing Forward ABQ initiative caught the attention of Thompson and Miller last year. They were excited about proposed changes to allow casitas and duplexes to be built in neighborhoods that were zoned strictly for single-family homes. Other proposals included lifting height limits for certain residential developments and reducing minimum parking requirements. The casita proposal passed last year, as did options to convert nonresidential developments (office buildings, motels) into multifamily dwellings. But changes to duplex zoning, height limits and parking requirements were not adopted.

Miller said the casita amendment was a plus, but the average cost to build one — about $100,000 — is out of reach for many.

“A duplex feels a little bit more achievable, because you can add to an existing structure,” he said. “If somebody does have the means, it brings more people to the neighborhood; it adds a little bit of density.”

Last year’s duplex reform would have allowed for the construction of a casita and a duplex on a single lot. This year’s amendment would only allow duplexes to be constructed in certain areas designated by LUPZ as urban centers, main street areas and premium transit areas, which include sectors near Central Avenue, Uptown and an area of the Westside (see map). The sites are located within a quarter mile of transit corridors. If an owner wishes to build a duplex on a vacant lot, a conditional use permit would still be required by the city.

“It’s actually pretty limited, but it makes logical sense for a first baby step to put more people in places where they can access transit. It’s important to build momentum,” Thompson said. “Not relying on a car is good for the climate; it’s good for health; it’s good for building stronger communities.”

Miller said single family homes are largely a post-World War II construct whose time may be passing.  

“People’s families are different than they were in the 1950s,” he said. “Housing sizes have typically fallen; people don’t have as many kids; more people are single and there’s just fewer people per household.”

Next steps

City Councilor Tammy Fiebelkorn said she’s sponsoring the measure with City Councilor Nichole Rogers because many of their constituents say they can’t afford to buy or rent single family homes. Fiebelkorn said many are “precariously housed or precariously unhoused.”

“We want more people to live in those zones and increase the density,” she said. “It’s important to show that duplexes aren’t scary or detrimental. It’s vital that, specifically in our urban centers, we think of ways like this to increase density and housing options. The more supply, the lower the overall cost.” 

The duplex proposal is part of a bill that includes other proposed zoning reforms to the city’s integrated development ordinance (IDO). LUPZ is scheduled to hear the proposed changes on Wednesday and on May 15. Fiebelkorn thinks the IDO bill could come before the full City Council as early as May or as late as June.