Overlook at Oxbow is a 24-acre cluster subdivision on Albuquerque’s west side. The property includes several sensitive land constraints that required special analysis and design considerations. These include a portion of the Oxbow Wetlands, steep slopes overlooking the Oxbow, an AMAFCA water quality pond, existing mature trees on the property, and adjacency to City Open Space and the Rio Grande Bosque. The challenge was to create a layout that met the cluster development standards, protected the sensitive lands, and provided a unique residential community. Consensus Planning prepared a development strategy that was the first project to use the cluster provision of the IDO to ensure that the sensitive lands were protected and allowed for the reasonable development of the property with internal and external open spaces and an internal walking trail. Pedestrian connections were provided to the adjacent Andalucia neighborhoods and neighborhood park.

Consensus Planning led a team that included Abrazo Homes, Bohannan-Huston, Inc., and the Rodey Law Firm. The project was extremely controversial and included numerous appeals and hearing by the Land Use Hearing Officer and City Council. The initial project design was approved by the Environmental Planning Commission but remanded back to the EPC by the City Council. The project was redesigned to comply with the remand instructions and approved again for 69 residential lots. The project was designed as one contiguous neighborhood with two separate and adjacent clusters.

The final design includes 69 residential lots and almost 8 acres of private, protected open space. The City Council rejected the final appeals and approved the project in September 2020. Consensus Planning is currently working with the developer and Project Team to secure sign-off and subdivision plat approvals from the Development Review Board.


  • Master Planning
  • IDO Zoning Entitlement Strategy
  • Sensitive Lands Analysis
  • Open Space and Amenity Design


  • Gamma Development, LLC.