[Neighbors] Copper/Aliso Development Exceeds 39 ft. Height Limit
maria munguia via Neighbors_nobhill-nm
neighbors_nobhill-nm at mailman.swcp.com
Wed Nov 22 10:05:06 MST 2017
I agree with Shani and Joan.
Maria Munguia Wellman, LISW, LCSW, PhD
ojos que no ven...corazon que no siente.
--------------------------------------------
On Wed, 11/22/17, Shani Madden via Neighbors_nobhill-nm <neighbors_nobhill-nm at mailman.swcp.com> wrote:
Subject: Re: [Neighbors] Copper/Aliso Development Exceeds 39 ft. Height Limit
To: "Joan Weissman" <joan at joanweissman.com>
Cc: "codeenforcement at cabq.gov" <codeenforcement at cabq.gov>, "Suzanne G. Lubar" <slubar at cabq.gov>, "Pat Davis" <davis.patrick at gmail.com>, "bnwilliams at cabq.gov" <bnwilliams at cabq.gov>, "agarcia at cabq.gov" <agarcia at cabq.gov>, "NobHill Neighbors" <neighbors at nobhill-nm.com>, "TheBoard NobHill-NM" <theboard at nobhill-nm.com>
Date: Wednesday, November 22, 2017, 9:43 AM
I found
Kassam’s email thoughtful as well. The rendering looks
attractive as well. I think more focus on permits and
city’s approval process in the future is of utmost
importance; This one seems to have gotten by us. I don’t
think it fair to hold the builder accountable.
Shani
~ Sent
from my iPhone
On Nov 22,
2017, at 9:13 AM, Joan Weissman <joan at joanweissman.com>
wrote:
There are obviously larger
issues involved, such as the consistency of the planning
department, and the future of local codes in the light of
new zoning regulations. We should not let go of neighborhood
oversight, and I appreciate the detailed follow up.
However, after reading Mr. Kassam’s
thoughtful message, and seeing the picture of his
development, I think it might be time to move on in this
particular case. The rendering is quite attractive, and I
look forward to seeing it finished and occupied with new Nob
Hill residents.
Joan
Weissmanjoan at joanweissman.comwww.joanweissman.com505.265.0144c. 505.379.4851
On Nov 21, 2017, at 6:28 PM, Jim
Strozier via Neighbors_nobhill-nm <neighbors_nobhill-nm at mailman.swcp.com>
wrote:
Neighbors, Rahim Kassam asked
me to pass along this message. He is travelling to visit
family for Thanksgiving. Jim
StrozierPresident,
Consensus Planning, Inc. and Nob Hill
resident As the developer of
the project at Aliso and Copper, I would like to meet with
the neighbors to show you the project. I also want to take a
moment to clarify some of the information in the email that
was sent out by Veronica Salinas and Govinda Haines
regarding my project: 1. When
I originally met with the city over 2 years ago, they
informed me that the height limit for the property was 54
feet and allowed for 4 stories as this property was located
in the CCR-2 zone. I worked with the city during those 2
years developing a plan for this site which is in a
designated metropolitan redevelopment area. I went through 3
PRT's, 1 DRT and the building permit process. During
that time I worked with the city in good faith to come up
with an aesthetically pleasuring design that worked within
their guidelines. It was the interpretation of the City
Planning Department that the allowable height for this lot
is 54 feet with up to an additional 5% for parapet variation
& and additional 20% for other design
elements.2. My
building is slightly over 40 feet including the parapet with
4 smaller stories. I also have a stepback staring at the
third floor. During this entire time I was never told that
there was a different interpretation of the maximum building
height.3. I
had no intention of building to the maximum height allowed,
but rather designed a shorter, 4-story building with a
stepback in order to provide for an appropriately scaled
building to the street. The seasoned architect on this
project came up with an innovative double townhouse
design.4. In
addition, the project does not maximize the density allowed.
The project is designed for 12 dwellings even though I was
told at an earlier PRT that the site could allow for 24
units.5. I
have always felt that this project will enhance the
neighborhood. It was formally a boarded up motel and then an
empty lot next to a liquor store and is now being
transformed into something that the city and the Nob Hill
Neighborhood can be proud of. I have attached a rendering
showing the project (prior to lowering the
height).6. After
working with the City, I made an application for a building
permit, which was approved and I started
construction.7. The
neighborhood brought the city’s error to their attention.
However, even after that I had a meeting with the planning
department determined that 54 feet and four stores was
allowed. When the City brought their error to my attention
and red tagged the project, I met with them and determined
the best way to proceed. I modified the building plans and
cut down the third floor (at considerable expense) to lower
the overall height to 39 feet with the allowable parapet
slightly above that. The modified height is consistent with
the requirements of the Nob Hill Sector
Plan.8. The
project is designed with rear (alley) access garages which
come at a higher cost than unsightly surface
lots.9. I
applied for and received an administrative approval, as
provided for in the zoning code, for a change to allow a 4
story building within the allowable 39 foot height limit.
The City’s carefully considered decision is also attached.
Part of the city’s reasoning was that the height of this
project would be the same as a three-story project allowed
in the old Nob Hill Sector Development Plan. It’s
important to note that with the passage of the IDO, the
allowable height is now 42 feet with no setback at
all.10. I
have been asked, why didn’t you just sue the city when
they placed a red tag on your project after it was already
permitted? That is not my style. I prefer to try and work
with everyone to come up with a solution. I am a small,
independent developer who previously lived in this
neighborhood starting from the age of three. I love Nob Hill
and want to see the best happen for it. I think I have
designed a beautiful, small, infill project that will
greatly enhance the neighborhood. I would like to meet with
the community to show you the project and review the design
and the changes that have been made. Sincerely,Rahim
Kassam <image001.jpg>From: Neighbors_nobhill-nm
[mailto:neighbors_nobhill-nm-bounces at mailman.swcp.com] On Behalf Of Veronica
Salinas via Neighbors_nobhill-nm
Sent: Tuesday,
November 21, 2017 12:45 PM
To: NobHill
Neighbors <neighbors at nobhill-nm.com>;
TheBoard NobHill-NM <theboard at nobhill-nm.com>; codeenforcement at cabq.gov
Cc: Pat
Davis <davis.patrick at gmail.com>;
Suzanne G. Lubar <slubar at cabq.gov>; agarcia at cabq.gov; bnwilliams at cabq.gov
Subject: [Neighbors]
Copper/Aliso Development Exceeds 39 ft. Height
Limit
Neighbors:The development under construction on the
southwest corner of Copper and Aliso has exceeded the 39 ft.
height limitation specified in the Nob Hill Highland Sector
Development Plan. Per our sector plan, construction in this
parcel is limited to 3 stories and 39 ft. in height,
measured from grade to the top of the parapet. The building
is currently 4 stories and at least 42 ft.
high.I
spoke with the developer on Saturday, November 18, and he
stated that the building measures 39 ft. from floor level to
the roof deck. When the height of the parapet and the
distance from grade to the floor level are included, the
building is at least 42 ft. high. Why is the city allowing
construction to continue?When the city red-tagged the project in
September, they knew that the building already measured 22
ft. from the sidewalk to the top of the second story and
that it would be nearly impossible to squeeze another 2
stories plus the parapet into the remaining 17 ft. Defying
reason, the city approved a special exception for a fourth
story, knowing full well that the final building would
likely exceed the 39 ft. height limit.Now the building does not comply with the 3
stories AND it does not
comply with the 39 ft. maximum height. It is also likely
that it does not comply with the required stepback at 26 ft.
on the Copper side.The neighborhood has made our concerns known to
city Code Enforcement. Even the developer admits that the
building does not comply with zoning height limits. What
does it take to get the city to enforce the zoning
code?-Govinda Haines, Nob Hill _______________________________________________
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