[Neighbors] Copper/Aliso Development Exceeds 39 ft. Height Limit

Wed Nov 22 11:00:49 MST 2017

I am looking at the building as I write----looks like another big box without character and out of scale for the immediate area. Renderings always look better than the finished product. It sets a bad precedent---others will follow.
Dennis

Dennis P. Trujillo, PhD
dptrujillo at gmail.com 

> On Nov 22, 2017, at 10:05 AM, maria munguia via Neighbors_nobhill-nm <neighbors_nobhill-nm at mailman.swcp.com> wrote:
> 
> 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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