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

Wed Nov 22 15:17:53 MST 2017

I also agree with Dennis.,,,, someone needs to be held accountable,,,, If we let this slip by, how many other projects will go under the radar and not meet existing code, I am very disappointed that after the project was red flagged and had a stop work order, that the city didn't follow up.

Sent from my Verizon 4G LTE Smartphone

------ Original message------
From: Patricia Mcpheron via Neighb...
Date: Wed, Nov 22, 2017 1:21 PM
To: Dennis P Trujillo;
Cc: codeenforcement at cabq.gov;Pat Davis;NobHill Neighbors;Suzanne G. Lubar;agarcia at cabq.gov;bnwilliams at cabq.gov;TheBoard NobHill-NM;Shani Madden;
Subject:Re: [Neighbors] Copper/Aliso Development Exceeds 39 ft. Height Limit

I agree with Dennis.

Sent from my iPhonepm

> On Nov 22, 2017, at 12:00 PM, Dennis P Trujillo via Neighbors_nobhill-nm <neighbors_nobhill-nm at mailman.swcp.com> wrote:
>
> 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 _______________________________________________
>> Neighbors_nobhill-nm
>> mailing list
>> Neighbors_nobhill-nm at mailman.swcp.com
>> https://nam01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fmailman.swcp.com%2Fcgi-bin%2Fmailman%2Flistinfo%2Fneighbors_nobhill-nm&data=02%7C01%7Cjmp6265%40hotmail.com%7C4437c675753349fc793108d531e6983f%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636469788842817619&sdata=ok0X1RYWCTOaEUVIWQ2fFQF96p85fY5n6HamIqhKo2E%3D&reserved=0
>> _______________________________________________
>> Neighbors_nobhill-nm mailing list
>> Neighbors_nobhill-nm at mailman.swcp.com
>> https://nam01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fmailman.swcp.com%2Fcgi-bin%2Fmailman%2Flistinfo%2Fneighbors_nobhill-nm&data=02%7C01%7Cjmp6265%40hotmail.com%7C4437c675753349fc793108d531e6983f%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636469788842817619&sdata=ok0X1RYWCTOaEUVIWQ2fFQF96p85fY5n6HamIqhKo2E%3D&reserved=0
>>
>> -----Inline Attachment Follows-----
>>
>>
>> _______________________________________________
>> Neighbors_nobhill-nm mailing list
>> Neighbors_nobhill-nm at mailman.swcp.com
>> https://nam01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fmailman.swcp.com%2Fcgi-bin%2Fmailman%2Flistinfo%2Fneighbors_nobhill-nm&data=02%7C01%7Cjmp6265%40hotmail.com%7C4437c675753349fc793108d531e6983f%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636469788842817619&sdata=ok0X1RYWCTOaEUVIWQ2fFQF96p85fY5n6HamIqhKo2E%3D&reserved=0
> _______________________________________________
> Neighbors_nobhill-nm mailing list
> Neighbors_nobhill-nm at mailman.swcp.com
> https://nam01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fmailman.swcp.com%2Fcgi-bin%2Fmailman%2Flistinfo%2Fneighbors_nobhill-nm&data=02%7C01%7Cjmp6265%40hotmail.com%7C4437c675753349fc793108d531e6983f%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636469788842817619&sdata=ok0X1RYWCTOaEUVIWQ2fFQF96p85fY5n6HamIqhKo2E%3D&reserved=0
_______________________________________________
Neighbors_nobhill-nm mailing list
Neighbors_nobhill-nm at mailman.swcp.com
https://nam01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fmailman.swcp.com%2Fcgi-bin%2Fmailman%2Flistinfo%2Fneighbors_nobhill-nm&data=02%7C01%7Cjmp6265%40hotmail.com%7C4437c675753349fc793108d531e6983f%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636469788842817619&sdata=ok0X1RYWCTOaEUVIWQ2fFQF96p85fY5n6HamIqhKo2E%3D&reserved=0
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <https://mailman.swcp.com/pipermail/neighbors_nobhill-nm/attachments/20171122/215da456/attachment.html>