[Neighbors] Fw: LUPZ Amendment D

[Tandi Hufnagel via Neighbors_nobhill-nm]

The step-down or neighborhood edges are crucial for retaining the monetary
value and quality of properties bordering commercially zoned areas.

Tandi Hufnagel

On Tue, Oct 10, 2017 at 6:00 PM, Shirley Anderson <smander37 at gmail.com>
wrote:

> Retain the step-down requirements.
> Shirley Anderson
> 3108 Hyder SE
> <https://maps.google.com/?q=3108+Hyder+SE&entry=gmail&source=g>
>
> On Oct 10, 2017, at 5:29 PM, Veronica Salinas via Neighbors_nobhill-nm <
> neighbors_nobhill-nm at mailman.swcp.com> wrote:
>
> Dear Neighbors:
>
> Amendment D, sponsored by City Councilor Pat Davis, will be voted on at
> tomorrow's LUPZ meeting on October 11 at 5:00 pm. It will set commercial
> building heights in Nob Hill and Highland for IDO zoning.
>
> Although the heights in lower Nob Hill have been reduced to the maximum
> allowable heights in our sector plan (thank you Pat Davis!), commercial
> building heights in Highland are going up from 67 to 89 ft. (or 2-stories).
> And we are losing approximately 80% of the "step-down" requirements, which
> provide a gradual transition from commercial to residential zones, in both
> Nob Hill and Highland.
>
> In practice, this means that an 89 ft. commercial building could go up
> directly across the street from a 1-story historic residential building
> along Copper between Graceland (1 block west of Washington) and San Mateo.
> These residential properties along Copper could also lose their winter
> solar access and be in complete shade on winter solstice.
>
> If you want to maintain the heights in our current sector plan and retain
> our "step-downs" (called Neighborhood Edges in the new IDO), please reply
> all to this e-mail to let Pat Davis know. The letter below contains more
> information on the proposed changes.
>
> Thank you,
>
> Veronica Salinas
>
>
>
> ----- Forwarded Message -----
> *From:* Veronica Salinas <veronique_salinas at yahoo.com>
> *To:* Pat Davis <patdavis at cabq.gov>; Pat Davis <davis.patrick at gmail.com>;
> Sean M. Foran <seanforan at cabq.gov>; Petra Morris <pmorris at cabq.gov>;
> Shanna M. Schultz <smschultz at cabq.gov>
> *Cc:* TheBoard NobHill-NM <theboard at nobhill-nm.com>; Gary & Melodie
> Eyster <meyster1 at me.com>; Susan Michie-Maitlen <sgm150 at ymail.com>
> *Sent:* Tuesday, October 10, 2017, 5:05:58 PM MDT
> *Subject:* LUPZ Amendment D
>
> Dear Pat:
>
> I would like to thank you for the hard work both you and your staff have
> put into Amendment D to address the neighborhoods' concerns. The IDO
> proposed almost doubling commercial building heights in Nob Hill and
> Highland. Amendment D represents a vast improvement over these proposed
> changes, but the Neighborhood Edges provision in the IDO, which replaces
> the "step-back" requirement in our current sector plan could still be
> improved.
>
> Commercial building heights in Amendment D are much closer to what is in
> our current sector plan, but they are still being increased from 39 to 42
> ft. in lower Nob Hill (Girard to Aliso), 54 to 57 ft. in upper Nob Hill
> (Aliso to Graceland), 26 to 30 ft. in MX-T zones in Nob Hill and Highland
> (Girard to San Mateo) and 67 to 89 ft. in Nob Hill and Highland (Graceland
> to San Mateo). This means that zoning is becoming less restrictive in Nob
> Hill and Highland yet again.
>
> In addition, the Neighborhood Edges provision in the IDO falls far short
> of the gradual transitions provided for by the "step-back" requirements in
> the 2014 Nob Hill-Highland Sector Development Plan. The "step-back"
> requirement (page 89) allows a maximum building height of 26 ft. at the
> property line in commercial zones (CCR-1, CCR-2, CCR-3, SU-1) located
> adjacent to residential zones, regardless of zoning (SFHD, MFHD, R-1, R-2,
> R-3, C-1, C-2, O-1, OR-1, OR-2, P-R, SU-1, SU-2). Commercial buildings are
> then required to step-back 15 ft. for every 1-story increase in building
> height. The purpose of this provision is to facilitate a gradual transition
> between residential and commercial zones, which is imperative for
> maintaining the human scale and walkability of our neighborhood.
>
> The Neighborhood Edges provision does not afford these same protections.
> This is because current zones such as R-3, C-1, O-1, OR-1, OR-2, P-R, SU-1,
> SU-2 located adjacent to residential zones north of Copper and south of
> Silver have been mapped to R-ML, R-MH, MX-T and MX-L zones in the IDO.
> However, the Neighborhood Edges provision in the IDO only applies to R-A,
> R-1, R-T and R-MC, which means those properties zoned R-ML, R-MH, MX-T and
> MX-L are no longer protected under the Neighborhood Edges provision in the
> IDO (see https://www.abc-zone.com/ido-zoning-conversion-map).
>
> I request that you please keep the standard maximum building heights in
> Highland of 45 ft. with the allowance of two 1-story bonuses because this
> is most consistent with the current 67 ft. maximum. I also request that you
> extend the Neighborhood Edges provision to include R-ML, R-MH, MX-T and
> MX-L along Copper between Carlisle and San Mateo and along Silver between
> Girard and Montclaire.
>
> Thank you,
>
> Veronica Salinas
>
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>
>
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