The big WHY of 2009

This post is personal. It talks about WHY, in 2009, I spent so much energy and time on the subject of city planning. Why I had no choice but to step out of my comfort zone and (with the shaky voice) speak at the public hearing. And why I felt obligated to write a letter to the City Council.

I was born and grew up in Krakow, Poland. This historic city in central Europe shaped my understanding of what a city is and how it works. During my high school and collage years my daily routine consisted of 30 minute bus and light rail trip to the downtown. Waiting at the local bus stop was an opportunity to chat with the neighbors about the latest score of the town’s soccer team. There was always a group of friends on a light rail ready to discuss homework problems and share the gossip. Public transportation was so common and available I never learned how to drive, but instead I have always felt like a part of the community I lived in. After school, on a nice day, I would stroll through the city’s main square. There never was an instance that I did not run into an old friend or acquaintance. Like that grade school math teacher who insisted on calling me “Ania”. He was glad to see his favorite pupil about to graduate from an architecture school. After a full day I would go back to my family’s 500-square-foot apartment where we sat at the kitchen table at 7 pm every night for supper. I would listen to my parent’s conversations about Lech Walesa and Solidarity movement and learnt about the important changes happening in world’s politics during that time.

It is important to note that a city is more than just a collection of streets and buildings. Just like Jane Jacobs says cities are compilation of social experiences. As human beings there is nothing more interesting to us than watching other human beings. And when the times are rough we long for closeness and interaction with family members, friends and neighbors. For me, those were some fundamental, simple lessons I learnt while growing up in Poland. After studding urban design and architecture in collage, travelling to different cities in Europe, and finally settling in US (my first stop was Knoxville, TN) those lessons turned into a passion for quality of urban lifestyle. And while Denver is gearing up to adopt a new zoning code early next year I felt obligated to speak up on behalf of a simple human right to be around other humans.

The economy of the last few years has forced us to refocus our lifestyle. More and more people talk about going back to basics and recognize family and social values. The wave of foreclosures redefined housing market. Home buyers are asking for quality, efficiency and simplicity, not the square footage. Kitchen tables re-gained their popularity as people stay in and cook more. Neighborhood schools are important centers of community life. And everybody is tired of highway traffic.

City planning is a powerful tool in the hands of politicians. It can shape a city by shifting development opportunities from one end to the other like a kid playing in the sand with a shovel. It can also promote or discourage human interaction. It can allow us to walk to a corner store and mingle on a light rail or force us into our cars for hours at a time. During these times of “CHANGE” and shift in social priorities we came to a point when we should stop designing our cities for the cars and focus on the people instead.


Wishing you a meaningful 2010,

Gosia Kung

Picture of a house by Julia, 4 1/2

Letter to Santa

Dear Santa,

If you need sustainable upgrades and additions to your North Pole facilities KUNGarchitecture is your team. Could your toy manufacturing workshop benefit from additional insulation in the walls? How about a few skylights to bring the northern lights into the space? Would the elves be more productive working in the space that is simple, functional and inspiring? Do you think they could use a new dorm? Let us propose a mixed use facility with toy retail and cafeteria on the main level and elf condos on upper levels. The new, efficient, sustainable and progressive design will be respectful of the existing context of your historical toy workshop. Reindeer sled parking will be discreetly screened behind the building. The development will be served by public transportation system courtesy of Polar Express, Inc. The construction will be “white” (not green) certified to fit local climate conditions.

Yours truly,

Gosia Kung (Polar Architect)

Architects for Responsible Growth

December 10, 2009


Council Members
City of Denver, Colorado


RE: Denver New Zoning Code


Dear Council Person,
We are a group of architects who practice in Denver. We have no formal organization, what brings us together is a shared vision for the future of our City. We believe that through responsible planning and zoning Denver can become a model sustainable community that many will follow. Vibrant neighborhoods, healthy urban lifestyle, walking, biking, public transportation, good schools and public safety all depend on the right mix of uses and appropriate density.

We are deeply concerned with the down zoning of 70% of urban neighborhoods currently zoned R2 to a Single Unit designation. In order to promote sustainable growth of Denver we should allow incremental increase of density in urban neighborhoods. In our opinion all areas currently zoned R2 should allow, at minimum, Two Unit developments. There are four basic types of Two Unit developments: the main house with accessory dwelling unit, top-and-bottom duplex, front-to-back and a side-by-side duplex. All four forms are historically present in our neighborhoods and hold tremendous potential in terms of affordable and environmentally responsible housing. We also support increased density zoning (allowing townhouses, multi-story condominiums and apartment buildings) in the areas adjacent to public transit.

Stability can only be achieved through responsible and sustainable growth. In order to preserve urban fabric of our historic neighborhoods it has to be continuously repaired and updated; without the maintenance colors will fade and the fabric will deteriorate. It is also important to preserve the economic value and land entitlements that the property owners have reasonably expected to see. Maintaining and encouraging development potential is crucial component of supporting growing economy.

Increased urban density and transit oriented communities are the future of city planning. We cannot afford to continue and actually increase the un-sustainable low-density single family pattern of the past. Responsible city planning is critical in terms of reducing our carbon footprint. Increased density in urban neighborhoods has a potential to:

• Allow more residents to move closer to downtown and thus reduce commute, pollution and traffic.
• Promote health by encouraging walking and biking.
• Increased public transit ridership.
• Utilizing existing infrastructure, utilities, roads and public services for new housing and less need for development of virgin land.
• Reduce municipal infrastructure cost.
• Allow options in terms of affordable housing and transportation.
• Improve performance of local schools.
• Reduce sprawl and increase quality of life.

We are grateful and honored to be a part of the process that will shape our City for many decades to come. Denver Zoning Code overhaul brings with it a great potential but also a responsibility. We are asking you not to see the new code as an opportunity to implement shortsighted agendas of the few, but as an obligation to the future generations. Let’s make sure that we are promoting a Sustainable City that our grandchildren will be proud of long after we are gone.


All persons endorsing this letter are architects who completed projects in Denver within last five years.


Gosia Kung, AIA, LEED AP
KUNGarchitecture


Niccolo Casewit, AIA
Environmental Productions


Joseph E. Simmons
BlueSky Studio


Michael Knorr
Michael Knorr & Associates, Inc


Michael Kephart, AIA, NCARB, Certified Green Professional, NAHB, ULI and CAASH.
Kephart Living


Michel Tavel, AIA
Michael Tavel Architects


Richard R Heinemeyer, AIA, LEED AP
CDFM Architectural


Rebecca (Becky) Alexis, AIA
Architect, Residential Contractor, Real Estate Broker with RE/MAX Southeast
HIVE Architecture, LLC


Sean M. O'Hara, AIA, LEED AP
EVstudio


Guy R. Nichols, AIA
Nichols Design Group, PC


Jim Schneck
MasterBuild Architects, Inc.


Gary Taipalus
Executive Director, Rocky Mountain Center for Sustainable Urbanism


Tobias Strohe
JG Johnson Architects


Paul Adams, AIA LEED AP
Earth and Sky Architecture


Dean Foreman, AIA, LEED AP
CARVELL PAGESOUTHERLANDPAGE


Jamie Miller, Assoc. AIA, LEED AP
Odell Architects, PC


Mark Kung, NCARB
KUNGarchitecture


Paul Brady, AIA
Godden|Sudik Architects

Just a bit of zoning humor...

Variance for a Goat

I would like to request a variance from Section 8-81. (Livestock above or below ground floor) of Denver Municipal Code and request a permit for an Urban Goat.

It is my intent to turn my rooftop deck on my duplex into a green roof. This environmentally friendly feature will not only provide additional insulation to the roof, prevent the heat island effect, but will also serve as an ideal habitat and food supply for my Urban Goat. The half story structure on the roof (as a part of the two-and-a-half story building form) will serve as a holding stall. Due to its size and scale the half story structure cannot be utilized for human habitation therefore it is assumed that it’s placement in the code was intended for a livestock such as goat. The goat’s waste will be collected by a system of gutters and downspouts and deposited in my garden for the purpose of fertilizing and watering.

My garden is my pride and joy. It does not only serve as a water quality facility to treat goat waste, it is also a source of the wholesome produce for my family and neighbors. I want to invite you to tour my ten-foot-square back yard to see what I’m talking about. The short tour takes 45 minutes, while the long tour is 1.5 hour, so please plan accordingly. This urban oasis is a home to 10 hens that provide fresh eggs to the entire city block. Crops such as corn, potatoes, broccoli, pumpkins and cabbage are all abundant in case transportation stops and Denver has to grow its own food. With this application I would also like to request that the City Council does everything humanly possible to prevent my neighbor to the South from popping his top and shading my garden.

I believe that a goat would be an ideal complement to my back yard farming facility. And the flat roof on my duplex will be a very adequate habitat for the goat. In addition to my personal request for a goat I would like to propose that the Urban Goat be a use by right in all residential zones to allow all Denver citizens benefit form the livestock. All SU zones should allow Single Urban Goat (SU-g) while TU zones should allow Two Urban Goats (TU-g).

Thank you for your time and consideration.

Gosia Kung (the Urban Farmer)

Speaking about urban density (11.19.09 Listening Session)

My name is Gosia Kung and I’m a resident of the historic district of Witter Cofield in NW Denver. I am also an architect and LEED accredited professional. I came here today to talk to you about density of urban neighborhoods. I am deeply concerned with the downzoning of 70% of areas currently zoned R2 to Single Unit only designation. It is my opinion that all the areas currently zoned R2 should allow Two Unit developments.

There are three basic types of Two Unit developments: the main house with accessory dwelling unit, top-and-bottom duplex and side-by-side duplex. All three forms are historically present in our neighborhoods and hold tremendous potential in terms of affordable and environmentally responsible housing. Even the side by side duplex covered with stigma of recent year’s developments is far more sustainable option than an oversized single family house, by allowing two families to live in a structure that would otherwise be occupied by only one.

The Two Unit zones will encourage density that is crucial to stimulating a healthy growth of urban neighborhoods. The benefits we will see are:

• More residents moving closer to downtown and thus reducing commute, pollution and traffic.
• Utilizing existing infrastructure, utilities, roads and public services for new housing and less need for development of virgin land.
• Improved performance of local schools.
• Less sprawl and increased quality of life.

In case you were wondering about my accent I was born and grew up in Krakow, Poland. Because of density of historic town and public transportation I never had to learn how to drive. When I was 25 I came to America, got my drivers license and gained 20 pounds. Higher density supports healthy lifestyle by creating walk-able communities. By allowing higher density in urban neighborhoods we may, at least partially, solve our health carecrisis…

I hear so many arguments for solar access and ability to install photovoltaic panels on roofs. There is more to sustainability than tax incentives and reduced utility bills. The responsible growth of urban fabric is essential in creating sustainable lifestyle. Walking, biking, public transportation, public safety, good schools and vibrant communities all depend on the right mixture of uses and appropriate density. Single family suburban lifestyle has proven to fail.

I am a mother of two. My kids are 4 and 1. I’m here today speaking on their behalf, and asking you, to please not base your decisions about zoning and mapping on shortsighted agendas of the few. Please consider the welfare of future generations. Let’s make sure that we are shaping the city that they will be proud of long after we are gone. Thank you.

Work in progress…

“Architecture is an Art of shaping the Environment”

This is the first thing I learnt in the architecture school. The definition of Architecture. I can’t remember the class or the name of the professor. It was nearly twenty years ago in a different country and in a different language. Since then I have heard and read many definitions and descriptions of architecture but none seems to speak to me the same way. Whenever I think about design I keep coming back to my first collage lecture and those words that I just can’t get out of my head. But yet I often find myself troubled when I try to explain this statement to my friends or clients. What does it mean? Let me draw a picture instead.

Imagine a landscape like this:

 Empty non-defined space. Imagine 50 people placed in this location. They will wander around uncomfortably.

Imagine element in this landscape:

The element has defined the space. Now, the same 50 people will gather around the obelisk. They will start talking and maybe come up with idea to start something new and important.

Now imagine the same element repeated a number of times:

 The sequence of elements creates a sense of direction. People will travel along the rhythm of power poles curious about the destination.

So let’s keep adding:

 We are almost there. The power poles and the trees framed the space creating the “walls”. The sky and the tree canopies formed a “ceiling”. All we are missing is the floor:

The few simple elements defined the space. Now people will feel comfortable strolling along the path or resting in the shade under a tree.

As we add elements to our environment we customize it for our needs. We create indoor and outdoor spaces by defining the landscape. Every day we travel through spaces without even taking notice. Long narrow hallways of office buildings, open outdoor plazas, hiking trails and highways, our driveway and our kitchen. Our perception of space is shaped by the elements that define it (floor, walls, ceiling, free standing elements) as well as scale, function and placement in the sequence (or a floor plan). The quality of space will affect how we feel. We can be comfortable, relaxed, inspired, energized or confused, frustrated, bored or saddened. What a responsibility an architect has every time she picks up a pencil.

As I’m writing this post I feel that anything I say seems inadequate, too complicated or unclear. How do I describe the job of shaping human experience? Using words. Simple words. And short sentences. How do I make it clear and concise? I’m humbled and hunted about this statement I learnt as a first year architecture student and that I’m yet to figure out how to communicate. It’s work in progress.

How to live in the city

This is such a timeless classic. Enjoy!

The D-word

If you live in one of Denver historic neighborhoods you know what I’m talking about. A word so scary I dare not say it out loud. The duplex. The D-people (developers) scraping old bungalows and erecting those god-awful structures. The 5,000 plus square feet McMansions that don’t belong in the quaint setting of old Victorians. Built from one setback line to the other, maximizing the lot. The two-story (or sometimes three-story) boxy structures that shade adjacent gardens. Those walk-in-closet worshipers that bring their neighbors to tears when they look at their property tax statement!

But there are many faces of two-family developments. It is important to understand and recognize the opportunities that they carry. Here are three basic categories:

The Main House and a Carriage House (or ADU – Accessory Dwelling Unit). In this arrangement there are two separate structures on one lot. The Carriage House is a secondary dwelling unit accessed from the alley; often build on top of a two or three-bay garage. The space can serve as home office, studio, guest house or a rental unit. There are tremendous opportunities associated with the ADUs. Imagine being able to invite your aging parents to live with you (close but not too close). Imagine working at home and never having to commute again. Imagine having rental income and being able to afford buying your own home.

Top-and-bottom two-family dwelling – We all know them – a basement apartment used as a rental unit. Sometimes the two units have separate ownership and function as a mini-condo. This type of development has great potential in terms of affordable housing and can provide all the same benefits as mentioned above.

And finally a side-by-side duplex – While covered with stigma of the recent year’s developments the duplex is very common building type in historic neighborhoods. There are examples of very modest single story structures as well as larger multi story buildings. Historically the owner of the house lived in one half and benefited from the rental income from the other half. Nowadays the ownership is typically split along the party wall between the units.



Denver is going through a process of developing the new Zoning Code. The old designations of R1 (Single Family) and R2 (Single Family, Duplexes and Townhouses) are being replaced with new symbols SU (Single Unit) and TU (Two Unit). SU zones will only allow construction of single family houses while TU will allow the three scenarios described above in addition to single family homes. Current drafts of the code propose replacing 70% of residential areas currently zoned R2 with a SU designation. This means that only single family houses will be permitted to be built in the areas that currently allow multiunit developments. The new limitation is supposed to preserve the neighborhoods. However it is important to remember that the D-people can build a single family house that is 5,000 plus square feet, from one setback line to the other, maximizing the lot, shading adjacent gardens and bringing their neighbors to tears when they look at their property tax statement.

The proposed form based code is promised to be context sensitive. Hopefully this new approach to Zoning Codes will result in more respectful developments, regardless from the number of units they house. At the same time it is important to recognize the potential of Two Unit zones. The options that TU allows will benefit our neighborhoods in terms of sustainability, affordable housing and historic preservation. One would hope that in order to maintain the healthy growth of our City all existing R2 zones should be named TU under the new code.

Urban Quilting

I like to think about historic urban neighborhoods as a vibrant patchwork of different colors, patterns and textures stitched together by a grid of streets. As I’m writing this on a chilly October night I think about what makes those quilts so familiar, warm and cozy. And what makes them smell like home to so many of us.

It’s a variety of different types of fabric interacting together. From very fine florals of single family homes, through larger patches of multifamily pockets, neighborhood commercial centers and green parks, to much more prominent, landmark forms of hospitals, schools and churches.

It’s an organic character of the complex organism that grew over time. The different styles of material used. From Victorian lace, to utilitarian (Denver) squares of denim, to orthogonal grids of modern flannel. Every style has its place in the history of this quilt.

So how do we preserve this piece of fiber art? Not by hanging it in a museum behind a glass. Not by “do not touch” policy. The urban fabric has to be patched and repaired constantly like a tattered baby blanket. The best way to preserve historic neighborhoods is to allow them to continue to change and evolve. Those living, breathing organisms have to be allowed to adapt to current market conditions otherwise they will perish and die. Worn out pieces need to be replaced by new patches of developments that better suite our changing lifestyles. Contemporary forms should be introduced to represent their time. New building technologies will contribute to more sustainable construction. Responsible urban quilting is not achieved by freezing time but by continuous maintenance. Without the maintenance colors will fade and the fabric will deteriorate.

The Art in ARchiTecture and why Style doesn’t matter

In the old days of BC (Before Children) I used to do a lot of oil painting (yes, this one is mine). For several years I took classes from Kevin Weckbach on visual approaches in painting. Kevin is a truly inspirational teacher and a well recognized painter. His works are full of bold expression and spontaneity. But when Kevin teaches it’s all about the structure in painting. The “bones” or the “foundation” behind the artwork.

There are three simple questions that an artist has to answer: WHAT IF - Because the shapes have to be non-generic and unique. WHY- Because the painting has to have a strong and well executed concept (a visual approach). The concept cannot be arbitrary and has to be consequently carried through. And than there is HOW - the technical ability of an artist.

Those questions are the foundation of a good painting. Notice I never mentioned STYLE? Rembrandt and Pollock were both outstanding painters whose work can be described using the above criteria. Their paintings have strong structure and originality. Their skills are superb. Yet their style is completely different.

The same is true with architecture. Whether historical or contemporary, Victorian or modern no style is superior to the other. What defines good architecture is not the style but the solid foundation of well thought out concept and consistent execution. The style is a question of personal preference. Some wear tie-dye tee-shirts other prefer black turtlenecks. There is no right or wrong.

I often struggle when people ask me what kind of architecture I do: Residential or commercial? Traditional or contemporary? We need to categorize things to help us understand the world around us. The question I ask myself is: Buildings or Architecture?

The difference between buildings and architecture

Talk to any business coach and she will tell you to systematize your practice. Develop procedures and checklists for others to follow so you can go on vacation and your business can function without you. But how to you capture creative process? It’s like putting a snow suit on a 12 month old baby. They twist and wiggle and after many tries it is still backwards. Impossible!

Or is it? How about a simple four-step check list that when applied will result in a good design every time. Guaranteed. Let’s try.

WHAT IF is the fundamental question. WHAT IF challenges the obvious and generic.
WHY fights the arbitrary. WHY is responsible for a strong and well executed concept.
HOW MUCH asks “is this the best solution that the budget can buy?”
HOW is about technical expertise. HOW is what makes a building a building.

So how do you measure a difference between architecture and a building? Ignore the first three points of the check list and you will end up with a building. It will stand up and house the functions it was intended for. Depending on level of technical skill of the designer, quality of execution by the contractor and the budget it can be a very successful building. Nothing wrong with that.

But WHAT IF we try just a little bit harder? WHY? – because it’s worth it. HOW MUCH is this going to cost? – No more than a building. HOW? – One project at the time.

It is all because of WHAT IF

It is Saturday morning and it’s snowing. I’m running up and down the 18th Avenue taking pictures of buildings. It’s freezing. I could be sitting at Starbucks sipping hot Earl Gray tea but here I am instead. Why?

It’s all because of WHAT IF.

The design of the new addition was all done. The original option was just fine. It met all the program requirements and it made sense. It was the first and the obvious solution. We thought we were done.

I set at my drafting table on Friday knowing that I will get myself in trouble. My head spinning and full of questions: What if we look at the context? What if we address the street better? What if we hide the parking behind the building? What if we create more exciting building form? The new option emerged in a matter of minutes. The new form addresses the neighborhood context so much better. The circulation on site is very clear. And there is so much more potential in terms of creating an interesting façade.

But now we have to figure it out. Study the adjacent buildings; take pictures of the streetscape, back to sketches and studies. More work for us. Darn it!

So here I am, in the snow. On Saturday morning. Freezing! All giddy with excitement about the better “way to skin the cat”.

City on the Vine (random thoughts on tomatoes and city planning)

“Organically grown” provides the best results not only when it comes to tomatoes. European cities grew organically for thousands of years without control of a zoning code. The only limitation was: stay within the city walls. That regulation ensured density. They did have problems due to the lack of sanitation, but thankfully we have solved those problems now. So why not encourage density and organic growth of our cities?

Well, while at the first glance the idea of a “free range” city seems yummy; on the second thought one may have some reservations. First of all the medieval builders in Europe were faced with limitations. Mainly technical. They had the ability to construct a sky-high cathedral but average town house was limited to three or four stories. They also didn’t have to deal with car traffic and parking issues. When we think about our cities right now, and realize what complex and sophisticated organisms they are, it seems that some planning might be a good idea. But how much planning is too much?

New Denver zoning code is “form based”. What it means is that the planners came up with a set of forms that are appropriate for certain uses and locations. For example, they are saying, if you want to build a house in one of the near-downtown neighborhoods this is what it needs to look like. And here comes a sketch of a house and a list of requirements regarding the floor height above grade, the wall plate height, the length of wall, the jogs in the wall, the porch location and size… Wait a second! It’s a complete design! Have we gone too far? Do we really need the City planners to tell us how many steps we need to climb to get to the front door of our house? (by the way, the ADA accessible, on-grade entry is not allowed under the current draft)

What is this controlled approach going to do to our city? There are covenanted communities in our area to examine. Highlands Ranch comes to mind. Let’s think about it for a minute: Character? Charm? Vibrant mix of forms and uses? Walkable community? Hmmm…Let’s go back to Europe for a second. What is so fascinating about those old towns built without a plan? Character? Charm?.... How did they do it?

Dear City Planners, please focus on transportation, growth and sustainability. Please protect our residential areas from heavy industrial uses. Please keep Wal-Mart away from the downtown. Tell us all about uses, setbacks, allowable floor area ratios and even height of the structures. But please let architects do their job of designing the buildings. We promise we won’t mess up your grand vision.


Sincerely,


Gosia Kung (the architect)

How?

There is a lot that goes into HOW the building is put together. It’s a loaded question. From technical aspect of the design and detailing to careful execution by the contractor.

How is about the Zoning Code and about the Building Code. How does the building fit on site and how do people exit in case of emergency.

How is about the materials and how they fit and work together. How they are supported and how they transition.

How is about engineering. How is the roof supported and where does the water drain. How is the building heated and cooled and where does the power come from. Where is the water heater located and how do we dispose of the sewer.

How is about the construction. Working with a contractor on how our drawings are interpreted and executed.

How is what makes a building a building.

Stagnation

I am a big fan of Seth Godin. Here are fragments of one of my favorite essays by him - Stagnation is easy, change is hard.

“They want to make the supermarket near my house better. Add free parking for all the people who want to shop in the village (where there is no free parking). Add more fresh produce and organic foods, as well as an enhanced deli/prepared food section. They also want to take over an abandoned lot where a car dealership stood abandoned for years, and eliminate a little-used street that messes up the traffic.

The town is up in arms!

There are petitions everywhere. People are outraged. Shocked. It'll ruin everything.

It seems as though it's easy to be against change.

There's a toxic waste dump in my town, crowned by an old, rusting, abandoned water tower. There's actually a committee to protect the water tower, given that it signifies an important part of our (toxic) heritage.”

“If I ran the Stop & Shop supermarket near my house, I'd bluff. I'd pull bulldozers and wrecking balls into town and tell everyone I was going to demolish my no longer profitable store and then leave the parking lot filled with bricks so no one could park there and jog over the wine store while using my parking lot.

The outrage would be so profound I'd have no trouble at all selling the town on a small upgrade.

All change isn't good. Not at all. But the knee jerk irrational opposition to change is less good. Marketing is all about making change. More often than not, a good way to sell that change is not with the promise for gain. It's with the fear of loss. Sad but true.”

Sad but true it is. And it painfully applies to the current discussion regarding the Zoning Code – the Downzoning (stagnation) versus the Sustainable Growth. Here is another way to look at the issue:

Denver population is expected to grow from 2.5 million today to 4 million by the year 2030. An average high-rise residential tower of 20 stories may house approximately 160 apartments. 160 apartments x 2.5 people per apartment = 400 people. How many high-rise towers are we going to need to accommodate the growth of our City? Given the City limits are fixed, where are those towers going to be built? How is this going to affect the urban landscape of Denver? Maybe duplexes and row houses are not so bad after all?

Conation

The ability to act purposefully.

How much? (Hint: it’s not about the money)

Usually after we have gone through the creative process of asking “What if” and “Why” the reality hits. The client asks the unavoidable question “How much is this going to cost me?”

So what is the cost of good design? Is it more expensive than a bad one? How about an average? What if they all cost the same?

The quality of architecture is not determined by its cost. After all, the sunlight coming through the window is free, but it is the architect’s job to capture it.

So how much for this cozy feeling of a window seat where you settle to read a book? How much for the dining space that welcomes a family for dinner after a long busy day? How much for that patch of grass in front of my house where neighbors gather on Friday afternoon for a glass of Chianti?

The environment that is simple, functional and inspiring doesn’t cost more. But how much is it worth?

Down-zoning or Green Growth?

“Down-zoning will preserve historic neighborhoods because it will eliminate scrapes, prohibit McMansion duplex construction and stop contemporary developments”. This and similar statements are carried by the proponents of replacing current R-2 zoning (that allows duplexes and row houses) with the single family zoning. Few comments come to mind:

• The current or new zoning codes do not prohibit demolition (scrapes) of existing structures. Those decisions are made by individual property owners based on technical and economical evaluation.
• A single family residence can take on a size of a duplex. It’s a question of form, not use.
• Codes do not regulate a style of architecture. A style is a matter of personal preference not legislation.

The down-zoning does not accomplish the intent of preserving the character of our neighborhoods. The down-zoning will induce stagnation by eliminating opportunities for increasing density and bringing new population to the neighborhoods. With this current proposal of the new zoning code there lies a tremendous opportunity but also a responsibility. Peter Park said: “When cities stop changing, they start dying”. So what is green growth?

• Green growth prevents sprawl.
• Green growth recognizes potential of already established neighborhoods. Existing infrastructure, schools, transportation, retail etc. along with proximity to downtown present a great opportunity. By bringing new, young population to those neighborhoods we continue to revitalize the community making it more desirable.
• Green growth is respectful to the existing character of neighborhoods. New developments are subordinate to the historic structures in terms of scale, setbacks and forms. New “form based” code can control those aspects without eliminating opportunities for multifamily living.
• Green growth means sustainable and respectful developments.

When I decided to move to Northwest Denver I was excited to become a part of this vibrant and growing community. The schools are improving and the property values are going up. I would like to see this growth to continue. Neil Goldschmidt, the mastermind behind the planning effort that turned Portland into the city it is today said: “Ours is the city with much to cherish, much to love and too much to lose to remain idle”. I would like to place my vote for the green growth.

Vanishing Equity

Meet Debbie. Single mom living in Northwest Denver. Last year three developers approach her about buying her modest 1300 SF house. They offered way more than she paid for it, enough to get her and her young children to a larger home. Debbie was excited and dreamed about moving to a new house. Than, her property got down zoned in March of last year. The developers withdrew their offers. The dream was over. Now Debbie is stuck. Her family really needs a bigger place but nobody wants to buy her house as is and Debbie has no money to remodel or build an addition.

Meet Bob. Bob is a retired consultant. Bob would like to sell his house in Wash Park and move to California. His 1400 SF residence is too small and too outdated for a modern family. For a while Bob hoped that a developer may buy his property but he is about to fall victim of down zoning as well. His new hope was building a carriage house on the alley to add equity to his property. Bob hired an architect and together they created a plan for a two story ADU (accessory dwelling unit) with 2-car garage on the main floor and apartment on the second floor. When Bob applied for a building permit he was told that carriage houses were not allowed in Denver. All Bob could build on the back portion of his lot was a garage, so that’s what he did. Bob is still fighting his battle hoping that one day he will be allowed to add a second story apartment to his garage.

The value of the property is greatly affected by the zoning laws. A change in property zoning designation can increase or decrease its value. Typically the higher the zoning the higher the property value. For most us home equity is our biggest asset. This is why when the City Planners propose a new zoning code we should pay attention because the change will touch all of us.

The proposed zoning code drastically reduces development opportunities in many Denver neighborhoods. While we all agree that a new code is necessary to control the scale of the new construction the change in the land entitlement is very concerning. The current plan is estimated to wipe down one billion dollars of equity in the City of Denver. An average property will lose 20% of its value if down zoned from R-2 to a single family dwelling.

To learn more about the new Denver code and to post your comments go to: http://www.newcodedenver.org/

Why?

My projects are like my kids. They drive me crazy.

“Why is it raining?”

“To water trees and flowers”

“Why?”

“So they can grow”

“Why?”

“Trees are good because they clean the air”

“Why?”….

It goes on, and on and on…

When I work on a project it goes like this:

“Why is this space long and skinny?”

“Why do these walls not align?”

“Why do they align?”

“Is this the best location for the entry?”

“Why?”

“Why not here?”

Sometimes I’m tempted to scream JUST BECAUSE IT LOOKS COOL ON PAPER!

Why? is the second point on my check list. Following directly the What if?. Why? challenges the arbitrary. The form has to have the purpose and an explanation. The placement of elements, relationships between spaces and color cannot be accidental. Strong, well executed concept is clearly noticeable. It is pronounced everywhere in the building. We say “This house is open”, “This space is private”, “This office is functional”. It is. Because all the “Whys” have been answered by the architect.

My projects are like my kids. I care about them. They deserve better than “Just because”.

The three magic letters - ADU

My friend Erin asked me to look at houses with her. With two kids and third on the way her family outgrown the 1400 SF Victorian they live in. She’s looking for a home that will satisfy their immediate needs and allow some room for growth in the future. I gladly agreed to spend an afternoon with her as I love exploring the real estate world, particularly in terms of potential.

Our first stop was a three-bedroom Dutch Colonial. We discussed possibility of two story addition on the side. Then, Erin explained that her mother-in-law’s health is deteriorating and soon she may need to move in with Erin’s family. I pointed at the existing garage structure and said: This might be your solution. The magic three letters – ADU!

ADU stands for Accessory Dwelling Unit (aka Carriage House, Granny Flat etc.) It is a secondary living space placed on the alley. ADUs are present in some older neighborhoods but in past 50 years the zoning code did not allow them.

Erin was happy to know that soon she may be allowed to turn existing garage into a one bedroom apartment and invite her mother in law to stay there. Close but not too close. The carriage house will provide living arrangement for the family with opportunity for privacy and assistance when needed.

The new zoning code re-introduces the carriage house in some residential areas. The additional living space can be used as a studio, home office, guest house or a rental unit. A young family occupying the main house will have opportunity to supplement their mortgage with rental income. Aging empty nesters can move to the carriage house and rent the main house to a growing family. An artist can utilize the space as a studio…

To learn more about ADUs and to comment on the proposed zoning code go to http://www.newcodedenver.org/.

Welcome back ADUs!

Otaku

Otaku is a Japanese term used to refer to people with obsessive interests. (Wikipedia)

What if?

What if buildings could float? What if space had no limits? What if buildings didn’t lie? What if?...

“What if” is fundamental question for a good design. “What if” challenges the obvious. Without the “what if” the result is a generic building. A generic house, generic strip mall, generic hotel. When a client calls us they usually have a solution in mind. It’s easy to just provide drafting services for the first solution that comes to mind but “what if?”. “What if” is exploring other options. What if there is a better way to do it?. What if the most obvious solution is the best one? What if it is not?

If you share our obsession of “what if” join the discussion on our FB page at

http://www.facebook.com/pages/Denver-CO/KUNG-architecture/77524147846

See you there!

Downzoning of NW Denver

For everybody who, like me, missed this on TV: http://www.youtube.com/watch?v=liUCCyDEZjM&feature=channel http://www.youtube.com/watch?v=ZvsxcvlhC90&feature=channel http://www.youtube.com/watch?v=uJ1SgCTVBJ8&feature=channel

The argument as old as time

I was trying hard to stay out of the discussion about new developments in historic neighborhoods but the recent comment on my blog forced me to step in. So, here is my take on this, old as time, dispute.

Whenever a group of progressive, innovative entrepreneurs introduces something new they meet with the conservative opposition. When in early 1900 developers started building first Denver Squares they were criticized by the owners of older Victorian homes. They introduced a form that was new and unfamiliar and got some heat for that.

Many entrepreneurial architects, builders and developers live in the area they work in. It allows them to see opportunity that others may miss. They often invest their lifetime savings to introduce creative, sustainable housing options to their beloved neighborhoods. Those not-afraid-of-risk individuals got hit particularly hard by the current recession. I do hope however that they will hold on to their properties and when the time is right new progressive developments will sprout everywhere. After all, down-zoning or not, it’s their spirit that moves us forward. And if in the process they make a buck or two more power to them!

P.S. I would like to dedicate this post to the first guy who looked at the pile of sticks and mud and thought of building a shack. He must have been widely criticized by his fellow citizens living in the trees. After all they’d been living in the trees for thousands of years, the trees protected them from wild animals, surely that must have been perceived as the best way of living. Sometimes they fell down and broke a limb or two but they didn’t want to see those odd cone shaped structures between the trees that were so familiar to them. Thank you, my fellow architect/builder for seeing an opportunity and keeping at it!

Downzoning Berkeley is contrary to sustainable development goals

Great article http://www.thedenverdailynews.com/article.php?aID=5303

Sustainable aspect of new developments

I’ve been following the discussion in North Denver Tribune about new developments in historic neighborhoods for quite some time. A contemporary duplex next to a quaint Victorian can stir quite a discussion with strong opinions on both sides. There is one argument however that I have not heard yet and it is sustainability. With building codes being updated every three years and new energy codes adopted by the City the new construction is far superior in terms of energy efficiency. Proper insulation, new doors and windows, low flow plumbing fixtures, energy-star appliances… As an example: two layers of brick (standard wall construction for most older homes) has an R value of about 1, in contrast new code requires at least R-19 insulation for walls. No need to convince anybody that new materials outperform the old ones in terms of energy conservation but let the numbers speak for themselves: Last year my family moved from a 1913 Denver Square to a brand new town home. My Xcel bill for 1,800 SF old home could easily reach and exceed $300 in winter; in my new 2,800 SF house we never went above $130. That’s more than three times less energy used!

I’m not proposing to replace all the old homes with the new ones. “Out with the old, in with the new” is not a very sustainable approach. There is embodied energy in existing structures that needs to be considered. Well maintained historic homes, restored with love, equipped with modern fixtures hold tremendous “green” value (pun intended: both financially and environmentally). But what about those mold infested, structurally unsound, leaky shacks? Cash for (construction) clunkers?

The not-so-green new Zoning Code

The new Zoning Code for Northwest Denver proposes rezoning majority of the area to a “single family dwelling” zone. This is lower density that currently allowed by R2 and R3 designations. This move seems to be contradictory while Denver strives to be a “green city”.

Increased urban density results in more sustainable communities because it reduces the need for developing virgin land for housing and decreases urban sprawl. Urban infill and new construction on previously developed land allows for access to existing services and transportation. Usually city planning efforts encourage higher density residential zones near town centers to bring people closer to their work place and thus eliminate long commute.

Now, nobody is proposing to build high rise developments in the Highlands. Current zoning restrictions make it impractical and impossible to do anyways. But there are hundreds of duplexes and townhouses here, built anywhere from early 19 hundreds till present, that are a part of our urban landscape. Why shouldn’t new developments of this kind continue to be allowed in the area?

Northwest Denver has been thriving in the past recent years as more people like to live near attractions offered by the downtown. That said I’m puzzled why the City wants to limit the growth of NW Denver.

Proposed new Denver Zoning Code

I’m extremely concerned with the down zoning of NW Denver to a single family district. This will result in decreased property value and a number of foreclosures. As an architect I have opportunity to talk with the developers in the area. For a while this has been the strongest neighborhood in the Denver Metro. But the new zoning code will eliminate existing development opportunities. The investors who currently own lots with hopes for building a duplex or a triplex will let the properties go into foreclosures when the new code comes to effect. In the current economy the results will be catastrophic for the area. Now is NOT the time to down zone!

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