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!