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.