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.