KUNG architecture

WalkDenver - people are pedestrians by design (2)

2012-01-03T11:54:00.000-08:00

There is something absolutely amazing that happens when a child takes her first steps. As she starts exploring the world in the vertical position her perception changes. And this new spatial awareness transforms her from an infant into a person. It’s almost as the ability to walk defines a child as a human being.

Through evolution humans became pedestrians. The scientists study the connection between “feet and head” and how the development of people as walkers and runners effected the development of our brains. We all know this feeling, when we pace around the room in search for a solution to a problem or go for a walk to ‘clear our head’. The connection between the brain and the feet is clear.

For thousands of years of evolution walking was the only form of transportation available to most. Our brains are “hard wired” to the experience of walking as our eyes are conditioned to register the objects at 3 miles/ hour. At this speed human brain is able to acknowledge a face of the passerby, a flower, a bird or a sign in a storefront.

Walking is also an integral part of our social life. People like to be surrounded by other human beings and walking allows for opportunity to “bump into” an old friend, a conversation, an observation, and a participation in activity.

People’s bodies and minds are designed to participate in a pedestrian lifestyle. As technological advancements allowed us to “engineer walking out of our lifestyle” we are faced with multitude of problems from depression to diabetes and from anxiety to cardiovascular disease.

While entire health industry is alarmed by increasing rates of obesity and every day we hear recommendations for adding physical activity to our lifestyle it is important to note that simple walking twice a day for 15 minutes at a time is often enough to maintain a healthy weight. But most urban and suburban areas developed in last 50-60 years are not designed for pedestrians. Intense traffic, lack of sidewalks and ped infrastructure make it unsafe to walk.

In order to allow people to be pedestrians again we need to design streets and public spaces to the “human scale”. Creating places that are safe and fun to walk will soon result with people incorporating walking into their daily routine. Walking to school, running errands on foot and using transit for longer trips will become a part of healthier and more sustainable lifestyle.

Because “people are pedestrians by design”.

For more information please visit WalkDenver

WalkDenver - People are pedestrians by design

2011-08-29T14:16:00.000-07:00

WalkDenver is an advocacy group focused on pedestrian safety and experience. Our Vision for Denver is to become a pedestrian oriented city. We see our city as a network of well-connected neighborhoods that are people-focused, culturally vibrant, active, and economically thriving.

We recognize that walking is the most basic form of transportation. We are all pedestrians “by design” and being able to walk safely is a basic human right. Our organization was formed to challenge current city planning strategies that consider walking as “an alternative form of transportation”, not deserving attention and resources dedicated to vehicular traffic.

WalkDenver promotes walking as the most sustainable form of transportation. No resources (other than a pair of shoes) are needed to allow people to travel as pedestrians. Therefore pedestrian impact on the environment is minimal.

Walking is a social activity. People like to be surrounded by other human beings; walking allows for opportunity to “bump into” an old friend, a conversation, an observation, and a participation in activity.

Walking is the most basic, free and easy form of exercise. When integrated into an everyday lifestyle walking can provide enough activity to maintain a healthy weight and reduce risk of diabetes and heart disease. Outdoor activity and human interaction associated with walking contributes to better mental health.

Pedestrians are also the ones that shop, dine and spend money. Pedestrianism is an economic driver. Creating pedestrian oriented districts leads to higher retail revenue and increased commercial activity.

The benefits of walking are numerous and WalkDenver advocates that pedestrians are given priority in public and private infrastructure investments.

There are several elements that contribute to positive pedestrian experience but the most important one is safety. Safety is determined by the quality of infrastructure and amenities. Sidewalks, pedestrian crossings, lighting, way finding, landscaping and street furniture contribute to physical environment that is necessary for perception of safety and comfort. WalkDenver advocates for inclusion of pedestrian safety measures in the city design standards. We monitor that the standards are included in project budgets and implemented. We also ensure that the maintenance standards are enforced.

Pedestrian experience goes beyond safety. Pedestrian destinations, retail stores, coffee shops, active recreation opportunities are necessary to make walking FUN! Vibrant streets, plazas and waterfronts are elements that draw peoples’ activity. Farmers’ markets, art districts, shopping malls are places that are successful because they are pedestrian friendly. WalkDenver advocates for creating pedestrian districts connected by a network of safe streets, bike trails and public transit.

We recognize that Denver is a great city with even bigger potential. Our downtown framed by pockets of local neighborhood activity is an ideal foundation for creating a pedestrian oriented city. Our neighborhoods built on the grid of streets provide a good framework for pedestrian activity. At WalkDenver, we believe that Denver has a potential to become a model walkable, livable and sustainable city that others will follow.

To see more and to sign up our email list go to www.walkdenver.org

Urban Humanism: exploring concepts of sustainable architecture - RESTORING THE MAIN STREET

2010-12-02T13:13:00.000-08:00

For hundreds of years the main street was the center of every town's activity. It was a place where people lived, worked, shopped and conducted business. The typical development pattern included multi-story buildings with residential units on upper levels and commercial spaces on the main floor. People lived close to where they worked. A butcher, a baker, a doctor, and a merchant lived upstairs from their shop and their customers were their neighbors. The street was the center of vibrant activity. People walked and socialized, children played and the community life flourished.

The last half of the century changed the way we live. The industrial age brought with it the separation of life and work. Residential subdivisions become separated from the workplace and entertainment and social life was "zoned" elsewhere. At the same time the popularity and increased affordability of a private car made it possible to drive everywhere. The lack of investments, and in particular, the dismantling of the public transit systems, soon turned a car into a necessity.

The development patterns had to change to accommodate our car-centered lifestyle. And with that the main street had to transform. The historic streets that catered to pedestrians had to follow the car-oriented development patterns. Streets got widened and the sidewalks narrowed, trees cut down to make room for additional lanes of traffic. Multistory mixed use dense development gave way to drive-thru restaurants, banks, pharmacies. Large parking lots in front of the buildings and billboards took over our urban landscape.

The historic main street transformed beyond recognition in last 65 years but current discussions about sustainability and the energy crisis leads us to the need to reduce our dependency on driving and restoring the concept of the main street. Zoning codes are changing to make mixed-use, high-density developments possible again. And communities all over the country demand more walkable neighborhoods.

People want to bring back the pedestrian-oriented development to their communities. They want to be able to walk to a coffee shop to meet with their neighbors and would like to be able to buy milk and organic groceries in their corner store. In my own 'back yard' volunteers discuss streetscape amenities and apply for grants to promote wellness through increased safety and improved pedestrian environment on Federal Blvd.

As our country emerges from The Great Recession the construction industry will have to adapt to new market demands. One by one drive-thru's will transform into storefronts filled with locally owned restaurants, coffee shops and retail. Mixed-income housing on the levels above will provide customers to those businesses. As an architect I see tremendous opportunities as well as responsibilities for our profession. Architects will have an obligation to serve their communities by providing "People Oriented Development" advocacy and design. This may mean that we will have to come out from behind our desks and actively participate in the development process. There is so much potential and work that needs to be done in order to restore the main street in our communities.

Urban Humanism exploring concepts of sustainable architecture

2010-09-22T13:34:00.000-07:00

URBAN INFILL

In my last post I provided a board overview of how, in my opinion, the future of architecture and sustainable development will look like. The impact of the Great Recession will cause us to re-think how architecture responds to social and economic needs in addition to employing building materials and technologies that reduce negative impact that development has on the environment.

Today I would like to focus on one of the very first questions asked during the development process – WHERE to build. In the past decades the answer to that question often was – anywhere, as long as the land is cheap. We are now learning that we no longer can afford ‘cheap’. And the cheap that we already have will be very expensive to maintain and fix.

There have been many articles and books written about irresponsible development practices that lead to sprawl. Some call them ‘the biggest misallocation of resources’ others talk about ‘retrofitting suburbia’. One thing we can all agree on is that in the coming decades we will not see much of ‘cul-de-sac’ developments and business parks build on virgin or farm land.

At the same time the demographers are telling us that the trend of people moving to the large cities will continue and possibly accelerate leading to 80% of the population living in urban areas by the year 2050. And so the growth of metropolitan cities is the reality that needs to be addressed. What kind of development will accommodate this growth without continuing the mistakes that we have made in the past?

The only responsible alternative to sprawling developments is urban infill. The benefits of developing within existing urban fabric are numerous and so are the opportunities. There is land that is undeveloped such as public right of ways (that have previously been preserved for possible roadway construction) and old industrial properties as well as underdeveloped residential properties that can accommodate multifamily housing. We can already see eyes of developers turning towards these options.

Environmental benefits of urban infill are obvious and can be summarized in one simple statement – it prevents sprawl. Compact development reduces the need for driving and thus improves air quality. It also promotes the use of public transit even further diminishing the use of private vehicles. It preserves natural land and wildlife habitat as well as natural resources.

There are also social benefits of urban infill. People who live in compact developments are more likely to walk or bike as a daily means of transportation and therefore they are healthier. New development near urban core attracts new population to aging neighborhoods and improves quality of schools and vitality of community life. Compact developments allow for more diversity of housing choices allowing integration of different population groups (seniors, low income families, first time homebuyers, renters and market rate buyers) into vibrant communities. Mixed use urban infill developments often act as catalysts for community life and social interaction.

And as we all deal with impacts the Great Recession has on our lives it is impossible not to mention economic benefits of urban infill. Development within existing urban fabric utilizes existing public infrastructure (roads, water and sewer lines, power lines etc.) as well as public services (trash removal, snow removal, mail delivery etc). When local municipalities struggle to balance their budget keeping infrastructure and services costs down is critical.

Compact development also supports local small businesses. We all want to see local business owners to continue to be the engine of our economy. But corner stores and ‘mom-and-pop’ establishments located in older neighborhoods struggle as the population in these areas ages and decreases. Their business model based on friendly customer service cannot withstand competition of large retailers and chain restaurants that are based on high volume of sales. Urban infill brings in much needed customers for local businesses and thus supports local economy.

In the coming decades continued migration to metropolitan areas and diminishing natural resources will force us to rethink development. We will also have to change the way we think about housing and transit. All those changes will lead to creative and sustainable use of land called urban infill.

Urban Humanism - exploring concepts of sustainable architecture

2010-08-30T08:50:00.000-07:00

INTRODUCTION

As an architect I often ponder on the role of architecture in our changing world. With the economic turmoil of current recession I can’t help but wonder what awaits us ‘on the other side’. Given the fact that construction and housing industry suffered the most job loses and the most economic slow down points me in the direction that the build environment we create will change dramatically in the next decades. When looking ahead we hope for sustainable future: sustainable economy, communities and the environment. So how is architecture going to fit in this sustainable system?

First we should discuss the definition of architecture. In past decades the term ‘architecture’ related to buildings and components within them. Architect’s job ended at the building envelope and everything outside the envelope was somebody else’s job. That’s why the buildings are often perceived as stand alone objects with no connection to the space around them.

If we think about ‘green’ architecture in the context of this definition we often refer to LEED (Leadership in Energy and Environmental Design). LEED is a point system designed to mitigate the negative impact a building has on the environment. Points are given for less construction waste, less energy consumption, less harmful chemicals in the materials used etc. But is doing less harm to the environment good enough? What if architecture actually positively contributed to our lifestyle, our communities?

Architecture needs to be redefined to include all forms of human intervention into natural landscape. Buildings are only one form of this intervention; others include roads, sidewalks, power poles, fountains, benches, planters, detention ponds, plazas and everything else we permanently and temporarily install to make modern life possible. Once we consider buildings being a part of a larger system we can then discuss their contribution to the environment they shape.

Human activity is greatly affected by our surroundings. There are places that stimulate economic growth by featuring local businesses and places that foster communities by encouraging human interaction. There are places where it’s fun and safe to walk and people are healthier there as a result. As architects respond to new economic conditions it’s going to be our job to understand the mechanisms of integrating architecture with sustainable lifestyle and to create environments where people thrive.

In my future blog posts I would like to discuss different aspects of how architecture should become a component to sustainable system where we live, work and play. How architecture can contribute to healthy lifestyle, strong local economy and vibrant communities. Some of the subjects I will discuss include:

Urban infill
Cars and parking and their role in people-friendly environment
Architecture as framework for walkable commercial and neighborhood streets
Buildings and their functions as pedestrian destinations
Architecture as a mechanism for supporting diverse communities
Architecture and multi-modal transportation

Please join me next time and feel free to contact me with your comments at gkung@kungarch.com.

Back to the future

2010-07-30T14:22:00.000-07:00

For hundreds of years people worked close to where they lived. An owner of a corner store, a barber or a butcher lived upstairs from their business. Every community had a small center with basic retail, a school, a church and doctors office within walking distance from every corner of the neighborhood. People knew their neighbors and exchanged favors to help one another. A streetcar connected neighborhoods and the town center. This lifestyle came to an end with the introduction of privately owned automobile.

In the last six decades the idea of “working and living together” has been replaced with segregating residential developments form commercial zones and from entertainment districts. This separation of uses forced us to travel between different parts of town to fulfill basic daily needs. With wide popularization of privately owned cars and decrease of investments in public transit we soon found ourselves having to drive everywhere. Nowadays, in a typical subdivision, every trip has to be made by car (buying milk, talking children to school, commuting to work.) More and more cars, traffic jams and constant congestion turned this suburban “American dream” in to an “American nightmare”. We are now learning that no matter how many more lanes we add to our highways it’s never enough and the congestion always returns multiplied by additional cars on the road.

We are also realizing how cars changed our neighborhoods and the way we build. In the last six decades our cities have been designed for movement of cars. Accommodations for acceleration and deceleration lanes, multi-lane streets and highways, drive-thru restaurants, banks and pharmacies, strip malls and parking lots are now typical development patterns. What we perceive as a lack of planning and sprawl is in fact, a very deliberate effect of zoning laws.

In this process of car-centered city planning we have managed to “engineer a sense of community out of our lifestyle” and have created an environment where it’s no longer safe to walk. Now we have to pay for gym membership in order to toddle on a treadmill while we watch epidemic of obesity grow every year. We see people become isolated in their homes and cars and we wonder about depression becoming second largest reason for disability absences from work. Children who are chauffeured around everywhere because it is not safe to ride their bikes have too much energy so we medicate them for ADHD… The addiction to mobility has caused significant damage our health and the health of our communities. The problem with cars is no longer only an issue of air pollution, energy crisis or climate change that can be fixed by an invention of the electric car. There are issues of social sustainability and public health that need immediate attention.

As architects and planners look for sustainable solutions to accommodate future growth of our cities we turn to the past and learn from those vibrant, eclectic historic neighborhoods developed before cars took over our lives. Our focus now shifts from designing cities for cars to designing cities for people. The concept of LIVABILITY is gaining more and more supporters.

Livability means pedestrian friendly wide sidewalks and street trees for shading. It means buildings pushed right against the sidewalk to create a welcoming street façade. Shops and restaurants have large windows inviting people to come in and providing safety surveillance of the street. Residential units on upper levels allow people to live close to where they work, shop and play and bring local customers to thriving neighborhood businesses.

Streets are designed to accommodate bikes, buses and cars. Children can safely bike to school and they no longer need their parents to drive them to every soccer game or a play date. Access to public transportation makes it affordable for people of all income levels to be in the community because they don’t have to own a car, so the savings of a car payment can be used towards better housing options. Busses, streetcars or a light rail allow people who cannot drive (teenagers, seniors or disabled) to move about and be a part of community thus significantly improving their lifestyle.

Green city design means learning from the past and building livable communities that significantly reduce the need for driving. Resource-responsible urban lifestyle is the answer to all three aspects of sustainability (social, economic and environmental) and is the key to a good health of individuals and our communities. New technologies (i.e. electric cars) should only supplement our efforts and cannot substitute for holistic good practices.

Urban Humanism

2010-03-08T23:26:00.000-08:00

Last week I attended a presentation by a representative from Regional Transportation District on FasTracks. Somebody commented how surprised they were in 2004 to discover that women over 65 voted FOR the tax increase to support construction of the new transit system. The surprise came from the fact that this population group lives on the fixed income and is historically unlikely to support new and progressive project. It was an evening of surprises as I found that comment striking. More on that later…

During last 50 years city planning revolved around cars. Large city blocks allowing for long acceleration and deceleration lanes, multi-lane streets, highways, drive-thru restaurants, banks, pharmacies and lots and lots of parking (4 parking spaces for every car on the road today!). Because of the way zoning codes are written today it is standard procedure for an architect or engineer to start designing a site plan by determining parking requirements. Then we look at setbacks; finally the little space left is used for the building. Little or no consideration is given to pedestrians. Our cities are designed for the cars, not for the people.

In the recent years we came to realization that car-centered city planning leads to catastrophic consequences. I will not get into the discussion of energy crisis or environmental implications. I want to focus on social outcome instead.

For thousands of years people walked or rode their horses. The size of their world was limited by how far they can walk in one day. If they needed information they asked their neighbors. A corner store carried all basic goods and was within walking distance. So were the school, the church and the doctor. A street car would take you to the downtown. There were no gyms and no obesity. There was a lot of neighborhood gossip but no social anxiety or depression. Active children were told to play outside, not medicated for ADHD.

Progressive minds of today talk about new ways to create modern, sustainable developments. New urbanism, new communities… I want to go back to those little old ladies over the age of 65 who voted for FasTracks in 2004. I’m not surprised by their vote at all! They remember the days before cars took over our lifestyle. For them there is nothing new or progressive about public transportation or livable and walk-able communities.

Many cities (including Denver) adopt new kind of zoning codes. The Form Based Codes. Unfortunately the word Form relates to the Building Form. I’m still waiting for yet another generation of codes: Human Form Based Codes. City planning based on human scale and human perception. City planning that considers questions like these:

Can a mother with three children safely walk on this sidewalk? (note she only has two hands)
Would you let your 8-year-old son ride a bike on this bike trail independently?
Can children walk or bike to school in this neighborhood?
Can a 65-year-old woman walk or take a local bus to the light rail stop?
Where do you get your milk?
Can you live in this neighborhood for a week without driving?

One-size-fits-all

2010-01-24T21:39:00.000-08:00

We have all heard the criticism for the old zoning code in Denver that it was “one-size-fits-all” approach. Particularly negative review received residential zone R2 that allowed single and two-family dwellings as well as row houses. The new code promised a diverse approach, one that will consider all the nuances and unique qualities of different parts of town and specially focus on the diversity in urban neighborhoods. That was an ambitious plan requiring an extensive study of existing inventory and lots of intricate planning to accommodate the variety of forms and patterns.

Today, as I look at the Fourth and Final draft of the zoning code I can’t help but be disappointed. The majority of urban neighborhoods are light yellow indicating a SU (Single Unit) zone designation. It seems like we have a new size to fit all our needs again. The first and obvious problem here is that we have missed the opportunity to recognize formal diversity of our urban heritage. The even bigger problem is that the new size is smaller than the old one.

Our population is growing and so is the City of Denver. The new smaller size will not fit (accommodate) all. As a matter of fact the new zoning will allow for very little growth in already established urban neighborhoods. The consequences can be pretty nasty. We will see excess spilling over the edges. In the fashion world we lovingly call it “love handles”. In the city planning jargon the name is “urban sprawl”.

So after five years and millions of dollars that Denver spent to develop this new code, if we have to (again) settle for one size to fit all, can we at least allow for some room to grow?

Historic Preservation and Urban Density

2010-01-13T20:16:00.000-08:00

Things got confused very early on. Somebody said: Those multi-family developments destroy character of historic neighborhoods. Developers scrape old homes to erect duplexes. We need to stop multiplex developments to preserve urban communities. Somebody said: Density is the enemy of our lifestyle. And others nodded in agreement.

Things got confused because what we are discussing here are two separate issues: historic preservation and density. Historic preservation makes a distinction between structures that are historically significant and need to be preserved and the ones that have outlived their utilitarian lifespan and should be replaced with new buildings. Density adds value to the urban lifestyle by creating walkable communities supported by public transportation.

The two issues are separate but not mutually exclusive. We need both historic preservation and density to ensure health of our neighborhoods. Limiting density will not protect historic homes. We can’t treat a headache by putting both legs in a cast.

Social Aspect of City Planning

2010-01-07T13:13:00.000-08:00

This is the edited version of an earlier post.

I will start on a personal note. 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.

When I first moved to the US I first lived in Knoxville, TN for a while. Inadequate city planning allowed that town to stretch along I-40 in a completely uncontrolled manner. The city’s downtown (located on the East end of the stretch) was neglected and forgotten while all development rushed to the West (hoping one day to reach Nashville?). The lack of a street grid forced all traffic onto the highway turning my 5 mile daily commute into a 45 minutes nightmare. Forced into a car, stuck in traffic I missed human interaction and grew frustrated.

After Knoxville Denver was like a breath of fresh air. The city has all the “good bones” of a perfect place to live. Well defined, vibrant downtown surrounded by beautiful historic residential neighborhoods, grid of streets and arterial transportation. With the right city planning and development of public transportation Denver has a potential to surpass San Francisco, Portland and Boston in terms of quality of life.

It is important to note that a city is more than just a collection of streets and buildings. Just like Jane Jacobs says, in “Death and Life of Great American Cities”, 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.

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 people instead.

Problem with Cars

2010-01-03T20:55:00.000-08:00

The problem with cars is that we need them.

We need them to go to work, go to school, go to a store, visit a friend and hang out at the coffee shop. The cars allow us to get where we need to go. They give us freedom to move about. Or do they? Have you ever been stuck in traffic?

Traffic jam on a highway. Miserable. Cars bumper to bumper crawling at 5 MPH. We need to widen the highway! More room for the cars! Five years and millions of dollars later two more lanes have been added. And… traffic jam, bumper to bumper. Can a highway ever get wide enough? How many lanes would it take to eliminate traffic congestion?

Not enough parking in the downtown. We need to create more parking! Let’s tear down some buildings to make room for the cars! How many buildings do we need to tear down to accommodate all the parking that we need?

A concerned citizen is asking questions in the North Denver Tribune. “How is density going to contribute to increased quality of life? Don’t we already have too many cars on the narrow streets in our neighborhoods?” Let’s limit the density in urban areas! People can live somewhere else and… drive to work. How is sprawl going to contribute to our problem with cars?

Widening the streets, creating more parking and limiting density only treats the symptoms of the problem and, in the long run, contributes to its exacerbation.

The problem with cars is that we need them.

What if we eliminated the need? Providing people with alternate options? Convenient, accessible public transportation can drastically reduce the need for driving. We should treat the cause, not the symptoms of the problem.

Density contributes to increased ridership of public transportation. In dense comminutes more people chose to hop on a bus rather than deal with the traffic and fight for parking. In turn, seeing increased ridership, city dedicates more buses and creates more routes to support the trend. Gradually cars get demoted to the weekend use only.

No more need for cars. No more problems with cars.

The big WHY of 2009

2009-12-28T08:41:00.001-08:00

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

2009-12-18T11:04:00.001-08:00

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

2009-12-10T13:29:00.001-08:00

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, In c.

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...

2009-12-04T20:11:00.000-08:00

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)

2009-11-19T08:53:00.000-08:00

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…

2009-11-15T11:35:00.000-08:00

“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

2009-11-11T21:49:00.000-08:00

This is such a timeless classic. Enjoy!

The D-word

2009-11-03T08:40:00.000-08:00

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

2009-10-24T19:44:00.001-07:00

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

2009-10-16T16:04:00.000-07:00

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

2009-10-12T17:15:00.000-07:00

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

2009-10-11T11:09:00.000-07:00

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)

2009-10-07T13:53:00.000-07:00

“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?

2009-10-02T20:46:00.000-07:00

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

2009-09-29T09:43:00.000-07:00

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

2009-09-28T20:26:00.001-07:00

The ability to act purposefully.

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

2009-09-18T13:11:00.001-07:00

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?

2009-09-14T15:06:00.000-07:00

“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

2009-09-07T20:59:00.000-07:00

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?

2009-09-02T19:35:00.000-07:00

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

2009-09-01T19:57:00.000-07:00

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

2009-08-27T13:58:00.001-07:00

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

What if?

2009-08-27T13:25:00.000-07:00

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?

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Downzoning of NW Denver

2009-08-20T20:29:00.000-07:00

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

2009-08-20T10:20:00.000-07:00

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

2009-08-19T20:16:00.000-07:00

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

Sustainable aspect of new developments

2009-08-14T12:38:00.000-07:00

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

2009-07-23T10:12:00.000-07:00

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

2009-07-21T15:14:00.000-07:00

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!

KUNGarchitecture is LEED certified

2009-06-08T11:07:00.000-07:00