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Southmoor Advisory Panel Impacts Station Area Development
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February 20, 2018
By Michael Leccese, Executive Director, ULI Colorado. This article initially appeared in the Colorado Real Estate Journal
February 19, 2018.
Three years ago, Denver architect Jeff Sheppard dropped a bomb on our civic ego in a Denver Post op-ed titled, “Denver is a great city, so why the bad buildings?” He noted that while the city is “infilling” at a record pace and hitting cultural and economic high-water marks, we may not be getting the quality building design and construction that reflect our aspirations to be a first-tier city and region.
He specifically cited today’s typical multifamily products as “repetitive, banal housing solutions” creating a plethora of “five-story apartment boxes.”
This is not just a Denver issue. Boulder is in an uproar over the putative lack of design excellence for new multifamily buildings in the Boulder Junction transit hub. There, critics dub new apartments “the Great Wall of Boulder.”
At times, the critics are off-base, such as the trash-talking Denver Fugly or the recent poll absurdly naming Denver International Airport as our state’s ugliest building. As programs like the Mayor’s Design Awards and the Urban Land Institute’s Impact Awards highlight, we also are getting some excellent new buildings and public spaces to celebrate.
But like it or not, architectural looks and urban design manners matter – and they can have a huge effect on public policy as it relates to housing supply and density.
In recent elections, public outcry helped antigrowth candidates win seats in cities and towns around our state. Lakewood, which wisely prepared for and encouraged dense, multifamily transit-oriented development, recently elected a slow-growth council. They may put a brake on these efforts by enacting sharp limits on new residential development. The new Boulder City Council may pause new development while undertaking a long “neighborhood engagement” process. There are whispers of a Front Range-wide antigrowth ballot initiative.
I am not a fan of unfettered growth. Yet curbing the density and overall supply that multifamily infill projects provide only worsens other problems like housing shortages and sprawl. There are implications for the region’s economy as well. As the middle and working class were priced out, people left Colorado in record numbers in 2016. Labor shortages loom in the service and construction industries.
Here’s my summary of “heard on the street” complaints during this apartment boom:
As I mentioned, we also are getting some solid, good-looking buildings. But why is this not the norm for so public a product?
Privately, I surveyed several prominent ULI members who design and develop commercial buildings. One fessed up, sighing, “We have met the enemy and he is us.” Here’s some informal survey results:
So, where are the answers? Should we be building more expensive buildings or hiring famous architects? Last fall at the Denver Art Museum, the Denver Architectural Foundation presented a lecture on design quality by Louis Becker of the acclaimed Danish firm Henning Larsen. I attended and expected a “wow-em,” pretty-picture talk on Starchitecture. Instead, Becker talked about avoiding big statements and fancy materials while paying attention to fundamentals like attractive, useful public spaces and access to sunshine, indoors and out.
On Wednesday, April 25, ULI Colorado will present its third Design Forum at the Denver Art Museum. Registration opens in March at Colorado.uli.org.
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